115 Hulme St · Vincentown, NJ 08060

$239,900

3 bd · 1.0 ba · 1,091 sqft · Townhouse public records · 20 Days on market

Built 1880 2,496 sqft lot Est $216k · 11% over

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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 +22.2/30.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +3.4/10.0
• Rent growth +2.9/5.0
• ARV discount +2.5/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST OFFERS FROM ALL INTERESTED PARTIES ARE DUE NO LATER THAN MONDAY JULY 25TH AT 11:00 AM. Just move right in to this affordable twin that was recently renovated. This home features a renovated kitchen, renovated bath, newer carpets, windows and much more. The laundry is on the main floor and the heater is high efficiency. There's also a nice front porch, a large back yard and some unique touches throughout. This is an excellent opportunity for the value minded buyer! Make your appointment to see it today!

Key facts

• Built 1880
• Listed 19 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Semi-detached; Frame and mixed construction with vinyl siding
• Construction: Brick/mortar foundation; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; Lot dimensions approximately 20 x 125

Interior

• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Hot water baseboard heating; Natural gas heating and hot water
• Interior features: Basement with interior access; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $236k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.5% in Vincentown — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Rancocas Valley Regional High School District (suburban): math 29% / reading 49% proficiency, ranked #236 of 472 in NJ (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.4%/yr); 134 active listings in the ZIP; 13 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 20 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask is 41% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $179k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $236,301 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.08% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $216,018
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
188 Hulme St	0.12mi	3/1.0	1,046 (-4%)	1mo	$280,000	$268	87
58 E Monroe St	0.32mi	3/1.0	1,162 (+6%)	7mo	$229,900	$198	68
23 W Monroe St	0.45mi	3/1.0	1,160 (+6%)	4mo	$225,000	$194	65
17 W Monroe St	0.44mi	3/1.0	1,168 (+7%)	7mo	$215,000	$184	62
51 White St	0.41mi	3/1.0	1,198 (+10%)	8mo	$230,000	$192	58
43 Church St	0.43mi	2/1.0 (-1)	1,176 (+8%)	8mo	$200,000	$170	56
48 White Birch	0.73mi	2/2.0 (-1)	1,076 (-1%)	2mo	$230,000	$214	53
22 Brainerd St	0.58mi	3/1.5	1,237 (+13%)	0mo	$250,000	$202	49
201 Sandstone Ct	0.65mi	2/2.0 (-1)	1,001 (-8%)	1mo	$190,700	$191	46
303 Dove Ct	0.68mi	2/2.0 (-1)	1,001 (-8%)	2mo	$230,000	$230	44
605 Woodchip Rd	0.71mi	2/2.0 (-1)	1,001 (-8%)	2mo	$180,000	$180	42
909 Woodchip Rd	0.74mi	2/2.0 (-1)	1,001 (-8%)	2mo	$222,500	$222	41

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-17,938
• Equity at exit: $35,770

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $575
• Equity at exit: $20,742

Cash invested: $67,172 (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 08060

• Home prices YoY: -34.5%
• Rents YoY: 1.4%
• Active inventory: 134
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,580 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$289 /mo · $3,466/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $392

Break-even live

Break-even rent $2,085

Max offer price $239,900

Occupancy floor 80%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 Windmill Way Lumberton, NJ	1.0–2.0	1.0–2.0	947	$2,315	$2.44	1d	29	0.48mi
209 Mill St Mount Holly, NJ	3.0	1.5	1274	$2,400	$1.88	1d	1	0.56mi
144 Washington St Unit C Mt Holly, NJ	3.0	1.0	1450	$2,370	$1.63	15d	1	0.75mi
5 Mulberry Ct Lumberton, NJ	3.0	1.5	1244	$2,200	$1.77	1d	1	0.79mi
105 Broad St Unit 1 Mt Holly, NJ	3.0	1.0	1100	$2,200	$2.00	1d	1	0.87mi
102 Ridgway St Unit 1 Mt Holly, NJ	3.0	2.5	850	$2,200	$2.59	1d	1	0.91mi
533 Garden St Mount Holly, NJ	1.0–2.0	1.0	750	$2,185	$2.91	1d	8	1.00mi
100 Dorchester Dr Lumberton, NJ	1.0–2.0	1.0–2.0	1057	$3,195	$3.02	1d	22	1.12mi
209 Front St Mount Holly, NJ	4.0	2.5	1500	$4,950	$3.30	1d	1	1.28mi
302 Barrington Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1226	$2,959	$2.41	1d	9	1.31mi
3a Hunter Cir Eastampton Township, NJ	1.0–2.0	1.0–1.5	865	$2,255	$2.61	1d	25	1.32mi
64 Regency Dr Mt Holly, NJ	1.0–3.0	1.0–2.0	1066	$2,800	$2.63	1d	1	1.33mi
1 Kirby Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1349	$3,125	$2.32	1d	12	1.41mi

Listing history 26 events

1. 2026-06-18
   days on market $239,900 Active 20 DOM
2. 2026-06-17
   days on market $239,900 Active 19 DOM
3. 2026-06-16
   days on market $239,900 Active 18 DOM
4. 2026-06-15
   days on market $239,900 Active 17 DOM
5. 2026-06-13
   days on market $239,900 Active 15 DOM
6. 2026-06-13
   days on market $239,900 Active 14 DOM
7. 2026-06-09
   days on market $239,900 Active 11 DOM
8. 2026-06-08
   days on market $239,900 Active 10 DOM
9. 2026-06-07
   days on market $239,900 Active 9 DOM
10. 2026-06-04
    days on market $239,900 Active 6 DOM
11. 2026-06-03
    days on market $239,900 Active 5 DOM
12. 2026-06-02
    days on market $239,900 Active 4 DOM
13. 2026-06-01
    days on market $239,900 Active 3 DOM
14. 2026-05-31
    days on market $239,900 Active 2 DOM
15. 2026-05-27
    historical $239,900
16. 2022-08-26
    soldstatus $179,000 Closed 551-char remark

    Show marketing remark (551 chars)

    MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST OFFERS FROM ALL INTERESTED PARTIES ARE DUE NO LATER THAN MONDAY JULY 25TH AT 11:00 AM. Just move right in to this affordable twin that was recently renovated. This home features a renovated kitchen, renovated bath, newer carpets, windows and much more. The laundry is on the main floor and the heater is high efficiency. There's also a nice front porch, a large back yard and some unique touches throughout. This is an excellent opportunity for the value minded buyer! Make your appointment to see it today!

17. 2022-08-04
    status Pending 551-char remark

    Show marketing remark (551 chars)

    MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST OFFERS FROM ALL INTERESTED PARTIES ARE DUE NO LATER THAN MONDAY JULY 25TH AT 11:00 AM. Just move right in to this affordable twin that was recently renovated. This home features a renovated kitchen, renovated bath, newer carpets, windows and much more. The laundry is on the main floor and the heater is high efficiency. There's also a nice front porch, a large back yard and some unique touches throughout. This is an excellent opportunity for the value minded buyer! Make your appointment to see it today!

18. 2022-07-29
    historical 551-char remark

    Show marketing remark (551 chars)

    MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST OFFERS FROM ALL INTERESTED PARTIES ARE DUE NO LATER THAN MONDAY JULY 25TH AT 11:00 AM. Just move right in to this affordable twin that was recently renovated. This home features a renovated kitchen, renovated bath, newer carpets, windows and much more. The laundry is on the main floor and the heater is high efficiency. There's also a nice front porch, a large back yard and some unique touches throughout. This is an excellent opportunity for the value minded buyer! Make your appointment to see it today!

19. 2022-07-12
    listed $169,900 Active 551-char remark

    Show marketing remark (551 chars)

    MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST OFFERS FROM ALL INTERESTED PARTIES ARE DUE NO LATER THAN MONDAY JULY 25TH AT 11:00 AM. Just move right in to this affordable twin that was recently renovated. This home features a renovated kitchen, renovated bath, newer carpets, windows and much more. The laundry is on the main floor and the heater is high efficiency. There's also a nice front porch, a large back yard and some unique touches throughout. This is an excellent opportunity for the value minded buyer! Make your appointment to see it today!

20. 2006-03-09
    soldstatus $126,000
21. 2006-02-28
    soldstatus $126,000 247-char remark

    Show marketing remark (247 chars)

    This cozy three bedroom twin with front porch has all the charm of yesteryear with today's modern conveniences such as newer windows and siding, updated electrical, newer floors in living room & dining room and convenient main floor laundry.

22. 2006-02-07
    historical 247-char remark

    Show marketing remark (247 chars)

    This cozy three bedroom twin with front porch has all the charm of yesteryear with today's modern conveniences such as newer windows and siding, updated electrical, newer floors in living room & dining room and convenient main floor laundry.

23. 2006-01-09
    listed $126,000 247-char remark

    Show marketing remark (247 chars)

    This cozy three bedroom twin with front porch has all the charm of yesteryear with today's modern conveniences such as newer windows and siding, updated electrical, newer floors in living room & dining room and convenient main floor laundry.

24. 2005-12-31
    historical
25. 2005-07-28
    listed $159,000
26. 1990-05-22
    soldstatus $50,000

ⓘ 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: $3,466 · $289/mo
• Projected year-2 tax: $4,720 · $393/mo
• Expected delta: +$1,254/yr (+$104/mo · 36.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $30,964
• − Mortgage interest: −$13,438
• − Property taxes: −$3,466
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,477
• − Management: −$2,477
• − Depreciation: −$6,979
• Taxable income: $927
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $4,477/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: Rancocas Valley Regional High School District
• NCES district ID: 3413620
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $58,992
• Composite: 34.45/100
• National rank: #5195
• State rank: #236 of 472 in NJ

Livability — Vincentown

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): 25,835
• Household income: $109,292
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 562.0

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 0.68)
• Race & ethnicity: White 49% Black 25% Two or more races 15% Hispanic / Latino 13% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 1%
• Foreign-born: 11% · Canada, Dominican Republic, China
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -156.50%
• Current HPI: 296.564
• Rent YoY: ▲ 1.42%
• 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

+379.8% since first listed

12 events — show timeline

• 2026-05-27 Coming Soon $239,900 BRIGHT MLS
• 2022-08-26 Sold (MLS) $179,000 BRIGHT MLS
• 2022-08-04 Pending — BRIGHT MLS
• 2022-07-29 Listing Removed — BRIGHT MLS
• 2022-07-12 Listed $169,900 BRIGHT MLS
• 2006-03-09 Sold (Public Records) $126,000 Public Records
• 2006-02-28 Sold (MLS) $126,000 BRIGHT MLS
• 2006-02-07 Listing Removed — BRIGHT MLS
• 2006-01-09 Listed $126,000 BRIGHT MLS
• 2005-12-31 Listing Removed — BRIGHT MLS
• 2005-07-28 Listed $159,000 BRIGHT MLS
• 1990-05-22 Sold (Public Records) $50,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $3,466 · +6.6% YoY. Source: county tax records.