54 W 5th St · Burlington, NJ 08016

$110,000

2 bd · 1.5 ba · 1,114 sqft · SingleFamily public records · 9 Days on market

Built 1900 3,999 sqft lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom, 1.5 bath, living room, dining room, and kitchen. Great investment opportunity!

Key facts

• 3,999 sq ft lot
• Built 1900
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 13.9% vs local median 4.6% in Burlington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#89 in NJ, #2,359 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: schools C-, amenities F.
• Burlington City Public School District (suburban): math 7% / reading 29% proficiency, ranked #439 of 472 in NJ (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 179 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Burlington County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $30k; list at $110k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.83% ✓
• Cap rate: 13.86%
• Cash-on-cash: 27.04%
• DSCR: 2.20
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $305,236
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 High St	0.17mi	2/1.5	1,074 (-4%)	14mo	$290,000	$270	74
320 Glenwood Ave	0.49mi	3/1.5 (+1)	1,144 (+3%)	0mo	$395,265	$346	67
36 E Second	0.27mi	3/1.5 (+1)	1,148 (+3%)	13mo	$315,000	$274	67
244 Fernwood Ave	0.32mi	3/1.5 (+1)	1,172 (+5%)	10mo	$315,000	$269	63
1417 High St	0.25mi	2/1.0	1,254 (+13%)	13mo	$298,777	$238	55
323 Mill Rd	0.53mi	3/1.0 (+1)	1,000 (-10%)	2mo	$330,000	$330	50
221 Orchard Ave	0.37mi	3/1.0 (+1)	1,000 (-10%)	12mo	$325,000	$325	49
1600 Mount Holly Rd	0.73mi	3/2.0 (+1)	1,050 (-6%)	5mo	$299,900	$286	45
339 Farner Ave	0.51mi	3/1.0 (+1)	1,264 (+14%)	12mo	$367,500	$291	36
503 Linden Ave	0.74mi	3/2.0 (+1)	1,264 (+14%)	8mo	$185,000	$146	30
134 Juniper St	0.71mi	3/1.0 (+1)	1,280 (+15%)	8mo	$335,000	$262	28
507 Fordham Ave	0.73mi	3/1.5 (+1)	1,275 (+14%)	11mo	$333,000	$261	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 1.86×
• Total profit: $26,484
• Equity at exit: $16,401

10-year hold

• IRR: 29.2%
• Equity multiple: 3.61×
• Total profit: $80,427
• Equity at exit: $9,511

Cash invested: $30,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 21 Tenant-Leaning
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

Anti-eviction Act requires just-cause statewide; rent control in 100+ municipalities; one of the most tenant-friendly states.

Methodology + full state rankings →

ZIP-level market 08016

• Home prices YoY: -21.8%
• Active inventory: 179
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,009 high
• Mortgage (P&I): −$577
• Tax from tax record: −$270 /mo · $3,242/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $694

Break-even live

Break-even rent $1,130

Max offer price $110,000

Occupancy floor 60%

Sensitivity live

Price	-10% $756	-5% $725	+0% $694	+5% $663	+10% $632
Rent	-10% $535	-5% $615	+0% $694	+5% $773	+10% $853
Rate	-1.0pp $749	-0.5pp $722	base $694	+0.5pp $665	+1.0pp $636

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 High St Burlington, NJ	3.0	1.0	1376	$2,100	$1.53	19d	1	0.18mi
1201 High St Burlington, NJ	3.0	1.0	1064	$2,100	$1.97	24d	1	0.18mi
815 High St Burlington, NJ	1.0	1.0	850	$1,700	$2.00	24d	1	0.19mi
1503 Rancocas Rd Burlington, NJ	1.0	1.0	1500	$1,525	$1.02	24d	1	0.64mi
104 Juniper St Burlington, NJ	2.0	1.0	1310	$1,800	$1.37	24d	1	0.68mi
302 Jones Ave Burlington, NJ	2.0	1.0	1050	$2,000	$1.90	5d	1	0.71mi
341 Clarkson St Burlington, NJ	3.0	2.0	1080	$2,800	$2.59	1d	1	0.81mi
5 E Broad St #4 Burlington, NJ	1.0	1.0	900	$1,545	$1.72	10d	1	0.83mi
328 High St Unit 2B Burlington, NJ	3.0	1.0	1200	$2,345	$1.95	12d	1	0.88mi
328 High St Unit 2A Burlington, NJ	3.0	1.5	1200	$2,345	$1.95	12d	1	0.88mi
255 W Union St Burlington, NJ	1.0	1.0	770	$1,400	$1.82	24d	1	0.94mi
229 High St Burlington, NJ	3.0	1.0	1200	$1,975	$1.65	19d	1	0.99mi
1011 Garnet Dr Burlington, NJ	2.0	1.0	956	$1,900	$1.99	15d	1	1.07mi
511 Garnet Dr Burlington, NJ	2.0	1.5	1052	$1,950	$1.85	24d	1	1.11mi
1701 Salem Rd Burlington, NJ	1.0–2.0	1.0	730	$1,839	$2.52	2d	2	1.11mi
1001 Armistice Dr Burlington, NJ	3.0	1.0	884	$2,300	$2.60	24d	1	1.33mi
1020 Jardin Ct Burlington, NJ	2.0	1.0	1024	$1,800	$1.76	5d	1	1.48mi

Listing history 26 events

1. 2026-04-02
   status Pending

   Show marketing remark (90 chars)

   2 bedroom, 1.5 bath, living room, dining room, and kitchen. Great investment opportunity!

2. 2026-04-02
   status Pending 90-char remark

   Show marketing remark (90 chars)

   2 bedroom, 1.5 bath, living room, dining room, and kitchen. Great investment opportunity!

3. 2026-03-24
   listed $110,000 Active
4. 2026-03-23
   listed $110,000 Active 90-char remark

   Show marketing remark (90 chars)

   2 bedroom, 1.5 bath, living room, dining room, and kitchen. Great investment opportunity!

5. 2018-04-27
   soldstatus $30,000 Closed 231-char remark

   Show marketing remark (231 chars)

   Investor's special! 2 bedroom detached home in need of some TLC. Attic space offers possibility for a 3rd bedroom or family room. Being conveyed in 'as-is' condition with the buyer responsible for C/O and any other certifications.

6. 2018-04-27
   soldstatus $30,000 Sold

   Show marketing remark (231 chars)

   Investor's special! 2 bedroom detached home in need of some TLC. Attic space offers possibility for a 3rd bedroom or family room. Being conveyed in 'as-is' condition with the buyer responsible for C/O and any other certifications.

7. 2018-04-11
   status Pending 231-char remark

   Show marketing remark (231 chars)

   Investor's special! 2 bedroom detached home in need of some TLC. Attic space offers possibility for a 3rd bedroom or family room. Being conveyed in 'as-is' condition with the buyer responsible for C/O and any other certifications.

8. 2018-04-11
   status Under Contract

   Show marketing remark (231 chars)

   Investor's special! 2 bedroom detached home in need of some TLC. Attic space offers possibility for a 3rd bedroom or family room. Being conveyed in 'as-is' condition with the buyer responsible for C/O and any other certifications.

9. 2018-03-20
   price $35,000 231-char remark

   Show marketing remark (231 chars)

   Investor's special! 2 bedroom detached home in need of some TLC. Attic space offers possibility for a 3rd bedroom or family room. Being conveyed in 'as-is' condition with the buyer responsible for C/O and any other certifications.

10. 2018-03-20
    price $35,000

    Show marketing remark (231 chars)

    Investor's special! 2 bedroom detached home in need of some TLC. Attic space offers possibility for a 3rd bedroom or family room. Being conveyed in 'as-is' condition with the buyer responsible for C/O and any other certifications.

11. 2017-12-28
    listed $39,000 Active 231-char remark

    Show marketing remark (231 chars)

    Investor's special! 2 bedroom detached home in need of some TLC. Attic space offers possibility for a 3rd bedroom or family room. Being conveyed in 'as-is' condition with the buyer responsible for C/O and any other certifications.

12. 2017-12-28
    listed $39,000 Active

    Show marketing remark (231 chars)

    Investor's special! 2 bedroom detached home in need of some TLC. Attic space offers possibility for a 3rd bedroom or family room. Being conveyed in 'as-is' condition with the buyer responsible for C/O and any other certifications.

13. 2015-12-16
    historical
14. 2014-07-08
    listed $65,000
15. 2010-08-30
    historical
16. 2010-01-05
    listed $70,000
17. 2008-01-09
    historical
18. 2007-12-27
    soldstatus $90,000
19. 2007-09-06
    listed $130,000
20. 2007-02-01
    soldstatus $90,000
21. 2006-12-12
    historical
22. 2006-11-06
    listed $90,000
23. 2006-04-28
    soldstatus $65,000
24. 2006-03-30
    soldstatus $70,000
25. 2005-12-31
    historical
26. 2005-09-08
    listed $90,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $3,242 · $270/mo
• Projected year-2 tax: $3,242 · $270/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,103
• − Mortgage interest: −$6,162
• − Property taxes: −$3,242
• − Insurance: −$550
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$3,200
• Taxable income: $7,093
• Est. tax owed @ 24.0%: −$1,702
• After-tax cash flow: $6,625/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Burlington City Public School District
• NCES district ID: 3402430
• Math proficiency: 7% ▼ -16.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $51,122
• Composite: 16.27/100
• National rank: #9218
• State rank: #439 of 472 in NJ

Livability — Burlington

• Score: 78/100
• State rank: #89
• US rank: #2359

Category grades

Amenities F Commute C+ Cost of living A- Crime B- Employment B Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, NJ
• County: Burlington County · 323,710 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 34,920
• Household income: $98,463
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 1045.0

Population outlook (Burlington County) Hauer SSP2

• Today (2025): 453,425 people
• By 2030: 452,359 · -0.2%
• By 2040: 445,033 · -1.9%
• By 2050: 431,760 · -4.8%
• By 2075: 406,277 · -10.4%
• By 2100: 364,732 · -19.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 33% Two or more races 10% Hispanic / Latino 9% Asian 7%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 4% Hispanic 2% Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 84% English-only · Spanish 4% Other Indo-European 4% French/Haitian/Cajun 2%

Political lean MEDSL · Burlington

• 2024 margin: D (+16.6) · D 57.6% · R 41.0% · Other 1.3%
• 2008→2024 swing: -2.0pp toward R · 2008: 18.6pp · 2024: 16.6pp
• All cycles: 2024: D+16.6 2020: D+19.5 2016: D+14.8 2012: D+18.7 2008: D+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.42%
• Current HPI: 298.7935
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
▸Consumer Goods	3	$31B
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+22.2% since first listed

26 events — show timeline

• 2026-04-02 Pending — BRIGHT MLS
• 2026-04-02 Pending — MOMLS
• 2026-03-24 Listed $110,000 BRIGHT MLS
• 2026-03-23 Listed $110,000 MOMLS
• 2018-04-27 Sold (MLS) $30,000 TREND
• 2018-04-27 Sold (MLS) $30,000 BRIGHT MLS
• 2018-04-11 Pending — BRIGHT MLS
• 2018-04-11 Pending — TREND
• 2018-03-20 Price Changed $35,000 BRIGHT MLS
• 2018-03-20 Price Changed $35,000 TREND
• 2017-12-28 Listed $39,000 TREND
• 2017-12-28 Listed $39,000 BRIGHT MLS
• 2015-12-16 Listing Removed — BRIGHT MLS
• 2014-07-08 Listed $65,000 BRIGHT MLS
• 2010-08-30 Listing Removed — BRIGHT MLS
• 2010-01-05 Listed $70,000 BRIGHT MLS
• 2008-01-09 Listing Removed — BRIGHT MLS
• 2007-12-27 Sold (Public Records) $90,000 Public Records
• 2007-09-06 Listed $130,000 BRIGHT MLS
• 2007-02-01 Sold (MLS) $90,000 BRIGHT MLS
• 2006-12-12 Listing Removed — BRIGHT MLS
• 2006-11-06 Listed $90,000 BRIGHT MLS
• 2006-04-28 Sold (Public Records) $65,000 Public Records
• 2006-03-30 Sold (Public Records) $70,000 Public Records
• 2005-12-31 Listing Removed — BRIGHT MLS
• 2005-09-08 Listed $90,000 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2025): $3,242 · +2.6% YoY. Source: county tax records.