1475 Mount Holly Rd Unit F2 · Beverly, NJ 08010

$169,900

1 bd · 1.0 ba · 1,024 sqft · Condo public records · 13 Days on market

Built 1971 $166/sqft · at area comps Est $175k · at est. $229/mo HOA · 13% of rent

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Why this score? — see what drove the D 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 +14.0/30.0
• ARV discount +8.9/15.0
• 1% rule +5.2/10.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2nd floor, 1 bedroom unit in "Cooper Valley Village". Property offers a balcony, eat-in kitchen, washer, dryer and more! Development offers an Association pool, play ground area and club house. Buyer is responsible for the Certificate of Occupancy. The Seller has directed that all offers on this listing be made using The HomePath online offer system at the HomePath website.

Key facts

• $229 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• Other: Condominium ownership; Directions: Turn off of Mount Holly Rd into Cooper Valley Village.
• HOA & community: Quarterly HOA fee (amount listed); HOA covers pools and recreation facilities; Community amenities include outdoor pool

Exterior

• Parking: Assigned parking in a parking lot; Two total assigned parking spaces
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating and hot water
• Home design: Condominium unit (Unit/Flat); Garden-style building (1–4 floors); Entry on floor 2; Above-grade living space
• Construction: Brick veneer construction; Major remodel or renovation in 2015; Year built estimated
• Exterior features: Community outdoor pool; Not in a federal flood zone; Pets allowed (cats and dogs allowed; number limit)

Interior

• Kitchen: No specific appliances listed
• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Estimated living area; No basement; Five total rooms
• Laundry & utility: Washer/dryer hook-up in unit; Hot water: Natural gas

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $21 ($248/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 6.4% vs local median 5.1% in Beverly — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: amenities F.
• Edgewater Park Township School District (suburban): math 9% / reading 32% proficiency, ranked #418 of 472 in NJ (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mildred Magowan Elementary School (math 2% / reading 32%, grade F, #1,065 of 1,303 statewide, top 83%, 525 students, 52% FRL); Samuel M Ridgway Middle School (math 11% / reading 33%, grade F, #383 of 431 statewide, top 90%, 417 students, 55% FRL) — zoned schools average 53% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1k of loan paydown is wiped out by about $5k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 23y 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 $25k; list at $170k implies a 580% gain — meaningful room to come down on a strong offer.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 8.2

CMA / ARV

• ARV (median comp): $175,376
• List price: $169,900
• Delta: -3.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-26,085
• Equity at exit: $25,333

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-20,489
• Equity at exit: $14,690

Cash invested: $47,572 (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 08010

• Home prices YoY: -14.9%
• Active inventory: 66
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$891
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$71
• HOA: −$229
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $21

Break-even live

Break-even rent $1,702

Max offer price $169,900

Occupancy floor 94%

Sensitivity live

Price	-10% $117	-5% $69	+0% $21	+5% $-27	+10% $-76
Rent	-10% $-116	-5% $-48	+0% $21	+5% $89	+10% $157
Rate	-1.0pp $106	-0.5pp $64	base $21	+0.5pp $-23	+1.0pp $-68

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 Green St Unit 4A6 Beverly, NJ	1.0	1.0	885	$1,700	$1.92	21d	1	0.54mi
200 Delanco Rd Beverly, NJ	1.0–2.0	1.0–2.0	1054	$1,735	$1.65	0d	7	0.58mi
120 Elm St Beverly, NJ	1.0–2.0	1.0–1.5	967	$1,585	$1.64	0d	5	0.66mi
4236 Route 130 Willingboro, NJ	1.0–3.0	1.0–2.5	1278	$1,930	$1.51	0d	1	0.73mi
16 Radnor Ct Willingboro, NJ	2.0	1.5	1270	$2,100	$1.65	14d	1	0.94mi
443 Magnolia St Beverly, NJ	2.0	1.0	900	$1,550	$1.72	26d	1	1.23mi
907 Woodlane Rd Beverly, NJ	1.0	1.0	700	$1,450	$2.07	45d	1	1.31mi
28 Palmer Sq Beverly, NJ	2.0	1.5	1096	$2,450	$2.24	0d	1	1.35mi
212 Warren St Unit 2 Beverly, NJ	2.0	1.0	750	$1,900	$2.53	26d	1	1.39mi
212 Warren St Unit 3 Beverly, NJ	2.0	1.0	750	$1,850	$2.47	45d	1	1.39mi

HOA detail condo

• Monthly dues: $229 · $2,748/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-05-14
   status Pending 1146-char remark
2. 2026-05-02
   listed $169,900 Active 1146-char remark
3. 2026-04-30
   historical $169,900 1146-char remark
4. 2015-07-01
   historical 390-char remark

   Show marketing remark (390 chars)

   2nd floor, 1 bedroom unit in "Cooper Valley Village". Property offers a balcony, eat-in kitchen, washer, dryer and more! Development offers an Association pool, play ground area and club house. Buyer is responsible for the Certificate of Occupancy. The Seller has directed that all offers on this listing be made using The HomePath online offer system at the HomePath website.

5. 2015-06-24
   soldstatus $25,000 Sold 390-char remark

   Show marketing remark (387 chars)

   2nd floor, 1 bedroom unit in "Cooper Valley Village". Property offers a balcony, eat-in kitchen, washer, dryer and more! Development offers an Association pool, play ground area and club house. Buyer is responsible for the Certificate of Occupancy. The Seller has directed that all offers on this listing be made using The HomePath online offer system at the HomePath website.

6. 2015-06-24
   soldstatus $25,000

   Show marketing remark (387 chars)

   2nd floor, 1 bedroom unit in "Cooper Valley Village". Property offers a balcony, eat-in kitchen, washer, dryer and more! Development offers an Association pool, play ground area and club house. Buyer is responsible for the Certificate of Occupancy. The Seller has directed that all offers on this listing be made using The HomePath online offer system at the HomePath website.

7. 2015-04-30
   status Under Contract 390-char remark

   Show marketing remark (387 chars)

   2nd floor, 1 bedroom unit in "Cooper Valley Village". Property offers a balcony, eat-in kitchen, washer, dryer and more! Development offers an Association pool, play ground area and club house. Buyer is responsible for the Certificate of Occupancy. The Seller has directed that all offers on this listing be made using The HomePath online offer system at the HomePath website.

8. 2015-04-30
   historical

   Show marketing remark (387 chars)

   2nd floor, 1 bedroom unit in "Cooper Valley Village". Property offers a balcony, eat-in kitchen, washer, dryer and more! Development offers an Association pool, play ground area and club house. Buyer is responsible for the Certificate of Occupancy. The Seller has directed that all offers on this listing be made using The HomePath online offer system at the HomePath website.

9. 2015-04-15
   listed $30,000 Active 390-char remark

   Show marketing remark (390 chars)

   2nd floor, 1 bedroom unit in "Cooper Valley Village". Property offers a balcony, eat-in kitchen, washer, dryer and more! Development offers an Association pool, play ground area and club house. Buyer is responsible for the Certificate of Occupancy. The Seller has directed that all offers on this listing be made using The HomePath online offer system at the HomePath website.

10. 2015-04-09
    listed $30,000

    Show marketing remark (387 chars)

    2nd floor, 1 bedroom unit in "Cooper Valley Village". Property offers a balcony, eat-in kitchen, washer, dryer and more! Development offers an Association pool, play ground area and club house. Buyer is responsible for the Certificate of Occupancy. The Seller has directed that all offers on this listing be made using The HomePath online offer system at the HomePath website.

11. 2015-04-09
    historical

    Show marketing remark (387 chars)

    2nd floor, 1 bedroom unit in "Cooper Valley Village". Property offers a balcony, eat-in kitchen, washer, dryer and more! Development offers an Association pool, play ground area and club house. Buyer is responsible for the Certificate of Occupancy. The Seller has directed that all offers on this listing be made using The HomePath online offer system at the HomePath website.

12. 2014-09-28
    listed $39,700
13. 2014-09-26
    historical
14. 2014-09-03
    listed $53,500
15. 2009-12-31
    historical
16. 2009-05-20
    listed $102,000
17. 2009-03-30
    historical
18. 2008-05-01
    listed $123,000
19. 2006-12-22
    soldstatus $125,000
20. 2006-12-07
    historical
21. 2006-10-31
    listed $125,000
22. 2003-04-30
    soldstatus $69,400
23. 2003-04-25
    historical
24. 2003-03-12
    listed $69,400

ⓘ 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: $1,846 · $154/mo
• Projected year-2 tax: $3,038 · $253/mo
• Expected delta: +$1,192/yr (+$99/mo · 64.6%)

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

Taxation est. · year 1

• Rental income: $20,738
• − Mortgage interest: −$9,517
• − Property taxes: −$1,846
• − Insurance: −$850
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$2,748
• − Depreciation: −$4,943
• Taxable loss: −$2,483
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $844/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: Edgewater Park Township School District
• NCES district ID: 3404470
• Math proficiency: 9% ▼ -26.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $59,779
• Composite: 19.17/100
• National rank: #8818
• State rank: #418 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): 11,861
• Household income: $88,037
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 287.0

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 0.63)
• Race & ethnicity: White 53% Black 27% Hispanic / Latino 13% Two or more races 9% Native American 2%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 3% Slovak 1% Estonian 1%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 7% Other Asian/Pacific 6% Other Indo-European 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: ▼ -59.96%
• Current HPI: 341.9702
• 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

+144.8% since first listed

24 events — show timeline

• 2026-05-14 Pending — BRIGHT MLS
• 2026-05-02 Listed $169,900 BRIGHT MLS
• 2026-04-30 Coming Soon $169,900 BRIGHT MLS
• 2015-07-01 Delisted — TREND
• 2015-06-24 Sold (MLS) $25,000 BRIGHT MLS
• 2015-06-24 Sold (MLS) $25,000 TREND
• 2015-04-30 Pending — TREND
• 2015-04-30 Listing Removed — BRIGHT MLS
• 2015-04-15 Listed $30,000 TREND
• 2015-04-09 Listing Removed — BRIGHT MLS
• 2015-04-09 Listed $30,000 BRIGHT MLS
• 2014-09-28 Listed $39,700 BRIGHT MLS
• 2014-09-26 Listing Removed — BRIGHT MLS
• 2014-09-03 Listed $53,500 BRIGHT MLS
• 2009-12-31 Listing Removed — BRIGHT MLS
• 2009-05-20 Listed $102,000 BRIGHT MLS
• 2009-03-30 Listing Removed — BRIGHT MLS
• 2008-05-01 Listed $123,000 BRIGHT MLS
• 2006-12-22 Sold (MLS) $125,000 BRIGHT MLS
• 2006-12-07 Listing Removed — BRIGHT MLS
• 2006-10-31 Listed $125,000 BRIGHT MLS
• 2003-04-30 Sold (MLS) $69,400 BRIGHT MLS
• 2003-04-25 Listing Removed — BRIGHT MLS
• 2003-03-12 Listed $69,400 BRIGHT MLS

Property tax history

-2.4%/yr

Latest (2019): $1,846 · +2.3% YoY. Source: county tax records.