50 Pine St · Beverly, NJ 08010

$265,000

4 bd · 1.0 ba · 1,468 sqft · SingleFamily public records · 42 Days on market

Built 1920 2,836 sqft lot $181/sqft · 19% below area Est $326k · 19% under

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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).

• Cash flow +17.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.4/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 50 Pine St in Beverly, NJ — a beautifully refreshed 4-bedroom, 1-bath home offering a perfect blend of comfort, space, and modern appeal. Step inside to an inviting open layout featuring a bright living area and a stylishly updated kitchen with sleek cabinetry, stainless steel appliances, and contemporary finishes. The recent updates provide a move-in ready experience, allowing you to settle in with confidence and ease and the layout has ample space for family living, with well-sized bedrooms and one full bathroom for convenience. Outside, enjoy a ample sized yard perfect for gatherings, playing, or simply unwinding after a long day. Located in a quiet neighborhood close to

Key facts

• Close to parks
• Open layout
• Updated kitchen

Tags

• OPEN LAYOUT
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• AMPLE SIZED YARD
• QUIET NEIGHBORHOOD
• CLOSE TO PARKS

Property features AI

Finance

• Other: Fee simple ownership; Property condition rated Good to Very Good

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 100 amp electric service; Natural gas hot water; Cable TV available
• Home design: Detached structure; Estimated year built; Pitched shingle roof
• Construction: Vinyl siding; Permanent foundation
• Exterior features: Porch(es); No tidal water

Interior

• Kitchen: Microwave; Stove; Refrigerator
• Bedrooms: Four bedrooms on the upper level; Total of 7 rooms including living room and 4 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Baseboard hot water heating (natural gas); Wall cooling unit
• Interior features: Eat-in kitchen; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 5.1% 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: amenities F.
• Beverly City School (suburban): math 30% / reading 60% proficiency, ranked #441 of 612 in NJ (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Beverly City School District (math 12% / reading 32%, grade F, #951 of 1,303 statewide, top 75%, 343 students, 52% FRL).
• Zoned-school proficiency averages 22% at this address vs 45% district-wide (-23 pts) — the specific schools serving this property underperform the Beverly City School average; the district grade overstates school quality for this exact location.
• Market conditions: 66 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 42 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 26y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $257,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 1.06% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 7.9

CMA / ARV

• ARV (median comp): $325,791
• List price: $265,000
• Delta: -18.66%
• 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
48 Pine St	0.01mi	3/2.0 (-1)	1,307 (-11%)	3mo	$390,000	$298	70
70 Pine St	0.04mi	4/2.0	1,680 (+14%)	6mo	$289,900	$173	65
327 Lincoln Ave	0.49mi	3/1.5 (-1)	1,492 (+2%)	10mo	$380,000	$255	59
521 Spruce St	0.31mi	4/2.0	1,315 (-10%)	7mo	$175,000	$133	59
622 Walton Ave	0.09mi	5/1.5 (+1)	1,664 (+13%)	10mo	$265,000	$159	58
414 Bentley Ave	0.53mi	3/1.0 (-1)	1,411 (-4%)	9mo	$325,000	$230	56
214 Hendrickson Ave	0.65mi	3/1.5 (-1)	1,528 (+4%)	2mo	$410,000	$268	55
605 Broad St	0.42mi	3/3.0 (-1)	1,619 (+10%)	1mo	$285,000	$176	49
1108 Laurel Rd	0.74mi	4/2.0	1,328 (-10%)	2mo	$380,000	$286	44
503 Monroe Ave	0.68mi	4/1.5	1,660 (+13%)	8mo	$355,000	$214	38
204 N Harrison Ave	0.72mi	4/1.5	1,662 (+13%)	8mo	$365,000	$220	36
1103 Laurel Rd	0.74mi	3/1.5 (-1)	1,328 (-10%)	10mo	$274,000	$206	35

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-30,720
• Equity at exit: $39,512

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-10,556
• Equity at exit: $22,912

Cash invested: $74,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,811 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$531 /mo · $6,371/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $189

Break-even live

Break-even rent $2,571

Max offer price $265,000

Occupancy floor 88%

Sensitivity live

Price	-10% $339	-5% $264	+0% $189	+5% $114	+10% $39
Rent	-10% $-33	-5% $78	+0% $189	+5% $300	+10% $411
Rate	-1.0pp $323	-0.5pp $257	base $189	+0.5pp $121	+1.0pp $51

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Green St Beverly, NJ	3.0	1.0	1008	$2,800	$2.78	45d	1	0.69mi
52 Creekside Way Burlington, NJ	3.0	3.5	1764	$3,100	$1.76	0d	1	1.14mi
4236 Route 130 Willingboro, NJ	1.0–3.0	1.0–2.5	1278	$2,710	$2.12	0d	1	1.44mi
20 Sussex Dr Unit Sfh Willingboro, NJ	4.0	2.0	1000	$2,850	$2.85	0d	1	1.44mi

Listing history 50 events

1. 2026-06-18
   status $265,000 Pending 42 DOM
2. 2026-06-18
   days on market $265,000 Active 42 DOM
3. 2026-06-17
   days on market $265,000 Active 41 DOM
4. 2026-06-16
   days on market $265,000 Active 40 DOM
5. 2026-06-15
   days on market $265,000 Active 39 DOM
6. 2026-06-13
   days on market $265,000 Active 37 DOM
7. 2026-06-09
   days on market $265,000 Active 33 DOM
8. 2026-06-08
   days on market $265,000 Active 32 DOM
9. 2026-06-07
   days on market $265,000 Active 31 DOM
10. 2026-06-04
    days on market $265,000 Active 28 DOM
11. 2026-06-03
    days on market $265,000 Active 27 DOM
12. 2026-06-02
    days on market $265,000 Active 26 DOM
13. 2026-06-01
    days on market $265,000 Active 25 DOM
14. 2026-05-31
    days on market $265,000 Active 24 DOM
15. 2026-05-11
    price $270,000 920-char remark
16. 2026-05-07
    listed $280,000 Active 920-char remark
17. 2026-05-04
    historical
18. 2026-04-23
    status Active
19. 2026-04-10
    status Pending
20. 2026-03-17
    historical Active Under Contract
21. 2026-03-07
    price $280,000
22. 2026-02-17
    price $285,000
23. 2026-02-02
    price $295,000
24. 2026-01-28
    listed $300,000 Active
25. 2026-01-23
    historical
26. 2026-01-14
    price $300,000
27. 2025-12-18
    price $310,000
28. 2025-11-11
    price $320,000
29. 2025-10-21
    listed $325,000 Active
30. 2025-09-17
    soldstatus $185,000
31. 2025-09-08
    soldstatus $185,000 Closed
32. 2025-08-28
    soldstatus $140,000
33. 2025-06-18
    status Pending
34. 2025-06-18
    listed $219,900 Active
35. 2018-05-17
    status Under Contract
36. 2018-05-13
    historical
37. 2018-05-02
    historical
38. 2018-05-02
    status Active
39. 2018-04-30
    soldstatus $39,500 Sold
40. 2018-04-30
    soldstatus $39,500 Closed
41. 2018-04-13
    historical
42. 2018-04-02
    price $35,000
43. 2018-04-02
    price $35,000
44. 2018-02-23
    listed $40,000 Active
45. 2018-02-23
    listed $40,000 Active
46. 2017-04-21
    historical
47. 2017-01-15
    listed $44,100
48. 2016-11-17
    historical
49. 2016-07-29
    listed $49,000
50. 2015-03-02
    historical

ⓘ 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: $6,371 · $531/mo
• Projected year-2 tax: $6,485 · $540/mo
• Expected delta: +$114/yr (+$9/mo · 1.8%)

ⓘ 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 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: $33,727
• − Mortgage interest: −$14,844
• − Property taxes: −$6,371
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,698
• − Management: −$2,698
• − Depreciation: −$7,709
• Taxable loss: −$1,919
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $2,732/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: Beverly City School
• NCES district ID: 3401740
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $50,628
• Composite: 40.86/100
• National rank: #7536
• State rank: #441 of 612 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

• Census place: Beverly, NJ
• 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

+373.2% since first listed

50 events — show timeline

• 2026-05-27 Price Changed $265,000 BRIGHT MLS
• 2026-05-11 Price Changed $270,000 BRIGHT MLS
• 2026-05-07 Listed $280,000 BRIGHT MLS
• 2026-05-04 Listing Removed — BRIGHT MLS
• 2026-04-23 Relisted — BRIGHT MLS
• 2026-04-10 Pending — BRIGHT MLS
• 2026-03-17 Contingent — BRIGHT MLS
• 2026-03-07 Price Changed $280,000 BRIGHT MLS
• 2026-02-17 Price Changed $285,000 BRIGHT MLS
• 2026-02-02 Price Changed $295,000 BRIGHT MLS
• 2026-01-28 Listed $300,000 BRIGHT MLS
• 2026-01-23 Listing Removed — BRIGHT MLS
• 2026-01-14 Price Changed $300,000 BRIGHT MLS
• 2025-12-18 Price Changed $310,000 BRIGHT MLS
• 2025-11-11 Price Changed $320,000 BRIGHT MLS
• 2025-10-21 Listed $325,000 BRIGHT MLS
• 2025-09-17 Sold (Public Records) $185,000 Public Records
• 2025-09-08 Sold (MLS) $185,000 BRIGHT MLS
• 2025-08-28 Sold (Public Records) $140,000 Public Records
• 2025-06-18 Pending — BRIGHT MLS
• 2025-06-18 Listed $219,900 BRIGHT MLS
• 2018-05-17 Pending — TREND
• 2018-05-13 Delisted — TREND
• 2018-05-02 Listing Removed — BRIGHT MLS
• 2018-05-02 Relisted — BRIGHT MLS
• 2018-04-30 Sold (MLS) $39,500 BRIGHT MLS
• 2018-04-30 Sold (MLS) $39,500 TREND
• 2018-04-13 Listing Removed — BRIGHT MLS
• 2018-04-02 Price Changed $35,000 BRIGHT MLS
• 2018-04-02 Price Changed $35,000 TREND
• 2018-02-23 Listed $40,000 BRIGHT MLS
• 2018-02-23 Listed $40,000 TREND
• 2017-04-21 Listing Removed — BRIGHT MLS
• 2017-01-15 Listed $44,100 BRIGHT MLS
• 2016-11-17 Listing Removed — BRIGHT MLS
• 2016-07-29 Listed $49,000 BRIGHT MLS
• 2015-03-02 Listing Removed — BRIGHT MLS
• 2015-01-05 Listed $115,000 BRIGHT MLS
• 2011-12-31 Listing Removed — BRIGHT MLS
• 2010-08-20 Listed $109,000 BRIGHT MLS
• 2009-05-04 Listing Removed — BRIGHT MLS
• 2009-01-16 Listed $142,000 BRIGHT MLS
• 2008-11-15 Listing Removed — BRIGHT MLS
• 2008-09-05 Listed $139,000 BRIGHT MLS
• 2000-11-03 Sold (Public Records) $89,000 Public Records
• 2000-08-23 Sold (MLS) $26,900 BRIGHT MLS
• 2000-08-14 Listing Removed — BRIGHT MLS
• 2000-07-27 Listed $26,900 BRIGHT MLS
• 1994-10-12 Sold (Public Records) $53,000 Public Records
• 1988-02-29 Sold (Public Records) $56,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $6,371 · +4.2% YoY. Source: county tax records.