8 Ridgewood Pl · Beverly, NJ 08046

$209,900

2 bd · 1.5 ba · 1,270 sqft · Townhouse public records · 38 Days on market

Built 1969 1,800 sqft lot Est $244k · 14% under $75/mo HOA · 3% 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).

• Cash flow +23.1/30.0
• ARV discount +13.8/15.0
• DSCR +7.4/10.0
• 1% rule +7.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Why rent? This 2-bedroom, 1.5‑bath townhouse in the desirable Rittenhouse community features carpeting on the main level, kitchen floor ceramic, a coat closet with added under‑stair storage, powder room, laundry room off kitchen . Sliding door open to a private fenced backyard—perfect for relaxing or entertaining. Upstairs, generously sized bedrooms closets, carpet, a there’s wood floor in primary bedroom, bath with double sink tub & shower combination. Very Conveniently located minutes from major roadways, shopping, dining, Philadelphia, and a short drive to the train station for easy NYC access. Ideal for anyone looking to downsize or first-time buyers. Property is being

Key facts

• $75 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Monthly HOA fee of $75 covering common area maintenance and pool(s); Outdoor pool amenity

Exterior

• Parking: Paved parking lot with 1 space
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Very good condition
• Construction: Frame construction; Slab foundation
• Exterior features: Patio(s); Partially fenced yard; Landscaped rear yard; Community pool

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Two bedrooms on the upper level
• Flooring: Fully carpeted
• Bathrooms: One full bathroom on upper level; One half bathroom on main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Attic; Tub with shower; Dining area; Pantry; Exterior lighting
• Laundry & utility: Washer on main floor; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.9% in Beverly — 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 76/100 on livability (#130 in NJ, #3,487 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A; Watch: schools C-, amenities F.
• Willingboro Public School District (suburban): math 5% / reading 30% proficiency, ranked #433 of 472 in NJ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 151 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).
• This rent runs 31% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 38 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $210k implies a 452% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $203,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $243,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Ridgewood Pl	0.00mi	2/1.5	1,270 (0%)	0mo	$197,000	$155	100
8 Royal Ct	0.04mi	2/1.5	1,270 (0%)	3mo	$270,000	$213	95
70 Rittenhouse Dr	0.10mi	2/1.5	1,350 (+6%)	2mo	$260,000	$193	83
22 Roberts Pl	0.09mi	2/1.5	1,350 (+6%)	3mo	$269,500	$200	82
95 Rockland Dr	0.23mi	2/1.5	1,310 (+3%)	4mo	$275,000	$210	80
3 Roxburn Pl	0.19mi	2/1.5	1,350 (+6%)	4mo	$199,000	$147	77
3 Ridgeview Pl	0.35mi	2/1.5	1,350 (+6%)	2mo	$265,000	$196	72
9 Ridgewood Pl	0.00mi	3/1.5 (+1)	1,430 (+13%)	4mo	$275,000	$192	70
1475 Mount Holly Rd Unit O4	0.59mi	2/2.0	1,274 (+0%)	3mo	$237,000	$186	68
40 Rittenhouse Dr	0.17mi	3/1.5 (+1)	1,430 (+13%)	2mo	$267,000	$187	65
1475 Mount Holly Rd Unit L2	0.59mi	2/2.0	1,307 (+3%)	2mo	$220,000	$168	64
1475 Mount Holly Rd Unit O-9	0.59mi	2/2.0	1,307 (+3%)	4mo	$217,000	$166	62

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-9,793
• Equity at exit: $31,297

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $23,059
• Equity at exit: $18,148

Cash invested: $58,772 (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 08046

• Active inventory: 151
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,533 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$360 /mo · $4,317/yr
• Insurance: −$87
• HOA: −$75
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $378

Break-even live

Break-even rent $2,054

Max offer price $209,900

Occupancy floor 80%

Sensitivity live

Price	-10% $497	-5% $437	+0% $378	+5% $319	+10% $259
Rent	-10% $178	-5% $278	+0% $378	+5% $478	+10% $578
Rate	-1.0pp $484	-0.5pp $431	base $378	+0.5pp $324	+1.0pp $268

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Rittenhouse Dr Willingboro, NJ	3.0	1.5	1430	$2,600	$1.82	2d	1	0.17mi
16 Radnor Ct Willingboro, NJ	2.0	1.5	1270	$2,100	$1.65	13d	1	0.19mi
2 Radnor Ct Willingboro, NJ	3.0	1.5	1462	$2,750	$1.88	2d	1	0.20mi
128 Rockland Dr Willingboro, NJ	3.0	1.5	1430	$2,500	$1.75	2d	1	0.25mi
23 Raleigh Pl Willingboro, NJ	3.0	2.0	1430	$2,600	$1.82	44d	1	0.31mi
4236 Route 130 Willingboro, NJ	1.0–3.0	1.0–2.0	1278	$2,320	$1.82	2d	1	0.54mi
200 Delanco Rd Beverly, NJ	1.0–2.0	1.0–2.0	1054	$2,280	$2.16	2d	9	0.79mi
61 Pennant Ln Willingboro, NJ	3.0	2.0	1384	$2,800	$2.02	2d	1	0.82mi
275 Green St Unit 4A6 Beverly, NJ	1.0	1.0	885	$1,700	$1.92	20d	1	0.97mi
120 Elm St Beverly, NJ	2.0	1.0–1.5	870	$2,095	$2.41	4d	8	1.04mi
129 Green St Beverly, NJ	3.0	1.0	1008	$2,800	$2.78	44d	1	1.18mi
28 Palmer Sq Beverly, NJ	2.0	1.5	1096	$2,450	$2.24	2d	1	1.43mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 6 events

1. 2026-05-15
   status Pending
2. 2026-05-13
   historical Active Under Contract
3. 2026-05-05
   price $209,900
4. 2026-04-06
   listed $229,000 Active
5. 2026-04-01
   historical $229,000
6. 1984-03-01
   soldstatus $38,000

ⓘ 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: $4,317 · $360/mo
• Projected year-2 tax: $4,772 · $398/mo
• Expected delta: +$455/yr (+$38/mo · 10.5%)

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

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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,394
• − Mortgage interest: −$11,758
• − Property taxes: −$4,317
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − HOA: −$900
• − Depreciation: −$6,106
• Taxable income: $1,401
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $4,200/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: Willingboro Public School District
• NCES district ID: 3418000
• Math proficiency: 5% ▼ -11.00%
• Reading proficiency: 30% ▼ -1.00%
• Median HH income: $67,064
• Composite: 17.37/100
• National rank: #9074
• State rank: #433 of 472 in NJ

Livability — Beverly

• Score: 76/100
• State rank: #130
• US rank: #3487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Burlington County · 323,710 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 31,981
• Household income: $98,178
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 342.0

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: Predominantly Black (66%)
• Race & ethnicity: Black 66% Hispanic / Latino 15% Two or more races 14% White 10%
• Hispanic origin (detail): Puerto Rican 9% Dominican 2%
• Common ancestry: Swiss 4% Romanian 2% Hispanic 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 10% French/Haitian/Cajun 2% Other Indo-European 1%

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: ▼ -273.52%
• Current HPI: 348.3441
• 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

+452.4% since first listed

6 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-13 Contingent — BRIGHT MLS
• 2026-05-05 Price Changed $209,900 BRIGHT MLS
• 2026-04-06 Listed $229,000 BRIGHT MLS
• 2026-04-01 Coming Soon $229,000 BRIGHT MLS
• 1984-03-01 Sold (Public Records) $38,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $4,317 · +2.0% YoY. Source: county tax records.