275 Green St Unit 4M1 · Beverly, NJ 08010

$184,900

2 bd · 1.0 ba · 1,051 sqft · Condo · 10 Days on market

Built 1961 Good condition $279/mo HOA · 14% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover this beautifully maintained 2-bedroom, 1-bath condo, perfectly designed for easy, one-level living. Whether you're a first-time homebuyer, downsizing, or simply seeking a stress-free lifestyle, Unit 4M1 is ready to meet your needs. Enjoy a prime lower-level location with well-kept grounds, no stairs to climb, and a bright, open-concept layout with neutral tones and luxury vinyl tile flooring throughout. The spacious living and dining room combination features oversized windows, sliding glass doors, and a ceiling fan — perfect for relaxing or entertaining. The newly updated kitchen (2021) is well-equipped with neutral countertops, stainless steel appliances including a refrige

Key facts

• Sliding glass doors
• One level living
• Open concept layout

Tags

• ONE LEVEL LIVING
• OPEN CONCEPT LAYOUT
• LUXURY VINYL TILE FLOORING
• OVERSIZED WINDOWS
• SLIDING GLASS DOORS
• NEWLY UPDATED KITCHEN

Property features AI

Finance

• Other:
• Financial info: Other one-time fees
• HOA & community: Monthly condo/coop fee; HOA fee includes pool(s), common area maintenance, exterior building maintenance, snow removal, trash, insurance, ground fee, and management; Community amenities: swimming pool, tennis courts, clubhouse; Ground rent paid annually

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Garden-style building (1–4 floors); Unit/flat; Single-floor unit (entry level 1); Fee simple ownership
• Construction: Brick construction; Shingle roof; Above-grade structure
• Exterior features: Exterior lighting; Community in-ground pool; Community pool access

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms on the main level
• Flooring: Fully carpeted; Vinyl flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Ceiling fans
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $57 ($678/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 6.7% vs local median 5.0% in Beverly — 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 76/100 on livability (#130 in NJ, #3,487 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A; Watch: schools C-, amenities F.
• Edgewater Park Township School District (suburban): math 9% / reading 32% proficiency, ranked #418 of 472 in NJ (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 66 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $6k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.

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 $184,900

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-26,159
• Equity at exit: $27,569

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-17,321
• Equity at exit: $15,987

Cash invested: $51,772 (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 08010

• Home prices YoY: -14.9%
• Active inventory: 66
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$279
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $57

Break-even live

Break-even rent $1,971

Max offer price $184,900

Occupancy floor 92%

Sensitivity live

Price	-10% $184	-5% $120	+0% $57	+5% $-7	+10% $-71
Rent	-10% $-105	-5% $-24	+0% $57	+5% $137	+10% $218
Rate	-1.0pp $150	-0.5pp $104	base $57	+0.5pp $9	+1.0pp $-40

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 Green St Unit 4A6 Beverly, NJ	1.0	1.0	885	$1,700	$1.92	20d	1	0.07mi
120 Elm St Beverly, NJ	1.0–2.0	1.0–1.5	967	$1,995	$2.06	0d	5	0.14mi
129 Green St Beverly, NJ	3.0	1.0	1008	$2,800	$2.78	45d	1	0.20mi
200 Delanco Rd Beverly, NJ	1.0–2.0	1.0–2.0	1054	$2,235	$2.12	0d	7	0.31mi
4236 Route 130 Willingboro, NJ	1.0–3.0	1.0–2.5	1278	$2,320	$1.82	0d	1	0.67mi
907 Woodlane Rd Beverly, NJ	1.0	1.0	700	$1,450	$2.07	45d	1	0.79mi
28 Palmer Sq Beverly, NJ	2.0	1.5	1096	$2,450	$2.24	0d	1	0.87mi
443 Magnolia St Beverly, NJ	2.0	1.0	900	$1,550	$1.72	25d	1	0.93mi
23 Raleigh Pl Willingboro, NJ	3.0	2.0	1430	$2,600	$1.82	45d	1	0.98mi
212 Warren St Unit 2 Beverly, NJ	2.0	1.0	750	$1,900	$2.53	25d	1	0.99mi
212 Warren St Unit 3 Beverly, NJ	2.0	1.0	750	$1,850	$2.47	45d	1	0.99mi
40 Rittenhouse Dr Willingboro, NJ	3.0	1.5	1430	$2,600	$1.82	0d	1	1.00mi
1020 Woodlane Rd Beverly, NJ	2.0	1.0–1.5	1515	$2,054	$1.36	0d	14	1.03mi
128 Rockland Dr Willingboro, NJ	3.0	1.5	1430	$2,500	$1.75	0d	1	1.18mi
16 Radnor Ct Willingboro, NJ	2.0	1.5	1270	$2,100	$1.65	14d	1	1.18mi
2 Radnor Ct Willingboro, NJ	3.0	1.5	1462	$2,750	$1.88	0d	1	1.21mi

HOA detail condo

• Monthly dues: $279 · $3,348/yr
• Likely covers: landscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $184,900 Coming Soon 10 DOM
2. 2026-06-18
   days on market $184,900 Coming Soon 7 DOM
3. 2026-06-17
   days on market $184,900 Coming Soon 6 DOM
4. 2026-06-16
   days on market $184,900 Coming Soon 5 DOM
5. 2026-06-15
   days on market $184,900 Coming Soon 4 DOM
6. 2026-06-13
   days on market $184,900 Coming Soon 2 DOM
7. 2026-06-13
   remarks 693-char remark
8. 2026-06-13
   listed $184,900 Coming Soon 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 ≥104°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: $24,506
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − HOA: −$3,348
• − Depreciation: −$5,379
• Taxable loss: −$2,197
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $1,206/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 · 2 photos

Good 75/100 Cosmetic rehab

This 2-bedroom, 1-bath condo is in good condition with neutral tones and luxury vinyl tile flooring. It offers a stress-free lifestyle with no visible repairs needed and a well-maintained exterior and landscaping.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Edgewater Park Township School District
• NCES district ID: 3404470
• Math proficiency: 9% ▼ -26.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $59,779
• Composite: 19.17/100
• National rank: #8818
• State rank: #418 of 472 in NJ

Livability — Beverly

• Score: 76/100
• State rank: #130
• US rank: #3487

Category grades

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

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): 11,861
• Household income: $88,037
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 287.0

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 0.63)
• Race & ethnicity: White 53% Black 27% Hispanic / Latino 13% Two or more races 9% Native American 2%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 3% Slovak 1% Estonian 1%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 7% Other Asian/Pacific 6% Other Indo-European 2%

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: ▼ -59.96%
• Current HPI: 341.9702
• 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

1 event — show timeline

• 2026-06-11 Coming Soon $184,900 BRIGHT MLS