41 Holiday Ln · Burlington, NJ 08046

$330,000

3 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 179 Days on market

Built 1963 6,500 sqft lot Est $350k · 6% under ↓ 4% since listing

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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 +14.0/30.0
• ARV discount +10.1/15.0
• 1% rule +4.5/10.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 41 Holiday Lane! This well-maintained and affordably priced home is perfectly positioned in a central location—just a short drive to Philadelphia, the Jersey Shore, and New York City. Ideal for commuters or anyone looking for easy access to major highways, including I-295, this home combines comfort, convenience, and value. Start your mornings enjoying coffee on the screened-in back porch, where you can relax and take in the peaceful surroundings. The spacious backyard is perfect for entertaining, gardening, or simply enjoying the outdoors in your own private retreat. Inside, you'll find a spacious and inviting layout, perfect for relaxing or entertaining. Whether you'

Key facts

• Spacious backyard
• Close to dining
• Private retreat

Tags

• SCREENED IN BACK PORCH
• SPACIOUS BACKYARD
• PRIVATE RETREAT
• WELL CONNECTED NEIGHBORHOOD
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas for heating, cooling, and hot water; Leased PV solar array(s)
• Home design: Detached property; Good to average condition; Fee simple ownership
• Construction: Brick construction; Shingle roof; Slab foundation; Built year per assessor
• Exterior features: 65 x 100 lot dimensions; Not in tidal water area; Located in FEMA Flood Zone X

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate plank
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Drywall walls and ceilings
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $45 ($543/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 $312k (5.3% below list).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.6% in Burlington — 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 78/100 on livability (#89 in NJ, #2,359 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living 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: Hawthorne Park Elementary School (math 8% / reading 27%, grade F, #1,065 of 1,303 statewide, top 83%, 392 students, 10% 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 6% FRL vs 48% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 151 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 38% 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 $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 179 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $290,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.95% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $350,110
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 E River Dr	0.39mi	4/2.0 (+1)	1,573 (+0%)	3mo	$265,000	$168	74
34 E River Dr	0.20mi	3/2.0	1,438 (-8%)	4mo	$306,000	$213	74
534 Charleston Rd	0.30mi	3/2.0	1,444 (-8%)	2mo	$407,000	$282	71
41 Eastgate Ln	0.44mi	3/2.0	1,438 (-8%)	2mo	$385,000	$268	64
16 Echohill Ln	0.27mi	3/2.0	1,776 (+13%)	3mo	$310,000	$175	63
78 Gainscott Ln	0.46mi	4/2.0 (+1)	1,705 (+9%)	2mo	$379,999	$223	58
283 Northampton Dr	0.64mi	4/2.0 (+1)	1,500 (-4%)	0mo	$380,000	$253	57
12 Neptune Ln	0.63mi	4/2.0 (+1)	1,497 (-5%)	2mo	$325,000	$217	56
43 Elsin Ln	0.35mi	4/2.0 (+1)	1,770 (+13%)	3mo	$415,000	$234	55
65 Barnwell Ln	0.68mi	4/2.0 (+1)	1,624 (+3%)	4mo	$257,000	$158	54
31 Henderson Ln	0.71mi	3/2.0	1,696 (+8%)	1mo	$280,000	$165	52
10 Hancock Ln	0.59mi	3/2.5	1,799 (+15%)	1mo	$415,000	$231	46

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-50,458
• Equity at exit: $49,204

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-39,680
• Equity at exit: $28,532

Cash invested: $92,400 (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 08046

• Active inventory: 151
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,124 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$555 /mo · $6,660/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $45

Break-even live

Break-even rent $3,067

Max offer price $330,000

Occupancy floor 94%

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Elridge Ln Willingboro, NJ	3.0	2.0	1350	$2,650	$1.96	1d	1	0.36mi
89 Hampshire Ln Willingboro, NJ	4.0	2.0	1562	$3,400	$2.18	10d	1	0.56mi
89 Oakcrest Ln Westampton, NJ	2.0	1.5	1358	$2,500	$1.84	1d	1	0.66mi
34 Hopkins Ln Willingboro, NJ	3.0	2.0	1696	$3,200	$1.89	1d	1	0.83mi
10 Melville Ln Willingboro, NJ	4.0	2.5	1797	$3,000	$1.67	14d	1	0.89mi
29 Hinsdale Ln Willingboro, NJ	4.0	2.0	1570	$3,750	$2.39	1d	1	0.97mi
4 Elliot Ln Westampton, NJ	3.0	2.5	1500	$2,900	$1.93	1d	1	1.03mi
62 Sharpless Blvd Westampton, NJ	3.0	1.5	1490	$2,275	$1.53	1d	1	1.06mi
48 Marboro Ln Willingboro, NJ	4.0	2.0	1497	$3,995	$2.67	3d	1	1.13mi
1 Mystic Way Willingboro, NJ	4.0	2.5	1952	$3,000	$1.54	5d	1	1.14mi
17 Bonnie Ln Willingboro, NJ	4.0	2.5	1797	$2,890	$1.61	24d	1	1.15mi
106 Whaler Way Burlington, NJ	1.0–3.0	1.0	932	$2,585	$2.77	1d	1	1.38mi

Listing history 8 events

1. 2026-05-18
   status Pending
2. 2026-05-13
   historical Active Under Contract
3. 2026-04-13
   price $330,000
4. 2026-02-19
   status Active
5. 2025-11-11
   status Pending
6. 2025-11-05
   historical Active Under Contract
7. 2025-08-21
   price $339,000
8. 2025-08-01
   listed $345,000 Active

ⓘ 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: $6,660 · $555/mo
• Projected year-2 tax: $7,439 · $620/mo
• Expected delta: +$778/yr (+$65/mo · 11.7%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $37,494
• − Mortgage interest: −$18,485
• − Property taxes: −$6,660
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,999
• − Management: −$2,999
• − Depreciation: −$9,600
• Taxable loss: −$4,901
• Est. tax savings @ 24.0%: +$1,176
• After-tax cash flow: $1,719/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 — Burlington

• Score: 78/100
• State rank: #89
• US rank: #2359

Category grades

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

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

-4.3% since first listed

8 events — show timeline

• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-13 Contingent — BRIGHT MLS
• 2026-04-13 Price Changed $330,000 BRIGHT MLS
• 2026-02-19 Relisted — BRIGHT MLS
• 2025-11-11 Pending — BRIGHT MLS
• 2025-11-05 Contingent — BRIGHT MLS
• 2025-08-21 Price Changed $339,000 BRIGHT MLS
• 2025-08-01 Listed $345,000 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2025): $6,660 · +2.0% YoY. Source: county tax records.