85 Powhatan Trl · Medford Lakes, NJ 08055

$675,000

4 bd · 2.0 ba · 2,603 sqft · SingleFamily public records · 41 Days on market

Built 1940 0.25 ac lot Est $703k · at est. $60/mo HOA · 3% of rent

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Why this score? — see what drove the F 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 +9.3/15.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully Available this beautiful home in such an incredible location can be a quick delivery if desired! Be in by the summer to enjoy the beaches (it's a short walk to 1 Beach), Canoe Carnival, summer camp for children and all Medford Lakes has to offer - Medford Lakes—where lifestyle is everything and every day feels like a holiday! This absolutely charming home in sought after Medford Lakes, has been lovingly maintained and beautifully updated and WOW in such a PRIME LOCATION. Situated on a lush . 253 acre lot and boasting 3,088 square feet of living space, this home is across from Brooks Field with basketball, tennis, pickleball courts, ball fields and the recently built "Craft Pavillion". A short walk takes you to 1 Beach, Neeta School and Vaughan Hall! As you approach, take note of the exceptional curb appeal - the orange daylillies and purple Iris are just about to bloom. To the right is a carport that easily fits two or more cars. Step into the four season sunroom overlooking the front with walls of windows. Then meander into the 2 story great room boasting a stone wood-burning fireplace, hardwood flooring and a striking log staircase to the second floor. Ahead is an exceptionally large dining room with hardwood floors, neutral walls and attractive light fixture. Note: the light fixtures here and throughout are all included. Adjacent to the dining room is the gorgeous kitchen boasting Hickory cabinets, tile flooring, stainless steel appliances (all included), granite countertops and attractive backsplash. A passage door from the kitchen leads to the exceptionally large rear yard which is fully fenced and boasts a large shed (AS IS) for storage. A room off the kitchen is the perfect spot for a home office, den or 5th bedroom. The laundry room is across the rear - washer and included and 2nd REF (AS IS). There is a utility room to the left which is home to the Navien heater/ water heater. To the right is a separate utility area for well and water conditioner and here there is a commode (a sink could easily be added here as well). Now head down the hallway and note the huge cedar closet to your left. To the right is a primary bedroom with 2 closets, lighted fan and hardwood floors. The bedroom in the hallway to the left features two closets and a handicap accessible bathroom. There is an updated full bath at the end of the hall (recently updated) boasting 2 sinks and tub with surround. Ascend to the second floor where there is a HUGE loft area currently set up as an art studio - the uses for this space are endless! This is also such space for a media center, homework area, home office, playroom! There are two "wings" off the upper loft which serve as two huge bedrooms both with great closet space! Now for the rear yard - there is a passage door off the kitchen that leads to an area perfect for relaxing after a long day and then turn to your right and see the HUGE yard - fully fenced! The windows have been replaced, hot water heater and gas furnace 2019, updated kitchen, new split AC added that cools the main level - window units for bedrooms and the list goes on and on! Medford Lakes Colony Bond/Certificate will transfer to the lucky new Laker! Medford Lakes, where the living is easy! Simply move in and enjoy all this amazing town has to offer! This home oozes with charm and "Whispers Welcome!" Hurry on this Charmer!

Key facts

• 0.25 acre lot
• 4 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $675k.

Deal economics

• At list price, monthly cash flow is $-3k ($-36k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (65.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (65.4% below list).
• Recommended offer: $231k (65.8% below list) — sets the bar for cash-flow.
• Cap rate 1.0% vs local median 2.0% in Medford Lakes — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 66/100 on livability (#348 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Medford Lakes School District (suburban): math 27% / reading 56% proficiency, ranked #188 of 472 in NJ (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 2% free/reduced lunch — higher-income household profile.
• Market conditions: 178 active listings in the ZIP; 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 $5k of loan paydown is wiped out by about $20k 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 41 days — a 3% lower offer ($655k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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 $178k; list at $675k implies a 279% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $230,679 (65.8% 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 41 days. Have you received any prior offers? Is the seller open to a 66% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
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: 0.35% ✗
• Cap rate: 0.97%
• Cash-on-cash: -19.02%
• DSCR: 0.15
• GRM: 24.1

CMA / ARV

• ARV (on-the-fly): $702,810
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Nelson Dr	0.52mi	4/2.5	2,443 (-6%)	20mo	$715,000	$293	47
161 Chippewa Trl	0.35mi	4/2.5	2,845 (+9%)	23mo	$890,000	$313	47
42 Lenape Trl	0.45mi	3/2.5 (-1)	2,270 (-13%)	6mo	$612,000	$270	46
8 Meadowwood Ct	0.75mi	4/2.5	2,825 (+8%)	12mo	$672,000	$238	39
14 Hiawatha	0.70mi	4/3.0	2,283 (-12%)	5mo	$557,000	$244	39
9 Tomahawk Trl	0.63mi	4/2.5	2,780 (+7%)	23mo	$840,000	$302	38
78 Hiawatha Trl	0.61mi	4/5.0	2,920 (+12%)	17mo	$800,000	$274	25
15 Big Look Trl	0.65mi	4/2.5	2,971 (+14%)	23mo	$745,000	$251	25
233 Hunters Rd	0.62mi	3/3.0 (-1)	2,334 (-10%)	24mo	$608,888	$261	25

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: -55.1%
• Equity multiple: -0.59×
• Total profit: $-300,078
• Equity at exit: $100,645

10-year hold

• IRR: —
• Equity multiple: -1.68×
• Total profit: $-506,458
• Equity at exit: $58,362

Cash invested: $189,000 (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 08055

• Active inventory: 178
• Price-to-rent: 24.1×

Monthly cashflow live

• Estimated rent: $2,336 medium
• Mortgage (P&I): −$3,540
• Tax from tax record: −$961 /mo · $11,534/yr
• Insurance: −$281
• HOA: −$60
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-2,996

Break-even live

Break-even rent $6,129

Max offer price $230,679

Occupancy floor —

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: watergas

Listing history 14 events

1. 2026-06-02
   status $675,000 Pending 41 DOM
2. 2026-05-18
   price $675,000 3430-char remark

   Show marketing remark (3430 chars)

   Fully Available this beautiful home in such an incredible location can be a quick delivery if desired! Be in by the summer to enjoy the beaches (it's a short walk to 1 Beach), Canoe Carnival, summer camp for children and all Medford Lakes has to offer - Medford Lakes—where lifestyle is everything and every day feels like a holiday! This absolutely charming home in sought after Medford Lakes, has been lovingly maintained and beautifully updated and WOW in such a PRIME LOCATION. Situated on a lush . 253 acre lot and boasting 3,088 square feet of living space, this home is across from Brooks Field with basketball, tennis, pickleball courts, ball fields and the recently built "Craft Pavillion". A short walk takes you to 1 Beach, Neeta School and Vaughan Hall! As you approach, take note of the exceptional curb appeal - the orange daylillies and purple Iris are just about to bloom. To the right is a carport that easily fits two or more cars. Step into the four season sunroom overlooking the front with walls of windows. Then meander into the 2 story great room boasting a stone wood-burning fireplace, hardwood flooring and a striking log staircase to the second floor. Ahead is an exceptionally large dining room with hardwood floors, neutral walls and attractive light fixture. Note: the light fixtures here and throughout are all included. Adjacent to the dining room is the gorgeous kitchen boasting Hickory cabinets, tile flooring, stainless steel appliances (all included), granite countertops and attractive backsplash. A passage door from the kitchen leads to the exceptionally large rear yard which is fully fenced and boasts a large shed (AS IS) for storage. A room off the kitchen is the perfect spot for a home office, den or 5th bedroom. The laundry room is across the rear - washer and included and 2nd REF (AS IS). There is a utility room to the left which is home to the Navien heater/ water heater. To the right is a separate utility area for well and water conditioner and here there is a commode (a sink could easily be added here as well). Now head down the hallway and note the huge cedar closet to your left. To the right is a primary bedroom with 2 closets, lighted fan and hardwood floors. The bedroom in the hallway to the left features two closets and a handicap accessible bathroom. There is an updated full bath at the end of the hall (recently updated) boasting 2 sinks and tub with surround. Ascend to the second floor where there is a HUGE loft area currently set up as an art studio - the uses for this space are endless! This is also such space for a media center, homework area, home office, playroom! There are two "wings" off the upper loft which serve as two huge bedrooms both with great closet space! Now for the rear yard - there is a passage door off the kitchen that leads to an area perfect for relaxing after a long day and then turn to your right and see the HUGE yard - fully fenced! The windows have been replaced, hot water heater and gas furnace 2019, updated kitchen, new split AC added that cools the main level - window units for bedrooms and the list goes on and on! Medford Lakes Colony Bond/Certificate will transfer to the lucky new Laker! Medford Lakes, where the living is easy! Simply move in and enjoy all this amazing town has to offer! This home oozes with charm and "Whispers Welcome!" Hurry on this Charmer!

3. 2026-04-18
   listed $700,000 Active 3430-char remark

   Show marketing remark (3430 chars)

   Fully Available this beautiful home in such an incredible location can be a quick delivery if desired! Be in by the summer to enjoy the beaches (it's a short walk to 1 Beach), Canoe Carnival, summer camp for children and all Medford Lakes has to offer - Medford Lakes—where lifestyle is everything and every day feels like a holiday! This absolutely charming home in sought after Medford Lakes, has been lovingly maintained and beautifully updated and WOW in such a PRIME LOCATION. Situated on a lush . 253 acre lot and boasting 3,088 square feet of living space, this home is across from Brooks Field with basketball, tennis, pickleball courts, ball fields and the recently built "Craft Pavillion". A short walk takes you to 1 Beach, Neeta School and Vaughan Hall! As you approach, take note of the exceptional curb appeal - the orange daylillies and purple Iris are just about to bloom. To the right is a carport that easily fits two or more cars. Step into the four season sunroom overlooking the front with walls of windows. Then meander into the 2 story great room boasting a stone wood-burning fireplace, hardwood flooring and a striking log staircase to the second floor. Ahead is an exceptionally large dining room with hardwood floors, neutral walls and attractive light fixture. Note: the light fixtures here and throughout are all included. Adjacent to the dining room is the gorgeous kitchen boasting Hickory cabinets, tile flooring, stainless steel appliances (all included), granite countertops and attractive backsplash. A passage door from the kitchen leads to the exceptionally large rear yard which is fully fenced and boasts a large shed (AS IS) for storage. A room off the kitchen is the perfect spot for a home office, den or 5th bedroom. The laundry room is across the rear - washer and included and 2nd REF (AS IS). There is a utility room to the left which is home to the Navien heater/ water heater. To the right is a separate utility area for well and water conditioner and here there is a commode (a sink could easily be added here as well). Now head down the hallway and note the huge cedar closet to your left. To the right is a primary bedroom with 2 closets, lighted fan and hardwood floors. The bedroom in the hallway to the left features two closets and a handicap accessible bathroom. There is an updated full bath at the end of the hall (recently updated) boasting 2 sinks and tub with surround. Ascend to the second floor where there is a HUGE loft area currently set up as an art studio - the uses for this space are endless! This is also such space for a media center, homework area, home office, playroom! There are two "wings" off the upper loft which serve as two huge bedrooms both with great closet space! Now for the rear yard - there is a passage door off the kitchen that leads to an area perfect for relaxing after a long day and then turn to your right and see the HUGE yard - fully fenced! The windows have been replaced, hot water heater and gas furnace 2019, updated kitchen, new split AC added that cools the main level - window units for bedrooms and the list goes on and on! Medford Lakes Colony Bond/Certificate will transfer to the lucky new Laker! Medford Lakes, where the living is easy! Simply move in and enjoy all this amazing town has to offer! This home oozes with charm and "Whispers Welcome!" Hurry on this Charmer!

4. 2026-04-14
   historical $700,000 3430-char remark

   Show marketing remark (3430 chars)

   Fully Available this beautiful home in such an incredible location can be a quick delivery if desired! Be in by the summer to enjoy the beaches (it's a short walk to 1 Beach), Canoe Carnival, summer camp for children and all Medford Lakes has to offer - Medford Lakes—where lifestyle is everything and every day feels like a holiday! This absolutely charming home in sought after Medford Lakes, has been lovingly maintained and beautifully updated and WOW in such a PRIME LOCATION. Situated on a lush . 253 acre lot and boasting 3,088 square feet of living space, this home is across from Brooks Field with basketball, tennis, pickleball courts, ball fields and the recently built "Craft Pavillion". A short walk takes you to 1 Beach, Neeta School and Vaughan Hall! As you approach, take note of the exceptional curb appeal - the orange daylillies and purple Iris are just about to bloom. To the right is a carport that easily fits two or more cars. Step into the four season sunroom overlooking the front with walls of windows. Then meander into the 2 story great room boasting a stone wood-burning fireplace, hardwood flooring and a striking log staircase to the second floor. Ahead is an exceptionally large dining room with hardwood floors, neutral walls and attractive light fixture. Note: the light fixtures here and throughout are all included. Adjacent to the dining room is the gorgeous kitchen boasting Hickory cabinets, tile flooring, stainless steel appliances (all included), granite countertops and attractive backsplash. A passage door from the kitchen leads to the exceptionally large rear yard which is fully fenced and boasts a large shed (AS IS) for storage. A room off the kitchen is the perfect spot for a home office, den or 5th bedroom. The laundry room is across the rear - washer and included and 2nd REF (AS IS). There is a utility room to the left which is home to the Navien heater/ water heater. To the right is a separate utility area for well and water conditioner and here there is a commode (a sink could easily be added here as well). Now head down the hallway and note the huge cedar closet to your left. To the right is a primary bedroom with 2 closets, lighted fan and hardwood floors. The bedroom in the hallway to the left features two closets and a handicap accessible bathroom. There is an updated full bath at the end of the hall (recently updated) boasting 2 sinks and tub with surround. Ascend to the second floor where there is a HUGE loft area currently set up as an art studio - the uses for this space are endless! This is also such space for a media center, homework area, home office, playroom! There are two "wings" off the upper loft which serve as two huge bedrooms both with great closet space! Now for the rear yard - there is a passage door off the kitchen that leads to an area perfect for relaxing after a long day and then turn to your right and see the HUGE yard - fully fenced! The windows have been replaced, hot water heater and gas furnace 2019, updated kitchen, new split AC added that cools the main level - window units for bedrooms and the list goes on and on! Medford Lakes Colony Bond/Certificate will transfer to the lucky new Laker! Medford Lakes, where the living is easy! Simply move in and enjoy all this amazing town has to offer! This home oozes with charm and "Whispers Welcome!" Hurry on this Charmer!

5. 2021-05-18
   status Pending
6. 2021-05-18
   historical
7. 2021-05-14
   historical Active Under Contract
8. 2021-05-06
   listed $449,500 Active
9. 1999-09-07
   soldstatus $178,000
10. 1999-08-26
    soldstatus $178,000
11. 1999-07-27
    historical
12. 1999-01-11
    listed $178,000
13. 1995-08-31
    soldstatus $135,000
14. 1991-03-01
    soldstatus $131,000

ⓘ 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: $11,534 · $961/mo
• Projected year-2 tax: $14,171 · $1,181/mo
• Expected delta: +$2,637/yr (+$220/mo · 22.9%)

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

Taxation est. · year 1

• Rental income: $28,037
• − Mortgage interest: −$37,810
• − Property taxes: −$11,534
• − Insurance: −$3,375
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − HOA: −$720
• − Depreciation: −$19,636
• Taxable loss: −$49,525
• Est. tax savings @ 24.0%: +$11,886
• After-tax cash flow: $-24,071/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: Medford Lakes School District
• NCES district ID: 3409840
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 56% ▼ -12.00%
• Median HH income: $98,270
• Composite: 40.23/100
• National rank: #3775
• State rank: #188 of 472 in NJ

Livability — Medford Lakes

• Score: 66/100
• State rank: #348
• US rank: #11400

Category grades

Amenities F Commute F Cost of living F 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: Medford Lakes, NJ
• Population (ZIP): 28,855

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 White (88%)
• Race & ethnicity: White 88% Two or more races 5% Asian 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 8% Scotch-Irish 2% Slovak 2%
• Foreign-born: 5% · China, Canada
• Languages at home: 93% English-only · Other Asian/Pacific 1% Spanish 1% 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: ▼ -349.99%
• Current HPI: 319.4226
• Rent YoY: —
• Metro: —
• 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

+415.3% since first listed

13 events — show timeline

• 2026-05-18 Price Changed $675,000 BRIGHT MLS
• 2026-04-18 Listed $700,000 BRIGHT MLS
• 2026-04-14 Coming Soon $700,000 BRIGHT MLS
• 2021-05-18 Pending — BRIGHT MLS
• 2021-05-18 Listing Removed — BRIGHT MLS
• 2021-05-14 Contingent — BRIGHT MLS
• 2021-05-06 Listed $449,500 BRIGHT MLS
• 1999-09-07 Sold (Public Records) $178,000 Public Records
• 1999-08-26 Sold (MLS) $178,000 BRIGHT MLS
• 1999-07-27 Listing Removed — BRIGHT MLS
• 1999-01-11 Listed $178,000 BRIGHT MLS
• 1995-08-31 Sold (Public Records) $135,000 Public Records
• 1991-03-01 Sold (Public Records) $131,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $11,534 · +5.8% YoY. Source: county tax records.