238 Clifton Ave · Vincentown, NJ 08060

$349,900

6 bd · 2.0 ba · 1,528 sqft · Townhouse public records · 41 Days on market

Built 1879 3,899 sqft lot Est $298k · 17% over

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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 +16.3/30.0
• DSCR +5.0/10.0
• 1% rule +4.5/10.0
• Schools +3.4/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is being sold strictly as is. The roof is in need of replacement This home offer plenty of potential could be utilized as 4bed room or possibility 5. The third floor has be finished. The home is a must see for person with the ability to turn this property around. This home is centrally located near major highways and bus routes

Key facts

• New kitchen
• New siding
• New flooring

Tags

• THOUGHTFUL RENOVATIONS
• NEW SIDING
• NEW PORCH
• NEW KITCHEN
• NEW FLOORING

Property features AI

Finance

• Other: Fee simple ownership; 2+ access exits

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Semi-detached; Estimated year built
• Construction: Frame construction with wood siding and T-1-11; Stone foundation; Asphalt shingle roof; Replacement vinyl-clad windows; Unfinished basement
• Exterior features: Front yard; Rear yard; Side yards; Porch(es)

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: One bedroom on the main level; Three bedrooms on the first upper level; Two bedrooms on the second upper level
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Forced air heating; Natural gas heat; Electric hot water
• Interior features: Crown moldings; Dining area; Formal separate dining room; Entry-level bedroom; Estimated living area
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $350k.

Deal economics

• At list price, monthly cash flow is $191 ($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 $334k (4.5% below list).
• Recommended offer: $334k (4.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Zoned schools: Gertrude C. Folwell Elementary School (math 8% / reading 32%, grade F, #995 of 1,303 statewide, top 78%, 332 students, 60% FRL); F. W. Holbein Middle School (math 11% / reading 35%, grade F, #376 of 431 statewide, top 88%, 449 students, 64% FRL); 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); 137 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).
• This rent runs 37% of the median local income ($109k/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.
• 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 ($339k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $141k; list at $350k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1879 — 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 $334,083 (4.5% 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 5% concession, seller financing, or rate buy-down credit?
2. Built in 1879 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $297,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
89 Pine St	0.68mi	5/2.0 (-1)	1,564 (+2%)	23mo	$305,000	$195	40

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-49,675
• Equity at exit: $52,171

10-year hold

• IRR: -8.5%
• Equity multiple: 0.51×
• Total profit: $-48,074
• Equity at exit: $30,253

Cash invested: $97,972 (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: 137
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,341 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$467 /mo · $5,607/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$702
• Net cashflow: $191

Break-even live

Break-even rent $3,099

Max offer price $349,900

Occupancy floor 89%

Sensitivity live

Price	-10% $389	-5% $290	+0% $191	+5% $92	+10% $-7
Rent	-10% $-73	-5% $59	+0% $191	+5% $323	+10% $455
Rate	-1.0pp $368	-0.5pp $280	base $191	+0.5pp $101	+1.0pp $8

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Russo Dr Westampton, NJ	5.0	3.0	1666	$5,000	$3.00	0d	1	0.91mi

Listing history 25 events

1. 2026-06-21
   days on market $349,900 Active 41 DOM
2. 2026-06-18
   days on market $349,900 Active 38 DOM
3. 2026-06-17
   days on market $349,900 Active 37 DOM
4. 2026-06-16
   days on market $349,900 Active 36 DOM
5. 2026-06-15
   days on market $349,900 Active 35 DOM
6. 2026-06-13
   days on market $349,900 Active 33 DOM
7. 2026-06-13
   days on market $349,900 Active 32 DOM
8. 2026-06-09
   days on market $349,900 Active 29 DOM
9. 2026-06-08
   days on market $349,900 Active 28 DOM
10. 2026-06-07
    days on market $349,900 Active 27 DOM
11. 2026-06-04
    days on market $349,900 Active 24 DOM
12. 2026-06-03
    days on market $349,900 Active 23 DOM
13. 2026-06-02
    days on market $349,900 Active 22 DOM
14. 2026-06-01
    days on market $349,900 Active 21 DOM
15. 2026-05-31
    days on market $349,900 Active 20 DOM
16. 2026-05-11
    listed $349,900 Active
17. 2026-03-02
    historical
18. 2025-09-03
    listed $355,000 Active
19. 2022-03-21
    soldstatus $141,000
20. 2022-03-01
    soldstatus $141,000 Closed 340-char remark

    Show marketing remark (340 chars)

    This home is being sold strictly as is. The roof is in need of replacement This home offer plenty of potential could be utilized as 4bed room or possibility 5. The third floor has be finished. The home is a must see for person with the ability to turn this property around. This home is centrally located near major highways and bus routes

21. 2022-02-03
    status Pending 340-char remark

    Show marketing remark (340 chars)

    This home is being sold strictly as is. The roof is in need of replacement This home offer plenty of potential could be utilized as 4bed room or possibility 5. The third floor has be finished. The home is a must see for person with the ability to turn this property around. This home is centrally located near major highways and bus routes

22. 2022-01-30
    listed $157,900 Active 340-char remark

    Show marketing remark (340 chars)

    This home is being sold strictly as is. The roof is in need of replacement This home offer plenty of potential could be utilized as 4bed room or possibility 5. The third floor has be finished. The home is a must see for person with the ability to turn this property around. This home is centrally located near major highways and bus routes

23. 2005-10-07
    soldstatus $180,000
24. 2005-09-01
    historical
25. 2005-04-19
    listed $180,000

ⓘ 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: $5,607 · $467/mo
• Projected year-2 tax: $7,160 · $597/mo
• Expected delta: +$1,553/yr (+$129/mo · 27.7%)

ⓘ 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: $40,090
• − Mortgage interest: −$19,600
• − Property taxes: −$5,607
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,207
• − Management: −$3,207
• − Depreciation: −$10,179
• Taxable loss: −$3,460
• Est. tax savings @ 24.0%: +$830
• After-tax cash flow: $3,126/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

+94.4% since first listed

10 events — show timeline

• 2026-05-11 Listed $349,900 BRIGHT MLS
• 2026-03-02 Listing Removed — BRIGHT MLS
• 2025-09-03 Listed $355,000 BRIGHT MLS
• 2022-03-21 Sold (Public Records) $141,000 Public Records
• 2022-03-01 Sold (MLS) $141,000 BRIGHT MLS
• 2022-02-03 Pending — BRIGHT MLS
• 2022-01-30 Listed $157,900 BRIGHT MLS
• 2005-10-07 Sold (MLS) $180,000 BRIGHT MLS
• 2005-09-01 Listing Removed — BRIGHT MLS
• 2005-04-19 Listed $180,000 BRIGHT MLS

Property tax history

+3.7%/yr

Latest (2025): $5,607 · +6.6% YoY. Source: county tax records.