79 Burr St · Williamstown, NJ 08094

$339,000

3 bd · 2.0 ba · 1,567 sqft · Townhouse public records · 61 Days on market

Built 2021 1,873 sqft lot Est $346k · at est. $200/mo HOA · 7% of rent ↓ 2% since listing

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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 +12.7/30.0
• ARV discount +8.4/15.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 3-bedroom, 2-bath townhome in the desirable Hamilton Greene community built in 2022 and offering a modern layout with everyday comfort. Tucked away on a quiet cul-de-sac, this home provides a more private setting while still being close to everything.The entry level features a den and access to a one-car garage. Upstairs, the main living area offers an open floor plan with a bright and comfortable living space ideal for day-to-day living and entertaining. The top level includes three well-sized bedrooms, including a primary suite with a private en-suite bath and a walk-in closet. A second full bathroom serves the additional bedrooms, and the laundry area complete with and extra shelving is conveniently located on this level. Located just minutes from shopping, dining, and major commuter routes, this home offers both comfort and convenience with easy access to Philadelphia. A great opportunity to own a newer home in a convenient location. Schedule your private tour today!

Key facts

• $200 HOA
• Garage
• Built 2021

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: Monthly HOA/Condo fee of $100; HOA fees cover common area maintenance, exterior building maintenance, snow removal, and lawn maintenance

Exterior

• Parking: Attached garage (side entry) with garage door opener; 1 attached garage space; 2 driveway spaces; On-street parking; Total 3 garage/parking spaces
• Utilities: Public water; Public sewer; Natural gas for heating, cooling fuel, and hot water
• Home design: Interior townhouse/rowhouse; Finished above-grade living area (assessor)
• Construction: Vinyl siding; Asbestos shingle roof; Slab foundation; Year built (as per assessor)
• Exterior features: Not in a federal flood zone; Tidal water: none; Other structures above grade and below grade

Interior

• Kitchen: Built-in microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas); Natural gas hot water
• Interior features: Not furnished; No basement
• Laundry & utility: Washer in unit (upper floor); Dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $339k.

Deal economics

• At list price, monthly cash flow is $-37 ($-444/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (16.4% below list).
• Recommended offer: $283k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in Williamstown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#289 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oak Knoll Elementary School (math 23% / reading 44%, grade F, #647 of 1,303 statewide, top 50%, 641 students, 26% FRL); Williamstown Middle School (math 18% / reading 43%, grade F, #303 of 431 statewide, top 72%, 1,819 students, 30% FRL); Williamstown High School (math 21% / reading 50%, grade F, #234 of 399 statewide, top 59%, 1,782 students, 26% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: 268 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 35% of the median local income ($97k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Gloucester 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 61 days — a 6% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $283,272 (16.4% 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 61 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $346,307
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Rothberg Dr	0.07mi	3/2.5	1,567 (0%)	0mo	$362,500	$231	94
308 Comfort Rd	0.13mi	3/2.0	1,567 (0%)	1mo	$355,000	$227	94
32 Burr St	0.08mi	3/2.5	1,567 (0%)	3mo	$333,300	$213	92
83 Burr St	0.00mi	3/2.5	1,567 (0%)	10mo	$340,000	$217	89
416 Comfort Rd	0.08mi	3/2.5	1,567 (0%)	8mo	$373,500	$238	87
21 Burr St	0.09mi	3/2.5	1,567 (0%)	11mo	$346,725	$221	85
117 Comfort Rd	0.27mi	3/2.5	1,567 (0%)	3mo	$345,000	$220	83
41 Burr St	0.07mi	3/2.5	1,410 (-10%)	0mo	$346,500	$246	78
1186 Glen Haven Ct	0.54mi	3/2.5	1,527 (-3%)	6mo	$317,101	$208	63
9 Birchwood Ln	0.40mi	3/2.5	1,719 (+10%)	5mo	$379,900	$221	59
68 Kerry Lynn Ct	0.56mi	2/2.5 (-1)	1,412 (-10%)	2mo	$310,000	$220	49
138 Kerry Lynn Ct	0.69mi	3/2.5	1,382 (-12%)	8mo	$325,000	$235	39

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-57,290
• Equity at exit: $50,546

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-52,920
• Equity at exit: $29,311

Cash invested: $94,920 (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 08094

• Active inventory: 268
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,833 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$156 /mo · $1,871/yr
• Insurance: −$141
• HOA: −$200
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $-37

Break-even live

Break-even rent $2,880

Max offer price $332,459

Occupancy floor 96%

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 N Main St Williamstown, NJ	2.0	2.0	1064	$2,500	$2.35	2d	1	0.76mi
343 Brookdale Blvd Williamstown, NJ	3.0	2.5	1438	$2,500	$1.74	1d	1	0.94mi
1761 Glassboro Cross Keys Rd Williamstown, NJ	2.0	1.0	1300	$2,000	$1.54	19d	1	1.00mi
1286 Glassboro Rd Williamstown, NJ	4.0	1.0	1890	$2,600	$1.38	17d	1	1.11mi

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 20 events

1. 2026-06-18
   days on market $339,000 Active 61 DOM
2. 2026-06-17
   days on market $339,000 Active 60 DOM
3. 2026-06-16
   days on market $339,000 Active 59 DOM
4. 2026-06-15
   days on market $339,000 Active 58 DOM
5. 2026-06-13
   days on market $339,000 Active 56 DOM
6. 2026-06-09
   days on market $339,000 Active 52 DOM
7. 2026-06-08
   days on market $339,000 Active 51 DOM
8. 2026-06-07
   days on market $339,000 Active 50 DOM
9. 2026-06-04
   days on market $339,000 Active 47 DOM
10. 2026-06-03
    days on market $339,000 Active 46 DOM
11. 2026-06-02
    days on market $339,000 Active 45 DOM
12. 2026-06-01
    days on market $339,000 Active 44 DOM
13. 2026-05-31
    days on market $339,000 Active 43 DOM
14. 2026-04-19
    listed $339,000 Active 1007-char remark

    Show marketing remark (1007 chars)

    Welcome home to this 3-bedroom, 2-bath townhome in the desirable Hamilton Greene community built in 2022 and offering a modern layout with everyday comfort. Tucked away on a quiet cul-de-sac, this home provides a more private setting while still being close to everything.The entry level features a den and access to a one-car garage. Upstairs, the main living area offers an open floor plan with a bright and comfortable living space ideal for day-to-day living and entertaining. The top level includes three well-sized bedrooms, including a primary suite with a private en-suite bath and a walk-in closet. A second full bathroom serves the additional bedrooms, and the laundry area complete with and extra shelving is conveniently located on this level. Located just minutes from shopping, dining, and major commuter routes, this home offers both comfort and convenience with easy access to Philadelphia. A great opportunity to own a newer home in a convenient location. Schedule your private tour today!

15. 2026-04-19
    listed $339,000 Active

    Show marketing remark (1007 chars)

    Welcome home to this 3-bedroom, 2-bath townhome in the desirable Hamilton Greene community built in 2022 and offering a modern layout with everyday comfort. Tucked away on a quiet cul-de-sac, this home provides a more private setting while still being close to everything.The entry level features a den and access to a one-car garage. Upstairs, the main living area offers an open floor plan with a bright and comfortable living space ideal for day-to-day living and entertaining. The top level includes three well-sized bedrooms, including a primary suite with a private en-suite bath and a walk-in closet. A second full bathroom serves the additional bedrooms, and the laundry area complete with and extra shelving is conveniently located on this level. Located just minutes from shopping, dining, and major commuter routes, this home offers both comfort and convenience with easy access to Philadelphia. A great opportunity to own a newer home in a convenient location. Schedule your private tour today!

16. 2026-04-15
    historical $339,000 1007-char remark

    Show marketing remark (1007 chars)

    Welcome home to this 3-bedroom, 2-bath townhome in the desirable Hamilton Greene community built in 2022 and offering a modern layout with everyday comfort. Tucked away on a quiet cul-de-sac, this home provides a more private setting while still being close to everything.The entry level features a den and access to a one-car garage. Upstairs, the main living area offers an open floor plan with a bright and comfortable living space ideal for day-to-day living and entertaining. The top level includes three well-sized bedrooms, including a primary suite with a private en-suite bath and a walk-in closet. A second full bathroom serves the additional bedrooms, and the laundry area complete with and extra shelving is conveniently located on this level. Located just minutes from shopping, dining, and major commuter routes, this home offers both comfort and convenience with easy access to Philadelphia. A great opportunity to own a newer home in a convenient location. Schedule your private tour today!

17. 2026-04-15
    historical $339,000

    Show marketing remark (1007 chars)

    Welcome home to this 3-bedroom, 2-bath townhome in the desirable Hamilton Greene community built in 2022 and offering a modern layout with everyday comfort. Tucked away on a quiet cul-de-sac, this home provides a more private setting while still being close to everything.The entry level features a den and access to a one-car garage. Upstairs, the main living area offers an open floor plan with a bright and comfortable living space ideal for day-to-day living and entertaining. The top level includes three well-sized bedrooms, including a primary suite with a private en-suite bath and a walk-in closet. A second full bathroom serves the additional bedrooms, and the laundry area complete with and extra shelving is conveniently located on this level. Located just minutes from shopping, dining, and major commuter routes, this home offers both comfort and convenience with easy access to Philadelphia. A great opportunity to own a newer home in a convenient location. Schedule your private tour today!

18. 2022-06-01
    soldstatus $435,050
19. 2022-03-04
    soldstatus $475,000
20. 2021-08-03
    soldstatus $345,900

ⓘ 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: $1,871 · $156/mo
• Projected year-2 tax: $5,156 · $430/mo
• Expected delta: +$3,285/yr (+$274/mo · 175.6%)

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

Taxation est. · year 1

• Rental income: $33,993
• − Mortgage interest: −$18,989
• − Property taxes: −$1,871
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,719
• − Management: −$2,719
• − HOA: −$2,400
• − Depreciation: −$9,862
• Taxable loss: −$6,263
• Est. tax savings @ 24.0%: +$1,503
• After-tax cash flow: $1,059/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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Williamstown

• Score: 69/100
• State rank: #289
• US rank: #8603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 41,595
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -213.12%
• Current HPI: 278.3849
• 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

-2.0% since first listed

7 events — show timeline

• 2026-04-19 Listed $339,000 GSMLS
• 2026-04-19 Listed $339,000 BRIGHT MLS
• 2026-04-15 Coming Soon $339,000 GSMLS
• 2026-04-15 Coming Soon $339,000 BRIGHT MLS
• 2022-06-01 Sold (Public Records) $435,050 Public Records
• 2022-03-04 Sold (Public Records) $475,000 Public Records
• 2021-08-03 Sold (Public Records) $345,900 Public Records

Property tax history

+67.2%/yr

Latest (2022): $1,871 · +98.4% YoY. Source: county tax records.