27--7 Florence Tollgate Pl · Florence, NJ 08016

$99,900

1 bd · 1.0 ba · 774 sqft · Townhouse · 46 Days on market

Built 1974 Good condition $129/sqft · 22% below area Est $128k · 22% under $719/mo HOA · 41% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• 1% rule +10.0/10.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this bright and inviting 1-bedroom, 1-bathroom second-floor condo, known as one of the sunniest units in the community with abundant natural light throughout. Inside, you’ll find updated flooring flowing seamlessly through the home, creating a warm and modern atmosphere. The well-maintained kitchen features elegant quartz countertops, combining style and functionality. Freshly painted with new flooring, this home is truly turnkey and ready for immediate occupancy. Beautifully updated condo featuring newly installed heating lines for added peace of mind and reduced future maintenance concerns.

Key facts

• Updated flooring
• $719 HOA
• Community pool

Tags

• ABUNDANT NATURAL LIGHT
• UPDATED FLOORING
• ELEGANT QUARTZ COUNTERTOPS
• NEWLY INSTALLED HEATING LINES
• COMMUNITY POOL ACCESS
• EXCEPTIONAL COMMUTER ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-20 ($-239/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (2.9% below list).
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 3.5% in Florence — 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 71/100 on livability (#255 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, crime A-; Watch: amenities F, health & safety F.
• Florence Township School District (suburban): math 19% / reading 45% proficiency, ranked #301 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roebling Elementary School (math 12% / reading 17%, grade F, #1,143 of 1,303 statewide, top 88%, 373 students, 40% FRL); Florence Riverfront School (math 17% / reading 47%, grade F, #285 of 431 statewide, top 67%, 649 students, 34% FRL); Florence Township Memorial High School (math 32% / reading 52%, grade F, #169 of 399 statewide, top 44%, 484 students, 28% FRL).
• Market conditions: 303 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 101d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 91% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 of loan paydown is wiped out by about $3k 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 46 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• 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 $96,903 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.76% ✓
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 4.7

CMA / ARV

• ARV (median comp): $127,512
• List price: $99,900
• Delta: -21.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27--7 Florence Tollgate Pl	0.00mi	1/1.0	774 (0%)	2mo	$90,000	$116	98
38-3 Florence Tollgate Pl	0.05mi	1/1.0	774 (0%)	2mo	$100,000	$129	96
24-6 Florence Tollgate Pl	0.01mi	1/1.0	774 (0%)	7mo	$100,000	$129	94
3-8 Florence Tollgate Pl	0.12mi	1/1.0	774 (0%)	1mo	$77,500	$100	94
18-2 Florence Tollgate #2	0.08mi	1/1.0	774 (0%)	4mo	$102,000	$132	93
6 Florence Tollgate Pl #3	0.13mi	1/1.0	774 (0%)	3mo	$105,000	$136	92
27-2 Florence Tollgate Pl Unit 27-2	0.09mi	1/1.0	774 (0%)	7mo	$95,000	$123	90
27-2 Florence Tollgate Apts Pl #2	0.09mi	1/1.0	774 (0%)	7mo	$95,000	$123	90
38-3 Florence Tollgate Pl	0.11mi	1/1.0	774 (0%)	8mo	$41,000	$53	88
3-4 Florence Tollgate	0.05mi	1/1.0	774 (0%)	12mo	$115,000	$149	87
6-8 Florence Tollgate Pl	0.13mi	1/1.0	774 (0%)	13mo	$95,000	$123	84
4-2 Florence Tollgate Pl	0.10mi	1/1.0	774 (0%)	15mo	$129,995	$168	83

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: -17.1%
• Equity multiple: 0.39×
• Total profit: $-16,987
• Equity at exit: $14,895

10-year hold

• IRR: -8.1%
• Equity multiple: 0.48×
• Total profit: $-14,521
• Equity at exit: $8,638

Cash invested: $27,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 6 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $110,000 ($130/sqft)
• Median days on market: 133 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +26.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 08016

• Home prices YoY: -21.8%
• Active inventory: 303
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$719
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-20

Break-even live

Break-even rent $1,784

Max offer price $97,021

Occupancy floor 96%

Sensitivity live

Price	-10% $49	-5% $15	+0% $-20	+5% $-54	+10% $-89
Rent	-10% $-159	-5% $-89	+0% $-20	+5% $50	+10% $119
Rate	-1.0pp $30	-0.5pp $6	base $-20	+0.5pp $-46	+1.0pp $-72

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: $24,975
• Closing costs: $2,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Florence Tollgate Pl #1 Florence, NJ	1.0	1.0	774	$1,800	$2.33	110d	1	0.07mi
21 Florence Tollgate Pl #4 Florence, NJ	2.0	1.0	960	$1,850	$1.93	110d	1	0.08mi
5 Florence Tollgate Unit 7 Florence, NJ	2.0	1.5	960	$1,950	$2.03	101d	1	0.08mi
8 Florence Tollgate Florence, NJ	1.0	1.0	774	$1,725	$2.23	10d	1	0.10mi
4 Florence Tollgate Florence, NJ	1.0	1.0	774	$1,600	$2.07	41d	1	0.10mi
12 Florence Tollgate Florence, NJ	1.0	1.0	774	$1,660	$2.14	84d	1	0.11mi
7 Florence Tollgate Florence, NJ	2.0	1.5	960	$1,850	$1.93	57d	1	0.12mi
225 W 2nd St Florence, NJ	1.0	1.0	733	$674	$0.92	139d	1	0.60mi
1370 Hornberger Ave Unit A Roebling, NJ	1.0	1.0	600	$1,250	$2.08	139d	1	1.40mi
785 6th St Roebling, NJ	2.0	1.0	780	$2,425	$3.11	34d	1	1.44mi
43 Main St Unit 2B Roebling, NJ	1.0	1.0	704	$1,650	$2.34	139d	1	1.48mi

Property features AI

Finance

• Other: Property located across from the fire departmentMunicipality: Florence Township
• HOA & community: Condo fee $719 monthlyPets allowed with no restrictions

Exterior

• Parking: Off-site parking lot
• Utilities: Public waterPublic sewer
• Home design: Garden-style building (1–4 floors)Unit/flatEntry on floor 2Fee simple ownership
• Construction: Year built per assessorFinished area above grade: 774 (per assessor)
• Exterior features: Community poolAbove-grade and below-grade structures notedNo basement

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: 90% forced air heatingCentral air conditioning (electric)
• Interior features: Tub with showerCombination dining and living areaCombination kitchen and dining areaTraditional floor plan
• Laundry & utility: Washer/dryer hookup in unit

Listing history 37 events

1. 2026-07-18
   days on market $99,900 Active 46 DOM
2. 2026-07-16
   days on market $99,900 Active 45 DOM
3. 2026-07-15
   days on market $99,900 Active 44 DOM
4. 2026-07-14
   days on market $99,900 Active 43 DOM
5. 2026-07-13
   days on market $99,900 Active 42 DOM
6. 2026-07-13
   days on market $99,900 Active 41 DOM
7. 2026-07-11
   days on market $99,900 Active 40 DOM
8. 2026-07-10
   days on market $99,900 Active 39 DOM
9. 2026-07-09
   days on market $99,900 Active 38 DOM
10. 2026-07-07
    days on market $99,900 Active 36 DOM
11. 2026-07-06
    days on market $99,900 Active 35 DOM
12. 2026-07-06
    days on market $99,900 Active 34 DOM
13. 2026-07-05
    days on market $99,900 Active 33 DOM
14. 2026-07-03
    days on market $99,900 Active 32 DOM
15. 2026-07-02
    days on market $99,900 Active 31 DOM
16. 2026-07-01
    days on market $99,900 Active 30 DOM
17. 2026-06-30
    days on market $99,900 Active 29 DOM
18. 2026-06-29
    days on market $99,900 Active 28 DOM
19. 2026-06-28
    days on market $99,900 Active 27 DOM
20. 2026-06-27
    days on market $99,900 Active 26 DOM
21. 2026-06-26
    days on market $99,900 Active 25 DOM
22. 2026-06-24
    days on market $99,900 Active 23 DOM
23. 2026-06-22
    days on market $99,900 Active 21 DOM
24. 2026-06-21
    days on market $99,900 Active 20 DOM
25. 2026-06-18
    days on market $99,900 Active 17 DOM
26. 2026-06-17
    days on market $99,900 Active 16 DOM
27. 2026-06-16
    days on market $99,900 Active 15 DOM
28. 2026-06-15
    days on market $99,900 Active 14 DOM
29. 2026-06-13
    days on market $99,900 Active 12 DOM
30. 2026-06-13
    days on market $99,900 Active 11 DOM
31. 2026-06-09
    days on market $99,900 Active 8 DOM
32. 2026-06-08
    days on market $99,900 Active 7 DOM
33. 2026-06-07
    days on market $99,900 Active 6 DOM
34. 2026-06-04
    days on market $99,900 Active 3 DOM
35. 2026-06-03
    days on market $99,900 Active 2 DOM
36. 2026-06-02
    remarks 693-char remark
37. 2026-06-02
    listed $99,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,106
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − HOA: −$8,628
• − Depreciation: −$2,906
• Taxable loss: −$1,399
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $97/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $3,870–$11,610 screening

This well-maintained and updated condo is ready for immediate occupancy and offers a good return on investment.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Well-maintained landscaping and curb appeal attract potential buyers ↑
• Both New flooring in bathrooms — New flooring in bathrooms enhances the overall look and feel of the home ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Roebling Elementary School F NJ #1,143/1,303 Nat'l #36,758/41,679 Middle Florence Riverfront School F NJ #285/431 Nat'l #8,317/14,009 High Florence Township Memorial High School F NJ #169/399 Nat'l #7,572/17,239

Schools (NCES district)

• District: Florence Township School District
• NCES district ID: 3405220
• Math proficiency: 19% ▼ -17.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $77,044
• Composite: 30.34/100
• National rank: #6266
• State rank: #301 of 472 in NJ

B Composite livability gradescore 71/100

Livability — Florence

• Score: 71/100
• State rank: #255
• US rank: #7317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, NJ
• County: Burlington County · 453,425 people
• City population: 5,830
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 34,920
• Household income: $98,463
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 6% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 33% Two or more races 10% Hispanic / Latino 9% Asian 7%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 4% Hispanic 2% Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 84% English-only · Spanish 4% Other Indo-European 4% French/Haitian/Cajun 2%

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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: ▼ -83.42%
• Current HPI: 298.7935
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

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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

Property features AI

Finance

• Other: Property located across from the fire departmentMunicipality: Florence Township
• HOA & community: Condo fee $719 monthlyPets allowed with no restrictions

Exterior

• Parking: Off-site parking lot
• Utilities: Public waterPublic sewer
• Home design: Garden-style building (1–4 floors)Unit/flatEntry on floor 2Fee simple ownership
• Construction: Year built per assessorFinished area above grade: 774 (per assessor)
• Exterior features: Community poolAbove-grade and below-grade structures notedNo basement

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: 90% forced air heatingCentral air conditioning (electric)
• Interior features: Tub with showerCombination dining and living areaCombination kitchen and dining areaTraditional floor plan
• Laundry & utility: Washer/dryer hookup in unit

Price history

1 event — show timeline

• 2026-06-01 Listed $99,900 BRIGHT MLS