70 Gentian St · Browns Mills, NJ 08015

$139,900

2 bd · 1.0 ba · 680 sqft · SingleFamily public records · 41 Days on market

Built 1950 9,997 sqft lot $206/sqft · 36% below area Est $218k · 36% under

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Why this score? — see what drove the C- 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 +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• DSCR +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AFFORDABLE HOME BY THE LAKE!!! If you love nature then you’ll be crazy about this 2 bedroom country home at the end of a dead end road. Surrounded by peace and quiet this affordable home is located only one block from beautiful Mirror Lake. Features newly remodeled bath, fenced yard, deck and detached shed. Check it out today before it's too late!!

Key facts

• Close to the lake
• Single-level layout
• 9,997 sq ft lot

Tags

• SINGLE-LEVEL LAYOUT
• CLOSE TO THE LAKE
• QUIET DEAD-END STREET

Property features AI

Finance

• Other: Ownership: Fee simple; Year built (source: assessor)

Exterior

• Parking: Driveway
• Utilities: Public water; On-site septic
• Home design: Detached single-family home; Above-grade finished area about 680 (source: assessor)
• Construction: Frame construction; Foundation: Other; Other structures above and below grade
• Exterior features: Lot roughly 100 x 100; No tidal water

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Forced air heating; Natural gas heating; Natural gas hot water
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $44 ($530/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.2% in Browns Mills — 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 63/100 on livability (#436 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+, cost of living B; Watch: schools F, amenities F, commute F.
• Pemberton Township School District (rural): math 12% / reading 38% proficiency, ranked #382 of 472 in NJ (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 116 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $967 of loan paydown is wiped out by about $4k 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 41 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $115k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 56% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 7.8

CMA / ARV

• ARV (median comp): $217,830
• List price: $139,900
• Delta: -35.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Poppy St	0.34mi	2/1.0	660 (-3%)	9mo	$240,000	$364	72
23 Foxglove St	0.22mi	2/1.0	720 (+6%)	10mo	$200,000	$278	72
49 Poppy St	0.34mi	2/1.0	660 (-3%)	10mo	$241,000	$365	71
40 Hydrangea St	0.52mi	1/1.0 (-1)	666 (-2%)	6mo	$109,000	$164	62
68 Briar St	0.49mi	2/1.0	744 (+9%)	1mo	$100,000	$134	60
88 Eldridge St	0.58mi	2/1.0	768 (+13%)	0mo	$275,000	$358	51

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-19,730
• Equity at exit: $20,860

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-13,034
• Equity at exit: $12,096

Cash invested: $39,172 (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 08015

• Home prices YoY: -23.1%
• Active inventory: 116
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$282 /mo · $3,390/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $44

Break-even live

Break-even rent $1,444

Max offer price $139,900

Occupancy floor 92%

Sensitivity live

Price	-10% $123	-5% $84	+0% $44	+5% $5	+10% $-35
Rent	-10% $-74	-5% $-15	+0% $44	+5% $103	+10% $163
Rate	-1.0pp $115	-0.5pp $80	base $44	+0.5pp $8	+1.0pp $-29

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Juliustown Rd Unit 20C Browns Mills, NJ	1.0	1.0	700	$1,500	$2.14	2d	1	1.14mi

Listing history 22 events

1. 2026-06-18
   days on market $139,900 Active 41 DOM
2. 2026-06-17
   days on market $139,900 Active 40 DOM
3. 2026-06-16
   days on market $139,900 Active 39 DOM
4. 2026-06-15
   days on market $139,900 Active 38 DOM
5. 2026-06-13
   days on market $139,900 Active 36 DOM
6. 2026-06-13
   days on market $139,900 Active 35 DOM
7. 2026-06-09
   days on market $139,900 Active 32 DOM
8. 2026-06-08
   days on market $139,900 Active 31 DOM
9. 2026-06-07
   days on market $139,900 Active 30 DOM
10. 2026-06-04
    days on market $139,900 Active 27 DOM
11. 2026-06-03
    days on market $139,900 Active 26 DOM
12. 2026-06-02
    days on market $139,900 Active 25 DOM
13. 2026-06-01
    days on market $139,900 Active 24 DOM
14. 2026-05-31
    days on market $139,900 Active 23 DOM
15. 2026-05-08
    listed $139,900 Active 488-char remark
16. 2023-04-21
    soldstatus $115,000
17. 2023-04-14
    soldstatus $115,000 Closed 356-char remark

    Show marketing remark (356 chars)

    AFFORDABLE HOME BY THE LAKE!!! If you love nature then you’ll be crazy about this 2 bedroom country home at the end of a dead end road. Surrounded by peace and quiet this affordable home is located only one block from beautiful Mirror Lake. Features newly remodeled bath, fenced yard, deck and detached shed. Check it out today before it's too late!!

18. 2023-02-27
    status Pending 356-char remark

    Show marketing remark (356 chars)

    AFFORDABLE HOME BY THE LAKE!!! If you love nature then you’ll be crazy about this 2 bedroom country home at the end of a dead end road. Surrounded by peace and quiet this affordable home is located only one block from beautiful Mirror Lake. Features newly remodeled bath, fenced yard, deck and detached shed. Check it out today before it's too late!!

19. 2023-02-03
    price $149,900 356-char remark

    Show marketing remark (356 chars)

    AFFORDABLE HOME BY THE LAKE!!! If you love nature then you’ll be crazy about this 2 bedroom country home at the end of a dead end road. Surrounded by peace and quiet this affordable home is located only one block from beautiful Mirror Lake. Features newly remodeled bath, fenced yard, deck and detached shed. Check it out today before it's too late!!

20. 2023-01-12
    listed $154,900 Active 356-char remark

    Show marketing remark (356 chars)

    AFFORDABLE HOME BY THE LAKE!!! If you love nature then you’ll be crazy about this 2 bedroom country home at the end of a dead end road. Surrounded by peace and quiet this affordable home is located only one block from beautiful Mirror Lake. Features newly remodeled bath, fenced yard, deck and detached shed. Check it out today before it's too late!!

21. 1997-08-12
    soldstatus $18,000
22. 1983-01-01
    soldstatus $81,000

ⓘ 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: $3,390 · $282/mo
• Projected year-2 tax: $3,437 · $286/mo
• Expected delta: +$47/yr (+$4/mo · 1.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$7,837
• − Property taxes: −$3,390
• − Insurance: −$1,497
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,070
• Taxable loss: −$1,673
• Est. tax savings @ 24.0%: +$402
• After-tax cash flow: $931/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: Pemberton Township School District
• NCES district ID: 3412810
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $60,951
• Composite: 23.0/100
• National rank: #7979
• State rank: #382 of 472 in NJ

Livability — Browns Mills

• Score: 63/100
• State rank: #436
• US rank: #15864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Browns Mills, NJ
• Population (ZIP): 19,143

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 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 14% Black 13% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10%
• Common ancestry: Romanian 3% Slovak 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica, South Korea
• Languages at home: 87% English-only · Spanish 7% French/Haitian/Cajun 3% Tagalog/Filipino 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: ▼ -98.84%
• Current HPI: 329.1731
• Rent YoY: —
• Metro: —
• 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

+72.7% since first listed

8 events — show timeline

• 2026-05-08 Listed $139,900 BRIGHT MLS
• 2023-04-21 Sold (Public Records) $115,000 Public Records
• 2023-04-14 Sold (MLS) $115,000 BRIGHT MLS
• 2023-02-27 Pending — BRIGHT MLS
• 2023-02-03 Price Changed $149,900 BRIGHT MLS
• 2023-01-12 Listed $154,900 BRIGHT MLS
• 1997-08-12 Sold (Public Records) $18,000 Public Records
• 1983-01-01 Sold (Public Records) $81,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,390 · +6.1% YoY. Source: county tax records.