36 Ridgeway St · Vincentown, NJ 08060

$255,000

3 bd · 1.0 ba · 1,273 sqft · Townhouse public records · 1 Days on market

Built 1950 3,075 sqft lot Est $252k · at est.

---

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 +19.3/30.0
• ARV discount +7.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.5/10.0
• 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

Located on a lovely, quiet street, within walking distance to the business district. This twin home has 3 bedrooms and 1 bath. This property is a rehab. Home being sold in "as-is, where-is" condition, with Buyer being responsible for all repairs and/or certifications required by lender or township for Certificate of occupancy. This is a lender-owned property.

Key facts

• Solid foundation
• Functional layout
• Conveniently located

Tags

• SOLID FOUNDATION
• WELL-MAINTAINED ELECTRICAL
• WELL-MAINTAINED PLUMBING
• NEWER HVAC SYSTEM
• FUNCTIONAL LAYOUT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Ownership: Fee simple

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Semi-detached structure; Frame construction
• Construction: Asphalt shingle roof; Permanent foundation; Above-grade living area (estimated 1,273 finished square feet); Year built (estimated)
• Exterior features: Sidewalks; Street lights; Deck(s)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three bedrooms on the upper level; Total of 6 rooms including living room, dining room, master bedroom, and two additional bedrooms
• Flooring: Hardwood and wood floors
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Electric baseboard heating; Oil heating fuel
• Interior features: Eat-in kitchen; Drywall walls and ceilings; Partial finished basement; Brick fireplace
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $255k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Cap rate 7.6% 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; 12 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 $8k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $10k; list at $255k implies a 2476% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $255,000

Questions for the listing agent

1. Built in 1950 — 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: 1.05% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.72%
• DSCR: 1.21
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $252,054
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Brainerd St	0.32mi	3/1.5	1,237 (-3%)	0mo	$250,000	$202	78
112 Rancocas Rd	0.42mi	3/1.0	1,218 (-4%)	5mo	$270,000	$222	69
170 Mill St	0.48mi	3/1.5	1,298 (+2%)	6mo	$125,000	$96	67
50 Pine St	0.57mi	3/1.5	1,358 (+7%)	2mo	$305,000	$225	59
185 Rancocas Rd	0.49mi	3/1.5	1,382 (+9%)	3mo	$155,000	$112	59
184 Rancocas Rd	0.49mi	3/2.0	1,344 (+6%)	6mo	$255,000	$190	59
29 Regency Dr	0.58mi	3/2.5	1,308 (+3%)	6mo	$270,000	$206	57
23 W Monroe St	0.59mi	3/1.0	1,160 (-9%)	4mo	$225,000	$194	55
17 W Monroe St	0.58mi	3/1.0	1,168 (-8%)	7mo	$215,000	$184	53
58 E Monroe St	0.59mi	3/1.0	1,162 (-9%)	7mo	$229,900	$198	52
43 White St	0.54mi	2/1.0 (-1)	1,403 (+10%)	6mo	$226,000	$161	48
34 Parliament Dr	0.68mi	2/1.5 (-1)	1,120 (-12%)	2mo	$320,000	$286	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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-27,537
• Equity at exit: $38,021

10-year hold

• IRR: -3.9%
• Equity multiple: 0.76×
• Total profit: $-17,294
• Equity at exit: $22,048

Cash invested: $71,400 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,690 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$401 /mo · $4,806/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $281

Break-even live

Break-even rent $2,334

Max offer price $255,000

Occupancy floor 85%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Broad St Unit 1 Mt Holly, NJ	3.0	1.0	1100	$2,200	$2.00	1d	1	0.10mi
209 Mill St Mount Holly, NJ	3.0	1.5	1274	$2,400	$1.88	1d	1	0.42mi
64 Regency Dr Mt Holly, NJ	1.0–3.0	1.0–2.0	1066	$2,800	$2.63	1d	1	0.45mi
209 Front St Mount Holly, NJ	4.0	2.5	1500	$4,950	$3.30	1d	1	0.51mi
302 Barrington Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1226	$2,959	$2.41	1d	9	0.58mi
1 Kirby Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1349	$3,125	$2.32	1d	12	0.60mi
144 Washington St Unit C Mt Holly, NJ	3.0	1.0	1450	$2,370	$1.63	15d	1	0.61mi
3a Hunter Cir Eastampton Township, NJ	1.0–2.0	1.0–1.5	865	$2,255	$2.61	1d	25	0.97mi
A1 Bentley Rd Mount Holly, NJ	1.0–2.0	1.0	922	$2,075	$2.25	1d	24	0.98mi
502 Bloomfield Dr Westampton, NJ	4.0	3.0	1666	$4,950	$2.97	1d	1	0.98mi
12000 Hamilton Way Eastampton Township, NJ	1.0–2.0	1.0–2.5	1100	$2,894	$2.63	1d	10	1.24mi
1401 Windmill Way Lumberton, NJ	1.0–2.0	1.0–2.0	947	$2,315	$2.44	1d	29	1.38mi

Listing history 2 events

1. 2026-06-17
   remarks 576-char remark
2. 2026-06-17
   listed $255,000 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: $4,806 · $401/mo
• Projected year-2 tax: $5,578 · $465/mo
• Expected delta: +$772/yr (+$64/mo · 16.1%)

ⓘ 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 55% 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: $32,280
• − Mortgage interest: −$14,284
• − Property taxes: −$4,806
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,582
• − Management: −$2,582
• − Depreciation: −$7,418
• Taxable loss: −$668
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $3,533/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

+507.1% since first listed

7 events — show timeline

• 2026-06-17 Listed $255,000 BRIGHT MLS
• 2012-01-16 Sold (MLS) $9,900 BRIGHT MLS
• 2012-01-16 Sold (MLS) $9,900 TREND
• 2012-01-04 Listing Removed — BRIGHT MLS
• 2011-12-28 Listed $9,900 BRIGHT MLS
• 2011-12-28 Listed $9,900 TREND
• 1986-05-02 Sold (Public Records) $42,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $4,806 · +6.6% YoY. Source: county tax records.