33 Evergreen Dr · Willingboro, NJ 08046

$200,000

4 bd · 2.0 ba · 2,160 sqft · SingleFamily public records · 10 Days on market

Built 1967 6,996 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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

What an opportunity for a 1st time home buyer. Priced well below market value this bank owned 4 bedroom Cape presents an excellent opportunity. While it does need some updating and cosmetic work the $8000 tax credit should get it all done. Home features 2 downstairs bedrooms and 2 upstairs with a full bath on each floor, spacious kitchen with breakfast area, laundry room, 2 car garage and fenced yard. Home is being sold as-is and buyer is responsible for certificate of occupancy and any required repairs.

Key facts

• 6,996 sq ft lot
• 2 garage spots
• Built 1967

Property features AI

Finance

• Other: Fee simple ownership; Not in a federal flood zone
• HOA & community: Ground rent paid annually

Exterior

• Parking: Attached front-entry garage with 2 spaces; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water; Electric heating and cooling; Cable TV available
• Home design: Detached structure; Level lot with front, rear and side yards; Lot dimensions approximately 70 x 100
• Construction: Frame construction; Shingle roof; Slab foundation; Above-grade finished living area approximately 1,784 (estimated); Built year from assessor
• Exterior features: Sidewalks; Street lights; Patio(s); Porch(es); Shed

Interior

• Kitchen: Cooktop; Wall oven; Self-cleaning oven
• Bedrooms: Two bedrooms on the main level; Two bedrooms on the first upper level; Total of 4 bedrooms
• Flooring: Fully carpeted; Vinyl
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Forced air heat (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Dining area; Estimated living area
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $200k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 43% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 $112k; list at $200k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price.
• Climate carrying-cost: major wind risk, 53% 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 $200,000

Questions for the listing agent

1. Built in 1967 — 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: 1.78% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.59%
• DSCR: 1.96
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $429,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Enderly Ln	0.04mi	4/2.5	1,959 (-9%)	7mo	$450,000	$230	75
10 Glover Ln	0.40mi	4/2.0	2,094 (-3%)	6mo	$400,000	$191	71
9 Garfield Dr	0.19mi	3/2.0 (-1)	1,999 (-8%)	6mo	$255,101	$128	68
104 Evergreen Dr	0.23mi	4/2.0	1,866 (-14%)	5mo	$390,000	$209	62
35 Eagen Ln	0.73mi	4/2.0	2,113 (-2%)	2mo	$285,000	$135	61
112 Toledo Ln	0.32mi	3/2.0 (-1)	1,888 (-13%)	6mo	$374,900	$199	54
69 Edgely Ln	0.66mi	5/— (+1)	1,959 (-9%)	2mo	$305,000	$156	47
21 Glenview Ln	0.72mi	4/2.0	1,913 (-11%)	1mo	$255,000	$133	46
18 Edgewater Ln	0.52mi	4/2.5	1,871 (-13%)	6mo	$423,000	$226	46
16 Edgely Pl	0.57mi	4/1.5	1,888 (-13%)	6mo	$410,000	$217	45
244 Evergreen Dr	0.68mi	4/2.5	2,400 (+11%)	3mo	$489,000	$204	45
4 East Ct	0.74mi	4/2.5	1,959 (-9%)	6mo	$351,000	$179	43

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: 14.3%
• Equity multiple: 1.57×
• Total profit: $32,060
• Equity at exit: $29,821

10-year hold

• IRR: 23.1%
• Equity multiple: 3.00×
• Total profit: $111,788
• Equity at exit: $17,292

Cash invested: $56,000 (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 08046

• Active inventory: 151
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,550 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$665 /mo · $7,982/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$746
• Net cashflow: $1,007

Break-even live

Break-even rent $2,275

Max offer price $200,000

Occupancy floor 67%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Elliot Ln Westampton, NJ	3.0	2.5	1500	$2,900	$1.93	1d	1	0.57mi
62 Sharpless Blvd Westampton, NJ	3.0	1.5	1490	$2,275	$1.53	1d	1	0.97mi
41 Messenger Ln Willingboro, NJ	5.0	2.0	1497	$3,500	$2.34	5d	1	1.04mi
12 Holbrook Ln Willingboro, NJ	5.0	2.0	2100	$3,750	$1.79	15d	1	1.12mi
48 Marboro Ln Willingboro, NJ	4.0	2.0	1497	$3,995	$2.67	3d	1	1.14mi
10 Melville Ln Willingboro, NJ	4.0	2.5	1797	$3,000	$1.67	15d	1	1.36mi
3 Crest Ct Mount Laurel, NJ	3.0	2.5	1823	$3,500	$1.92	3d	1	1.43mi

Listing history 17 events

1. 2026-06-07
   days on market $200,000 Active 10 DOM
2. 2026-06-04
   days on market $200,000 Active 7 DOM
3. 2026-06-03
   days on market $200,000 Active 6 DOM
4. 2026-06-02
   days on market $200,000 Active 5 DOM
5. 2026-06-01
   days on market $200,000 Active 4 DOM
6. 2026-05-31
   days on market $200,000 Active 3 DOM
7. 2026-05-28
   listed $200,000 Active
8. 2009-09-30
   soldstatus $111,700 509-char remark

   Show marketing remark (513 chars)

   What an opportunity for a 1st time home buyer. Priced well below market value this bank owned 4 bedroom Cape presents an excellent opportunity. While it does need some updating and cosmetic work the $8000 tax credit should get it all done. Home features 2 downstairs bedrooms and 2 upstairs with a full bath on each floor, spacious kitchen with breakfast area, laundry room, 2 car garage and fenced yard. Home is being sold as-is and buyer is responsible for certificate of occupancy and any required repairs.

9. 2009-09-30
   soldstatus $111,700 513-char remark

   Show marketing remark (513 chars)

   What an opportunity for a 1st time home buyer. Priced well below market value this bank owned 4 bedroom Cape presents an excellent opportunity. While it does need some updating and cosmetic work the $8000 tax credit should get it all done. Home features 2 downstairs bedrooms and 2 upstairs with a full bath on each floor, spacious kitchen with breakfast area, laundry room, 2 car garage and fenced yard. Home is being sold as-is and buyer is responsible for certificate of occupancy and any required repairs.

10. 2009-06-11
    historical 509-char remark

    Show marketing remark (509 chars)

    What an opportunity for a 1st time home buyer. Priced well below market value this bank owned 4 bedroom Cape presents an excellent opportunity. While it does need some updating and cosmetic work the $8000 tax credit should get it all done. Home features 2 downstairs bedrooms and 2 upstairs with a full bath on each floor, spacious kitchen with breakfast area, laundry room, 2 car garage and fenced yard. Home is being sold as-is and buyer is responsible for certificate of occupancy and any required repairs.

11. 2009-05-12
    listed $111,700 509-char remark

    Show marketing remark (513 chars)

    What an opportunity for a 1st time home buyer. Priced well below market value this bank owned 4 bedroom Cape presents an excellent opportunity. While it does need some updating and cosmetic work the $8000 tax credit should get it all done. Home features 2 downstairs bedrooms and 2 upstairs with a full bath on each floor, spacious kitchen with breakfast area, laundry room, 2 car garage and fenced yard. Home is being sold as-is and buyer is responsible for certificate of occupancy and any required repairs.

12. 2009-05-12
    listed $111,700 513-char remark

    Show marketing remark (513 chars)

    What an opportunity for a 1st time home buyer. Priced well below market value this bank owned 4 bedroom Cape presents an excellent opportunity. While it does need some updating and cosmetic work the $8000 tax credit should get it all done. Home features 2 downstairs bedrooms and 2 upstairs with a full bath on each floor, spacious kitchen with breakfast area, laundry room, 2 car garage and fenced yard. Home is being sold as-is and buyer is responsible for certificate of occupancy and any required repairs.

13. 2008-11-20
    historical
14. 2008-01-08
    historical
15. 2007-11-20
    listed $175,000
16. 2007-07-25
    listed $197,000
17. 1989-12-15
    soldstatus $112,000

ⓘ 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: $7,982 · $665/mo
• Projected year-2 tax: $7,982 · $665/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $42,603
• − Mortgage interest: −$11,203
• − Property taxes: −$7,982
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,408
• − Management: −$3,408
• − Depreciation: −$5,818
• Taxable income: $9,783
• Est. tax owed @ 24.0%: −$2,348
• After-tax cash flow: $9,740/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 — Willingboro

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

+78.6% since first listed

11 events — show timeline

• 2026-05-28 Listed $200,000 BRIGHT MLS
• 2009-09-30 Sold (MLS) $111,700 TREND
• 2009-09-30 Sold (MLS) $111,700 BRIGHT MLS
• 2009-06-11 Listing Removed — BRIGHT MLS
• 2009-05-12 Listed $111,700 TREND
• 2009-05-12 Listed $111,700 BRIGHT MLS
• 2008-11-20 Listing Removed — BRIGHT MLS
• 2008-01-08 Listing Removed — BRIGHT MLS
• 2007-11-20 Listed $175,000 BRIGHT MLS
• 2007-07-25 Listed $197,000 BRIGHT MLS
• 1989-12-15 Sold (Public Records) $112,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $7,982 · +2.0% YoY. Source: county tax records.