13-2 Florence Tollgate · Florence, NJ 08518

$99,000

1 bd · 1.0 ba · 774 sqft · Townhouse · 133 Days on market

Built 1974 Good condition $128/sqft · 16% below area Est $118k · 16% under $719/mo HOA · 41% of rent

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Why this score? — see what drove the C- 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).

• ARV discount +14.7/15.0
• Cash flow +12.6/30.0
• 1% rule +10.0/10.0
• Condition / age +4.0/5.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This upgraded one bedroom Florence Tollgate condo is located on the ground level and offers waterproof vinyl flooring throughout. The recently painted walls have white chair rails and are accented with two tone gray-based walls that present a very clean and neat look. The entry door leads you into an open floor plan with the connected living room and dining area. The passageway opening from the dining room into the kitchen completes the nice open floor plan. There are white cabinets and appliances, and an added counter space with additional base cabinets on the half wall of the passage window. The dining room has a patio sliding glass door for easy access to your concrete patio and your vehicle parking lot. The bedroom is found at the end of the hallway and is adjacent to the bathroom. The remodeled bathroom offers a step-in shower for easy access. There are many storage closets leading through the hallway, which offer plenty of additional storage in this unit. A hallway linen closet is provided, as well. The monthly association fee includes your heat, water, and sewer, and allows for pool permits during the season. The low taxes make this a very affordable unit for the occupancy as a resident or for the investor looking to add to their financial portfolio. These units are within 1 mile of the River Line Train station and close to the public bus routes. For commuters, this ideal location allows easy access to all major roadways and to Philadelphia and NYC. The town offers many conveniences such as delicatessens, drug stores, restaurants, post offices, and local schools. The historic Roebling Museum, many parks, and recreational trails are found in town for your exploration and exercise. This is one of those units that will entice you to purchase.

Key facts

• All new windows
• Brand new kitchen
• New exterior door

Tags

• BRAND NEW KITCHEN
• ELEGANT QUARTZ COUNTERTOPS
• ALL NEW WINDOWS
• NEW EXTERIOR DOOR
• COMPLETELY UPDATED BATHROOM
• TEMPERED GLASS SHOWER DOOR

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-13 ($-160/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (1.9% below list).
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 3.5% in Florence — 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 71/100 on livability (#255 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, crime A-; Watch: amenities F, health & safety F.
• Florence Township School District (suburban): math 19% / reading 45% proficiency, ranked #301 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roebling Elementary School (math 12% / reading 17%, grade F, #1,143 of 1,303 statewide, top 88%, 373 students, 40% FRL); Florence Riverfront School (math 17% / reading 47%, grade F, #285 of 431 statewide, top 67%, 649 students, 34% FRL); Florence Township Memorial High School (math 32% / reading 52%, grade F, #169 of 399 statewide, top 44%, 484 students, 28% FRL).
• Market conditions: 60 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 101d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $684 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.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.78% ✓
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 4.7

CMA / ARV

• ARV (median comp): $117,762
• List price: $99,000
• Delta: -15.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3-8 Florence Tollgate Pl	0.06mi	1/1.0	774 (0%)	1mo	$77,500	$100	96
6 Florence Tollgate Pl #3	0.05mi	1/1.0	774 (0%)	3mo	$105,000	$136	95
27--7 Florence Tollgate Pl	0.11mi	1/1.0	774 (0%)	2mo	$90,000	$116	93
38-3 Florence Tollgate Pl	0.17mi	1/1.0	774 (0%)	2mo	$100,000	$129	91
18-2 Florence Tollgate #2	0.15mi	1/1.0	774 (0%)	4mo	$102,000	$132	89
24-6 Florence Tollgate Pl	0.11mi	1/1.0	774 (0%)	7mo	$100,000	$129	89
6-8 Florence Tollgate Pl	0.05mi	1/1.0	774 (0%)	13mo	$95,000	$123	87
27-2 Florence Tollgate Pl Unit 27-2	0.18mi	1/1.0	774 (0%)	7mo	$95,000	$123	86
27-2 Florence Tollgate Apts Pl #2	0.18mi	1/1.0	774 (0%)	7mo	$95,000	$123	86
4-2 Florence Tollgate Pl	0.06mi	1/1.0	774 (0%)	15mo	$129,995	$168	85
38-3 Florence Tollgate Pl	0.21mi	1/1.0	774 (0%)	8mo	$41,000	$53	83
3-4 Florence Tollgate	0.15mi	1/1.0	774 (0%)	12mo	$115,000	$149	83

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-16,422
• Equity at exit: $14,761

10-year hold

• IRR: -7.5%
• Equity multiple: 0.51×
• Total profit: $-13,489
• Equity at exit: $8,560

Cash invested: $27,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 7 under contract
• Months of supply: 12.9 mo (8%/mo absorbed)
• Median asking: $110,000 ($130/sqft)
• Median days on market: 128 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +16.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 08518

• Home prices YoY: -22.6%
• Active inventory: 60
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$719
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-13

Break-even live

Break-even rent $1,776

Max offer price $97,074

Occupancy floor 96%

Sensitivity live

Price	-10% $55	-5% $21	+0% $-13	+5% $-48	+10% $-82
Rent	-10% $-152	-5% $-83	+0% $-13	+5% $56	+10% $126
Rate	-1.0pp $37	-0.5pp $12	base $-13	+0.5pp $-39	+1.0pp $-65

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: $24,750
• Closing costs: $2,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Florence Tollgate Florence, NJ	1.0	1.0	774	$1,660	$2.14	84d	1	0.03mi
7 Florence Tollgate Florence, NJ	2.0	1.5	960	$1,850	$1.93	57d	1	0.05mi
8 Florence Tollgate Florence, NJ	1.0	1.0	774	$1,725	$2.23	10d	1	0.06mi
4 Florence Tollgate Florence, NJ	1.0	1.0	774	$1,600	$2.07	40d	1	0.10mi
5 Florence Tollgate Unit 7 Florence, NJ	2.0	1.5	960	$1,950	$2.03	101d	1	0.11mi
20 Florence Tollgate Pl #1 Florence, NJ	1.0	1.0	774	$1,800	$2.33	110d	1	0.14mi
21 Florence Tollgate Pl #4 Florence, NJ	2.0	1.0	960	$1,850	$1.93	110d	1	0.16mi
225 W 2nd St Florence, NJ	1.0	1.0	733	$674	$0.92	139d	1	0.57mi

Property features AI

Finance

• Other: Ground rent paid annually
• HOA & community: Monthly condo/HOA fee (amount not restated here)HOA covers water, sewer, heat, ground fee, common area maintenance, management, pools, and snow removalCommunity amenities include outdoor pool and clubhouseProperty manager presentPets allowed (cats and dogs permitted)

Exterior

• Parking: Paved parking in a parking lot
• Utilities: Public waterPublic sewerElectric service
• Home design: Condominium unit in a garden-style building (1–4 floors)Unit/flatEntry on level 1Building winterizedExcellent property conditionFacing information not provided
• Construction: Brick and vinyl siding exteriorArchitectural shingle roofSlab foundationYear built/effective remodel: 2026 (assessor)
• Exterior features: Community outdoor poolAbove-grade and below-grade structuresNot in a federal flood zone

Interior

• Kitchen: RefrigeratorMicrowaveElectric oven/range
• Bedrooms: One bedroom on the main level
• Flooring: Laminate plank flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas)Central air conditioning (electric)Electric hot water
• Interior features: Walk-in shower bathroomEntry-level bedroomWindow treatmentsLiving roomDining roomKitchen
• Laundry & utility: Washer in unitDryer in unitWasher/dryer hookups on main floor

HOA detail $719/mo · $8,628/yr

• Likely covers: watersewerpool

Listing history 50 events

1. 2026-09-11
   days on market $99,000 Active 133 DOM
2. 2026-09-05
   days on market $99,000 Active 127 DOM
3. 2026-09-04
   days on market $99,000 Active 126 DOM
4. 2026-09-03
   days on market $99,000 Active 125 DOM
5. 2026-08-31
   days on market $99,000 Active 122 DOM
6. 2026-08-30
   days on market $99,000 Active 121 DOM
7. 2026-08-29
   days on market $99,000 Active 120 DOM
8. 2026-08-28
   days on market $99,000 Active 119 DOM
9. 2026-08-27
   days on market $99,000 Active 118 DOM
10. 2026-08-26
    days on market $99,000 Active 117 DOM
11. 2026-08-25
    days on market $99,000 Active 116 DOM
12. 2026-08-24
    days on market $99,000 Active 115 DOM
13. 2026-08-23
    days on market $99,000 Active 114 DOM
14. 2026-08-22
    days on market $99,000 Active 113 DOM
15. 2026-08-21
    days on market $99,000 Active 112 DOM
16. 2026-08-20
    days on market $99,000 Active 111 DOM
17. 2026-08-19
    days on market $99,000 Active 110 DOM
18. 2026-08-18
    days on market $99,000 Active 109 DOM
19. 2026-08-17
    days on market $99,000 Active 108 DOM
20. 2026-08-16
    days on market $99,000 Active 107 DOM
21. 2026-08-15
    days on market $99,000 Active 106 DOM
22. 2026-08-14
    days on market $99,000 Active 105 DOM
23. 2026-08-13
    days on market $99,000 Active 104 DOM
24. 2026-08-12
    days on market $99,000 Active 103 DOM
25. 2026-08-11
    days on market $99,000 Active 102 DOM
26. 2026-08-10
    days on market $99,000 Active 101 DOM
27. 2026-08-09
    days on market $99,000 Active 100 DOM
28. 2026-08-08
    days on market $99,000 Active 99 DOM
29. 2026-08-06
    days on market $99,000 Active 97 DOM
30. 2026-08-05
    days on market $99,000 Active 96 DOM
31. 2026-08-04
    days on market $99,000 Active 95 DOM
32. 2026-08-03
    days on market $99,000 Active 94 DOM
33. 2026-07-31
    pricedays on market $99,000 Active 91 DOM
34. 2026-07-30
    days on market $109,000 Active 89 DOM
35. 2026-07-28
    days on market $109,000 Active 88 DOM
36. 2026-07-26
    days on market $109,000 Active 86 DOM
37. 2026-07-24
    days on market $109,000 Active 84 DOM
38. 2026-07-23
    days on market $109,000 Active 83 DOM
39. 2026-07-22
    days on market $109,000 Active 82 DOM
40. 2026-07-21
    days on market $109,000 Active 81 DOM
41. 2026-07-20
    days on market $109,000 Active 80 DOM
42. 2026-07-18
    days on market $109,000 Active 78 DOM
43. 2026-07-18
    days on market $109,000 Active 77 DOM
44. 2026-07-16
    days on market $109,000 Active 76 DOM
45. 2026-07-15
    days on market $109,000 Active 75 DOM
46. 2026-07-14
    days on market $109,000 Active 74 DOM
47. 2026-07-13
    days on market $109,000 Active 73 DOM
48. 2026-07-13
    days on market $109,000 Active 72 DOM
49. 2026-07-11
    days on market $109,000 Active 71 DOM
50. 2026-07-10
    days on market $109,000 Active 70 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,112
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − HOA: −$8,628
• − Depreciation: −$2,880
• Taxable loss: −$1,300
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $152/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $3,870–$11,610 screening

This move-in ready, well-maintained 1-bedroom, 1-bath condo offers modern comfort and style throughout.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Replace the entryway mat — Improves first impression and cleanliness ↑
• Both Install new window treatments — Enhances aesthetics and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Roebling Elementary School F NJ #1,143/1,303 Nat'l #36,758/41,679 Middle Florence Riverfront School F NJ #285/431 Nat'l #8,317/14,009 High Florence Township Memorial High School F NJ #169/399 Nat'l #7,572/17,239

Schools (NCES district)

• District: Florence Township School District
• NCES district ID: 3405220
• Math proficiency: 19% ▼ -17.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $77,044
• Composite: 30.34/100
• National rank: #6266
• State rank: #301 of 472 in NJ

B Composite livability gradescore 71/100

Livability — Florence

• Score: 71/100
• State rank: #255
• US rank: #7317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, NJ
• County: Burlington · 453,425 people
• City population: 5,830
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 5,830
• Household income: $102,321
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 16% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 13% Two or more races 9% Asian 8% Black 7%
• Hispanic origin (detail): Puerto Rican 7% Cuban 4%
• Common ancestry: Romanian 10% Italian 5% Slovene 3%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 4% Other Asian/Pacific 4%

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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: ▼ -93.00%
• Current HPI: 319.1503
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

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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

Property features AI

Finance

• Other: Ground rent paid annually
• HOA & community: Monthly condo/HOA fee (amount not restated here)HOA covers water, sewer, heat, ground fee, common area maintenance, management, pools, and snow removalCommunity amenities include outdoor pool and clubhouseProperty manager presentPets allowed (cats and dogs permitted)

Exterior

• Parking: Paved parking in a parking lot
• Utilities: Public waterPublic sewerElectric service
• Home design: Condominium unit in a garden-style building (1–4 floors)Unit/flatEntry on level 1Building winterizedExcellent property conditionFacing information not provided
• Construction: Brick and vinyl siding exteriorArchitectural shingle roofSlab foundationYear built/effective remodel: 2026 (assessor)
• Exterior features: Community outdoor poolAbove-grade and below-grade structuresNot in a federal flood zone

Interior

• Kitchen: RefrigeratorMicrowaveElectric oven/range
• Bedrooms: One bedroom on the main level
• Flooring: Laminate plank flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas)Central air conditioning (electric)Electric hot water
• Interior features: Walk-in shower bathroomEntry-level bedroomWindow treatmentsLiving roomDining roomKitchen
• Laundry & utility: Washer in unitDryer in unitWasher/dryer hookups on main floor

Price history

+7166.7% since first listed

13 events — show timeline

• 2026-06-10 Price Changed $109,000 BRIGHT MLS
• 2026-05-01 Listed $129,000 BRIGHT MLS
• 2025-12-12 Sold (MLS) $100,000 BRIGHT MLS
• 2025-11-10 Contingent — BRIGHT MLS
• 2025-09-24 Price Changed $108,000 BRIGHT MLS
• 2025-09-18 Price Changed $118,000 BRIGHT MLS
• 2025-09-05 Listed $126,000 BRIGHT MLS
• 2025-04-20 Rental Removed $1,650 BRIGHTMLS
• 2025-03-19 Listed for Rent $1,650 BRIGHTMLS
• 2024-12-31 Rental Removed $1,700 BRIGHTMLS
• 2024-11-01 Listed for Rent $1,700 BRIGHTMLS
• 2024-03-29 Rental Removed $1,500 BRIGHTMLS
• 2024-03-22 Listed for Rent $1,500 BRIGHTMLS