142 Evergreen St · Vincentown, NJ 08060

$395,000

4 bd · 2.0 ba · 1,314 sqft · SingleFamily public records · 21 Days on market

Built 1952 6,843 sqft lot Est $381k · at est.

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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 +15.3/30.0
• ARV discount +5.9/15.0
• DSCR +4.7/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained & tastefully appointed four bedroom Cape Cod with two full bathrooms. A newer Kitchen with self closing drawers, granite counters & tile backsplash. Home is full of character with lots of built-ins, hardwood flooring throughout the main level, a wood burning fireplace, Anderson replacement windows & a full house fan. Offers a large utility basement (30 x 12), a partially finished area with a bar with recessed lighting, as well as, a separate laundry room. Private large lot (41x167) with a fully fenced back yard, large deck & a shed for storage. Newly installed Air Conditioning Unit, Furnace, French Drain & a Sump pump with battery back up! Pride of Ownership shines throughout this home! Home truly is move in ready! Welcome Home!

Key facts

• Built in shelves
• Back deck
• 6,843 sq ft lot

Tags

• BACK DECK
• BUILT IN SHELVES

Property features AI

Finance

• Other: Ownership: Fee simple; Kick-out clause applies with a 3-day period

Exterior

• Parking: Driveway parking for three vehicles; Three total garage and parking spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached single-family; Above-grade finished living area reported by assessor
• Construction: Shake siding; Block foundation
• Exterior features: Lot dimensions approximately 41 x 167

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Full basement, partially finished

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $148 ($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 $376k (4.8% below list).
• Recommended offer: $376k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 41% 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 $3k of loan paydown is wiped out by about $12k 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 21 days — a 2% lower offer ($389k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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 $190k; list at $395k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $376,155 (4.8% below list)

Questions for the listing agent

1. Built in 1952 — 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: 0.95% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $381,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 Evergreen St	0.00mi	4/2.0	1,314 (0%)	1mo	$400,000	$304	100
61 Ridgley St	0.14mi	3/2.0 (-1)	1,314 (0%)	3mo	$385,000	$293	86
71 Ridgley St	0.09mi	4/1.0	1,314 (0%)	7mo	$410,000	$312	86
201 Front St	0.07mi	3/1.0 (-1)	1,314 (0%)	7mo	$375,000	$285	82
200 Front St	0.05mi	4/2.0	1,444 (+10%)	6mo	$406,000	$281	76
7 Windsor Pl	0.39mi	3/1.5 (-1)	1,349 (+3%)	1mo	$306,000	$227	70
9 Sussex Rd	0.21mi	3/1.5 (-1)	1,380 (+5%)	7mo	$400,000	$290	69
205 Starling Ln	0.51mi	3/2.0 (-1)	1,287 (-2%)	3mo	$319,587	$248	65
1046 Woodlane Rd	0.67mi	3/1.5 (-1)	1,328 (+1%)	4mo	$420,000	$316	56
856 Woodlane Rd	0.61mi	3/1.0 (-1)	1,250 (-5%)	1mo	$345,000	$276	54
142 Cherry St	0.37mi	3/1.5 (-1)	1,508 (+15%)	1mo	$170,000	$113	50
7 Ridgley St	0.38mi	3/2.0 (-1)	1,500 (+14%)	7mo	$438,000	$292	48

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-60,376
• Equity at exit: $58,896

10-year hold

• IRR: -10.1%
• Equity multiple: 0.43×
• Total profit: $-63,402
• Equity at exit: $34,152

Cash invested: $110,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $3,762 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$588 /mo · $7,056/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$790
• Net cashflow: $148

Break-even live

Break-even rent $3,575

Max offer price $395,000

Occupancy floor 91%

Sensitivity live

Price	-10% $371	-5% $259	+0% $148	+5% $36	+10% $-76
Rent	-10% $-150	-5% $-1	+0% $148	+5% $296	+10% $445
Rate	-1.0pp $347	-0.5pp $248	base $148	+0.5pp $45	+1.0pp $-59

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Front St Mount Holly, NJ	4.0	2.5	1500	$4,950	$3.30	0d	1	0.11mi
64 Regency Dr Mt Holly, NJ	1.0–3.0	1.0–2.0	1066	$2,800	$2.63	0d	1	0.56mi
209 Mill St Mount Holly, NJ	3.0	1.5	1274	$2,400	$1.88	2d	1	0.62mi
1 Kirby Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1349	$3,125	$2.32	0d	13	0.77mi
302 Barrington Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1226	$2,959	$2.41	0d	11	0.83mi
144 Washington St Unit C Mt Holly, NJ	3.0	1.0	1450	$2,370	$1.63	16d	1	1.01mi
502 Bloomfield Dr Westampton, NJ	4.0	3.0	1666	$4,950	$2.97	0d	1	1.11mi
901 Russo Dr Westampton, NJ	5.0	3.0	1666	$5,000	$3.00	0d	1	1.15mi

Listing history 31 events

1. 2026-05-15
   status Pending
2. 2026-05-06
   historical Active Under Contract
3. 2026-04-15
   listed $395,000 Active
4. 2017-09-01
   soldstatus $190,000
5. 2017-08-22
   soldstatus $190,000 Sold 782-char remark

   Show marketing remark (867 chars)

   Beautifully maintained & tastefully appointed four bedroom Cape Cod with two full bathrooms. A newer Kitchen with self closing drawers, granite counters & tile backsplash. Home is full of character with lots of built-ins, hardwood flooring throughout the main level, a wood burning fireplace, Anderson replacement windows & a full house fan. Offers a large utility basement (30 x 12), a partially finished area with a bar with recessed lighting, as well as, a separate laundry room. Private large lot (41x167) with a fully fenced back yard, large deck & a shed for storage. Newly installed Air Conditioning Unit, Furnace, French Drain & a Sump pump with battery back up! Pride of Ownership shines throughout this home! Home truly is move in ready! Welcome Home! Update:Active-F: In attorney review with a contract that has a contingency.

6. 2017-08-22
   soldstatus $190,000 867-char remark

   Show marketing remark (867 chars)

   Beautifully maintained & tastefully appointed four bedroom Cape Cod with two full bathrooms. A newer Kitchen with self closing drawers, granite counters & tile backsplash. Home is full of character with lots of built-ins, hardwood flooring throughout the main level, a wood burning fireplace, Anderson replacement windows & a full house fan. Offers a large utility basement (30 x 12), a partially finished area with a bar with recessed lighting, as well as, a separate laundry room. Private large lot (41x167) with a fully fenced back yard, large deck & a shed for storage. Newly installed Air Conditioning Unit, Furnace, French Drain & a Sump pump with battery back up! Pride of Ownership shines throughout this home! Home truly is move in ready! Welcome Home! Update:Active-F: In attorney review with a contract that has a contingency.

7. 2017-08-22
   soldstatus $190,000 Sold

   Show marketing remark (867 chars)

   Beautifully maintained & tastefully appointed four bedroom Cape Cod with two full bathrooms. A newer Kitchen with self closing drawers, granite counters & tile backsplash. Home is full of character with lots of built-ins, hardwood flooring throughout the main level, a wood burning fireplace, Anderson replacement windows & a full house fan. Offers a large utility basement (30 x 12), a partially finished area with a bar with recessed lighting, as well as, a separate laundry room. Private large lot (41x167) with a fully fenced back yard, large deck & a shed for storage. Newly installed Air Conditioning Unit, Furnace, French Drain & a Sump pump with battery back up! Pride of Ownership shines throughout this home! Home truly is move in ready! Welcome Home! Update:Active-F: In attorney review with a contract that has a contingency.

8. 2017-07-03
   historical 782-char remark

   Show marketing remark (782 chars)

   Beautifully maintained & tastefully appointed four bedroom Cape Cod with two full bathrooms. A newer Kitchen with self closing drawers, granite counters & tile backsplash. Home is full of character with lots of built-ins, hardwood flooring throughout the main level, a wood burning fireplace, Anderson replacement windows & a full house fan. Offers a large utility basement (30 x 12), a partially finished area with a bar with recessed lighting, as well as, a separate laundry room. Private large lot (41x167) with a fully fenced back yard, large deck & a shed for storage. Newly installed Air Conditioning Unit, Furnace, French Drain & a Sump pump with battery back up! Pride of Ownership shines throughout this home! Home truly is move in ready! Welcome Home!

9. 2017-07-03
   historical Contingent - Other

   Show marketing remark (782 chars)

   Beautifully maintained & tastefully appointed four bedroom Cape Cod with two full bathrooms. A newer Kitchen with self closing drawers, granite counters & tile backsplash. Home is full of character with lots of built-ins, hardwood flooring throughout the main level, a wood burning fireplace, Anderson replacement windows & a full house fan. Offers a large utility basement (30 x 12), a partially finished area with a bar with recessed lighting, as well as, a separate laundry room. Private large lot (41x167) with a fully fenced back yard, large deck & a shed for storage. Newly installed Air Conditioning Unit, Furnace, French Drain & a Sump pump with battery back up! Pride of Ownership shines throughout this home! Home truly is move in ready! Welcome Home!

10. 2017-06-18
    listed $195,000 Active
11. 2017-06-17
    listed $195,000 Active 782-char remark

    Show marketing remark (867 chars)

    Beautifully maintained & tastefully appointed four bedroom Cape Cod with two full bathrooms. A newer Kitchen with self closing drawers, granite counters & tile backsplash. Home is full of character with lots of built-ins, hardwood flooring throughout the main level, a wood burning fireplace, Anderson replacement windows & a full house fan. Offers a large utility basement (30 x 12), a partially finished area with a bar with recessed lighting, as well as, a separate laundry room. Private large lot (41x167) with a fully fenced back yard, large deck & a shed for storage. Newly installed Air Conditioning Unit, Furnace, French Drain & a Sump pump with battery back up! Pride of Ownership shines throughout this home! Home truly is move in ready! Welcome Home! Update:Active-F: In attorney review with a contract that has a contingency.

12. 2017-06-17
    listed $195,000 867-char remark

    Show marketing remark (867 chars)

    Beautifully maintained & tastefully appointed four bedroom Cape Cod with two full bathrooms. A newer Kitchen with self closing drawers, granite counters & tile backsplash. Home is full of character with lots of built-ins, hardwood flooring throughout the main level, a wood burning fireplace, Anderson replacement windows & a full house fan. Offers a large utility basement (30 x 12), a partially finished area with a bar with recessed lighting, as well as, a separate laundry room. Private large lot (41x167) with a fully fenced back yard, large deck & a shed for storage. Newly installed Air Conditioning Unit, Furnace, French Drain & a Sump pump with battery back up! Pride of Ownership shines throughout this home! Home truly is move in ready! Welcome Home! Update:Active-F: In attorney review with a contract that has a contingency.

13. 2012-09-13
    soldstatus $193,500
14. 2012-08-15
    soldstatus $193,500 Sold
15. 2012-08-15
    soldstatus $193,500
16. 2012-06-12
    status Under Contract
17. 2012-06-06
    historical
18. 2012-05-07
    price $199,900
19. 2012-04-20
    price $205,000
20. 2012-04-06
    price $214,900
21. 2012-03-12
    listed $219,900 Active
22. 2012-03-11
    listed $199,900
23. 2003-11-13
    soldstatus $178,000
24. 2003-10-17
    soldstatus $178,000
25. 2003-08-18
    historical
26. 2003-08-11
    listed $178,000
27. 2000-05-15
    soldstatus $119,500
28. 2000-05-11
    soldstatus $119,500
29. 2000-04-11
    historical
30. 2000-04-04
    listed $119,500
31. 1997-06-12
    soldstatus $106,000

ⓘ 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: $7,056 · $588/mo
• Projected year-2 tax: $8,446 · $704/mo
• Expected delta: +$1,390/yr (+$116/mo · 19.7%)

ⓘ 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: $45,139
• − Mortgage interest: −$22,126
• − Property taxes: −$7,056
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,611
• − Management: −$3,611
• − Depreciation: −$11,491
• Taxable loss: −$4,731
• Est. tax savings @ 24.0%: +$1,135
• After-tax cash flow: $2,907/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

+272.6% since first listed

31 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-06 Contingent — BRIGHT MLS
• 2026-04-15 Listed $395,000 BRIGHT MLS
• 2017-09-01 Sold (Public Records) $190,000 Public Records
• 2017-08-22 Sold (MLS) $190,000 TREND
• 2017-08-22 Sold (MLS) $190,000 BRIGHT MLS
• 2017-08-22 Sold (MLS) $190,000 MOMLS
• 2017-07-03 Delisted — MOMLS
• 2017-07-03 Contingent — TREND
• 2017-06-18 Listed $195,000 TREND
• 2017-06-17 Listed $195,000 MOMLS
• 2017-06-17 Listed $195,000 BRIGHT MLS
• 2012-09-13 Sold (Public Records) $193,500 Public Records
• 2012-08-15 Sold (MLS) $193,500 BRIGHT MLS
• 2012-08-15 Sold (MLS) $193,500 TREND
• 2012-06-12 Pending — TREND
• 2012-06-06 Listing Removed — BRIGHT MLS
• 2012-05-07 Price Changed $199,900 TREND
• 2012-04-20 Price Changed $205,000 TREND
• 2012-04-06 Price Changed $214,900 TREND
• 2012-03-12 Listed $219,900 TREND
• 2012-03-11 Listed $199,900 BRIGHT MLS
• 2003-11-13 Sold (Public Records) $178,000 Public Records
• 2003-10-17 Sold (MLS) $178,000 BRIGHT MLS
• 2003-08-18 Listing Removed — BRIGHT MLS
• 2003-08-11 Listed $178,000 BRIGHT MLS
• 2000-05-15 Sold (Public Records) $119,500 Public Records
• 2000-05-11 Sold (MLS) $119,500 BRIGHT MLS
• 2000-04-11 Listing Removed — BRIGHT MLS
• 2000-04-04 Listed $119,500 BRIGHT MLS
• 1997-06-12 Sold (Public Records) $106,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $7,056 · +6.6% YoY. Source: county tax records.