49 Union St · Vincentown, NJ 08060

$355,000

5 bd · 2.0 ba · 2,802 sqft · SingleFamily public records · 6 Days on market

Built 1848 8,276 sqft lot Est $546k · 35% under

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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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +7.4/10.0
• Schools +3.4/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Circa 1852!! Colonial is situated quaint tree lined street in Historic Mr. Holly. Living room with marble fireplace and original glass chandelier. Kitchen features original antique cupboard cabinetry. Original Walnut Staircase, with cranberry glass chandelier. 5 spacious bedrooms. Formal living and dining rooms. Full basemment with laundry area. Carriage house connected to back of house which is used for a garage and storage. This home is in need of some TLC but has some great potential. Registered as a Historical Home and has the original deeds dating back to the late 1800's. All appliances are fairly new and are included. Refrigerator. Stove, and washer & dryer.

Key facts

• Historic appeal
• Two car garage
• Corner lot

Tags

• CORNER LOT
• TWO CAR GARAGE
• HISTORIC APPEAL

Property features AI

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas for heating and hot water
• Home design: Detached structure; Pitched shingle roof; Entrance on a corner lot
• Construction: Wood siding exterior; Block foundation; Above-grade and below-grade structures; Estimated year built
• Exterior features: Corner lot; Porch(es); Sidewalks; Street lights

Interior

• Kitchen: Stainless steel appliances; Eat-in kitchen
• Bedrooms: Five bedrooms on the first upper level; Total rooms include living room, dining room, master bedroom, three additional bedrooms, family room, kitchen, and attic
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Radiant heating; Wall and window air conditioning units; Heating and hot water fueled by natural gas
• Interior features: Breakfast area; Dining area; Traditional floor plan; Eat-in kitchen; Window treatments; Wood floors
• Laundry & utility: Washer and dryer located in the basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $355k).
• Cap rate 9.3% 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 B — 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.
• Zoned schools: Rancocas Valley Regional High School (math 29% / reading 49%, grade F, #197 of 399 statewide, top 51%, 1,981 students, 25% FRL).
• Market conditions: Rents rising (+1.4%/yr); 134 active listings in the ZIP; 3 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; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).
• At $4,404/mo this rent would consume 48% of the median local household income ($109k/yr) (locally 562% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $180k; list at $355k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1848 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% 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 $355,000

Questions for the listing agent

1. Built in 1848 — 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. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $546,390
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Union St	0.03mi	6/2.5 (+1)	2,774 (-1%)	12mo	$570,000	$205	80
29 Grant St	0.20mi	5/2.0	2,968 (+6%)	3mo	$460,000	$155	78
315 High St	0.24mi	4/1.5 (-1)	2,792 (-0%)	5mo	$245,000	$88	77
38 Broad St	0.05mi	6/2.5 (+1)	2,826 (+1%)	17mo	$565,000	$200	75
118 Mill St	0.30mi	4/2.5 (-1)	2,741 (-2%)	3mo	$390,000	$142	73
541 Jacksonville Rd	0.63mi	5/3.0	2,800 (-0%)	15mo	$530,000	$189	54
14 Church St	0.39mi	6/1.5 (+1)	2,897 (+3%)	22mo	$564,525	$195	50
500 Homestead Ave	0.65mi	5/2.5	2,500 (-11%)	10mo	$570,000	$228	42
220 Washington St	0.75mi	4/2.5 (-1)	2,600 (-7%)	18mo	$510,000	$196	31

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-8,230
• Equity at exit: $52,932

10-year hold

• IRR: 5.6%
• Equity multiple: 1.38×
• Total profit: $38,217
• Equity at exit: $30,694

Cash invested: $99,400 (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: 6.7×

Monthly cashflow live

• Estimated rent: $4,404 medium
• Mortgage (P&I): −$1,862
• Tax from tax record: −$590 /mo · $7,078/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$925
• Net cashflow: $880

Break-even live

Break-even rent $3,290

Max offer price $355,000

Occupancy floor 75%

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Ogden Dr Westampton, NJ	4.0	2.0	2370	$4,200	$1.77	22d	1	0.97mi
501 Bloomfield Dr Westampton, NJ	4.0	2.0	1975	$4,950	$2.51	1d	1	1.10mi
151 Rambling Rd Lumberton, NJ	4.0	2.5	3000	$5,495	$1.83	16d	1	1.37mi

Listing history 6 events

1. 2026-06-18
   days on market $355,000 Active 6 DOM
2. 2026-06-17
   days on market $355,000 Active 5 DOM
3. 2026-06-16
   days on market $355,000 Active 4 DOM
4. 2026-06-15
   days on market $355,000 Active 3 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $355,000 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: $7,078 · $590/mo
• Projected year-2 tax: $7,959 · $663/mo
• Expected delta: +$881/yr (+$73/mo · 12.4%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $52,848
• − Mortgage interest: −$19,886
• − Property taxes: −$7,078
• − Insurance: −$1,775
• − Repairs & maintenance: −$4,228
• − Management: −$4,228
• − Depreciation: −$10,327
• Taxable income: $5,327
• Est. tax owed @ 24.0%: −$1,278
• After-tax cash flow: $9,279/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

+20.3% since first listed

8 events — show timeline

• 2026-06-13 Listed $355,000 BRIGHT MLS
• 2026-06-12 Coming Soon $355,000 BRIGHT MLS
• 2008-07-08 Sold (Public Records) $180,000 Public Records
• 2008-06-26 Sold (MLS) $180,000 BRIGHT MLS
• 2008-06-03 Listing Removed — BRIGHT MLS
• 2007-10-03 Listed $189,900 BRIGHT MLS
• 2007-08-30 Listing Removed — BRIGHT MLS
• 2007-01-07 Listed $295,000 BRIGHT MLS

Property tax history

+1.2%/yr

Latest (2025): $7,078 · +6.6% YoY. Source: county tax records.