20 Miniature Ln · Beverly, NJ 08046

$385,000

4 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 5 Days on market

Built 1961 6,500 sqft lot Est $317k · 21% over

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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).

• Cash flow +15.2/30.0
• DSCR +4.7/10.0
• 1% rule +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

OPEN HOUSE 6/21/2026 1PM-4PM! This reno/partial remodel is ready and waiting for its next homeowner! Bright and airy with modern accents, this spacious 4-bedroom 2-bath, 1-car garage Cape Cod is ready for IMMEDIATE OCCUPANCY! Come one, come all and see what this property has to offer! Freshly painted throughout with new flooring, HWH, HVAC, roof, windows, and a full appliance package! Close to the Joint Base, I-295, bridges to PA and public transportation!

Key facts

• Hvac
• New flooring
• Freshly painted

Tags

• NEW FLOORING
• FULL APPLIANCE PACKAGE
• FRESHLY PAINTED
• HWH
• HVAC
• WINDOWS

Property features AI

Finance

• HOA & community: Ground rent paid annually

Exterior

• Parking: Front-entry attached garage (1 garage space); Paved driveway with 2 driveway spaces (3 total parking spaces)
• Utilities: Public water; Public sewer; Natural gas for heating, hot water, and cooling fuel; Cable TV available; Municipal trash service; Not in a federal flood zone
• Home design: Detached single-family home; Effective year built 2026; Ownership: Fee simple
• Construction: Frame construction; Slab foundation; Building not winterized
• Exterior features: Patio(s); Exterior lighting; Sidewalks; Street lights

Interior

• Bedrooms: Two bedrooms on the main level; Two bedrooms on the first upper level
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: 90% forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Not furnished; No basement
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $351k (8.9% below list).
• Recommended offer: $351k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.1% in Beverly — 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 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.
• 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.
• Zoned schools: W. R. James Sr. Elementary School (math 2% / reading 22%, grade F, #1,172 of 1,303 statewide, top 91%, 348 students, 9% FRL); Willingboro Memorial Middle School (math 5% / reading 34%, grade F, #398 of 431 statewide, top 93%, 600 students, 8% FRL); Willingboro High School (math 2% / reading 37%, grade F, #354 of 399 statewide, top 89%, 842 students, 0% FRL) — zoned schools average 5% FRL vs 48% district-wide (43 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 155 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $3k of loan paydown is wiped out by about $12k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $225k; list at $385k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $350,725 (8.9% below list)

Questions for the listing agent

1. Built in 1961 — 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: 0.91% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $316,932
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Miniature Ln	0.00mi	4/1.5	1,372 (0%)	5mo	$225,000	$164	94
168 Millbrook Dr	0.22mi	4/2.0	1,372 (0%)	1mo	$310,000	$226	89
15 Melrose Ln	0.16mi	3/2.0 (-1)	1,384 (+1%)	5mo	$242,500	$175	82
90 Pheasant Ln	0.41mi	4/2.0	1,372 (0%)	2mo	$385,000	$281	79
5 Maplewick Ln	0.39mi	4/2.0	1,372 (0%)	7mo	$295,000	$215	76
42 Maplewick Ln	0.39mi	3/2.0 (-1)	1,384 (+1%)	3mo	$350,000	$253	73
44 Peacock Ln	0.70mi	4/2.0	1,372 (0%)	3mo	$347,000	$253	65
6 Minstrel Ln	0.35mi	4/2.0	1,497 (+9%)	5mo	$240,000	$160	64
19 Messenger Ln	0.18mi	4/2.0	1,569 (+14%)	5mo	$380,000	$242	64
6 Princeton Ln	0.60mi	3/2.0 (-1)	1,480 (+8%)	6mo	$332,500	$225	49
5 Genesee Ln	0.47mi	3/2.0 (-1)	1,540 (+12%)	6mo	$355,650	$231	48
54 Princeton Ln	0.62mi	4/2.0	1,560 (+14%)	5mo	$370,000	$237	44

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-53,609
• Equity at exit: $57,405

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-35,279
• Equity at exit: $33,288

Cash invested: $107,800 (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: 155
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,507 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$454 /mo · $5,449/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $137

Break-even live

Break-even rent $3,334

Max offer price $385,000

Occupancy floor 91%

Sensitivity live

Price	-10% $355	-5% $246	+0% $137	+5% $28	+10% $-81
Rent	-10% $-140	-5% $-1	+0% $137	+5% $276	+10% $414
Rate	-1.0pp $331	-0.5pp $235	base $137	+0.5pp $37	+1.0pp $-64

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Marboro Ln Willingboro, NJ	4.0	2.0	1497	$3,995	$2.67	4d	1	0.14mi
41 Messenger Ln Willingboro, NJ	5.0	2.0	1497	$3,500	$2.34	7d	1	0.27mi
10 Melville Ln Willingboro, NJ	4.0	2.5	1797	$3,000	$1.67	16d	1	0.44mi
20 Mosshill Ln Unit 4BR Willingboro, NJ	4.0	1.5	1000	$2,900	$2.90	26d	1	0.51mi
61 Pennant Ln Willingboro, NJ	3.0	2.0	1384	$2,800	$2.02	3d	1	0.62mi
51 Peacock Ln Willingboro, NJ	4.0	2.0	1372	$2,550	$1.86	0d	1	0.73mi
17 Bonnie Ln Willingboro, NJ	4.0	2.5	1797	$2,890	$1.61	26d	1	0.85mi
16 Elridge Ln Willingboro, NJ	3.0	2.0	1350	$2,650	$1.96	0d	1	0.97mi
74 Plumtree Ln Willingboro, NJ	4.0	2.0	1624	$3,000	$1.85	0d	1	1.03mi
46 Beaverdale Ln Willingboro, NJ	5.0	2.0	1650	$3,450	$2.09	16d	1	1.03mi
124 Pennypacker Dr Willingboro, NJ	5.0	2.0	1624	$4,450	$2.74	0d	1	1.12mi
5 Burgess Ln Willingboro, NJ	5.0	2.0	1864	$4,500	$2.41	0d	1	1.12mi
128 Rockland Dr Willingboro, NJ	3.0	1.5	1430	$2,500	$1.75	0d	1	1.19mi
48 Sandstone Ln Willingboro, NJ	4.0	2.0	1372	$2,700	$1.97	0d	1	1.24mi
2 Radnor Ct Willingboro, NJ	3.0	1.5	1462	$2,750	$1.88	0d	1	1.25mi
23 Raleigh Pl Willingboro, NJ	3.0	2.0	1430	$2,600	$1.82	45d	1	1.29mi
89 Hampshire Ln Willingboro, NJ	4.0	2.0	1562	$3,400	$2.18	12d	1	1.33mi
40 Rittenhouse Dr Willingboro, NJ	3.0	1.5	1430	$2,600	$1.82	0d	1	1.34mi
34 Hopkins Ln Willingboro, NJ	3.0	2.0	1696	$3,200	$1.89	0d	1	1.43mi

Listing history 5 events

1. 2026-06-21
   days on market $385,000 Active 5 DOM
2. 2026-06-18
   remarks 464-char remark
3. 2026-06-18
   days on market $385,000 Active 2 DOM
4. 2026-06-17
   remarks 328-char remark
5. 2026-06-17
   listed $385,000 Active 1 DOM

ⓘ 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: $5,449 · $454/mo
• Projected year-2 tax: $7,518 · $626/mo
• Expected delta: +$2,069/yr (+$172/mo · 38.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°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: $42,087
• − Mortgage interest: −$21,566
• − Property taxes: −$5,449
• − Insurance: −$1,925
• − Repairs & maintenance: −$3,367
• − Management: −$3,367
• − Depreciation: −$11,200
• Taxable loss: −$4,787
• Est. tax savings @ 24.0%: +$1,149
• After-tax cash flow: $2,796/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 — 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): 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

+369.5% since first listed

4 events — show timeline

• 2026-06-16 Listed $385,000 BRIGHT MLS
• 2026-01-22 Listed $249,900 BRIGHT MLS
• 2026-01-21 Sold (MLS) $225,000 BRIGHT MLS
• 1988-07-07 Sold (Public Records) $82,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $5,449 · +2.0% YoY. Source: county tax records.