6-6A Buttonwood · Echelon, NJ 08043

$589,000

6 bd · 3.0 ba · 2,720 sqft · MultiFamily · 53 Days on market

Built 1976 Good condition 2,613 sqft lot Est $560k · 5% over ↓ 2% 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 +13.3/30.0
• ARV discount +5.2/15.0
• Schools +4.5/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Spacious duplex located in highly desirable Voorhees offering a great opportunity for investors or owner-occupants. The first-floor unit features 3 bedrooms and 1.5 bathrooms and is currently tenant occupied on a month-to-month lease at $1,650 per month. The second-floor unit offers 4 bedrooms and 2 full bathrooms and is currently vacant, providing flexibility for a new tenant or an owner looking to occupy the property while generating rental income. Each unit is well maintained and move-in ready. The upstairs unit includes access to the garage, while the downstairs unit enjoys access to the backyard. With strong rental potential and a flexible layout, this property is ideal for buyers look

Key facts

• Tenant occupied
• Access to backyard
• Vacant

Tags

• TENANT OCCUPIED
• VACANT
• WELL MAINTAINED
• MOVE IN READY
• ACCESS TO GARAGE
• ACCESS TO BACKYARD

Property features AI

Exterior

• Parking: Detached garage (front entry) with 1 garage space
• Utilities: Public water; Public sewer; 100 Amp electric service; Cable TV available; Natural gas for heating, cooling fuel, and hot water
• Home design: Vinyl siding exterior; Shingle roof; Fee simple ownership; Finished above-grade area approximately 2,720
• Construction: Vinyl siding construction; Shingle roof; Estimated year built
• Exterior features: Above grade and below grade structures noted

Interior

• Bedrooms: One 2-bedroom unit; One 3-bedroom unit; One unit currently vacant; One unit is month-to-month
• Flooring: Fully carpeted
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Fully carpeted floors; No basement; Property in very good condition

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $589k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $0 ($-4/yr) — negative. Per door: $0/mo.
• To cash-flow at today's rent, offer at most $589k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $515k (12.5% below list).
• Recommended offer: $515k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.3% in Echelon — 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 (#141 in NJ, #3,732 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, employment A-; Watch: amenities C-, commute F, cost of living F.
• Voorhees Township School District (suburban): math 38% / reading 61% proficiency, ranked #134 of 472 in NJ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Voorhees Middle School (math 33% / reading 64%, grade C-, #115 of 431 statewide, top 27%, 963 students, 17% FRL); Eastern Regional High School (math 42% / reading 60%, grade D+, #96 of 399 statewide, top 25%, 1,933 students, 11% FRL).
• Market conditions: Rents rising (+2.0%/yr); 143 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• At $5,152/mo this rent would consume 59% of the median local household income ($105k/yr) (locally 1415% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Camden County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($571k) 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, 56% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $515,200 (12.5% 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 53 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $560,320
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6-6A Buttonwood	0.00mi	7/3.5 (+1)	2,720 (0%)	1mo	$560,000	$206	92

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 · 1.98% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.39×
• Total profit: $-100,624
• Equity at exit: $87,822

10-year hold

• IRR: -11.5%
• Equity multiple: 0.34×
• Total profit: $-108,378
• Equity at exit: $50,926

Cash invested: $164,920 (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 08043

• Rents YoY: 2.0%
• Active inventory: 143
• Price-to-rent: 19.1×

Monthly cashflow live

• Estimated rent: $5,152 high
• Mortgage (P&I): −$3,089
• Tax est. 1.5%: −$736 /mo · $8,835/yr
• Insurance: −$245
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,082
• Net cashflow: $-0

Break-even live

Break-even rent $5,152

Max offer price $588,947

Occupancy floor 95%

Sensitivity live

Price	-10% $407	-5% $203	+0% $0	+5% $-204	+10% $-407
Rent	-10% $-407	-5% $-204	+0% $0	+5% $203	+10% $407
Rate	-1.0pp $296	-0.5pp $149	base $0	+0.5pp $-153	+1.0pp $-308

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$5,152
Total (2 units)			$5,152

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: $147,250
• Closing costs: $17,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Wexford Rd Gibbsboro, NJ	5.0	3.0	2600	$4,200	$1.62	4d	1	1.36mi

Listing history 5 events

1. 2026-05-05
   status Pending
2. 2026-04-07
   price $589,000
3. 2026-03-20
   status Active
4. 2026-03-18
   historical Active Under Contract
5. 2026-03-11
   listed $600,000 Active

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,824
• − Mortgage interest: −$32,993
• − Property taxes: −$8,835
• − Insurance: −$2,945
• − Repairs & maintenance: −$4,946
• − Management: −$4,946
• − Depreciation: −$17,135
• Taxable loss: −$9,976
• Est. tax savings @ 24.0%: +$2,394
• After-tax cash flow: $2,390/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained and move-in ready multi-family property is in good condition with no major repairs needed. Painting the exterior siding, cleaning the gutters, and trimming the landscaping would significantly increase its resale and rental value.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding will improve the curb appeal and increase the property's resale and rental value.
• Both Clean the gutters — Cleaning the gutters will improve the property's appearance and functionality, making it more attractive to potential buyers and renters.
• Both Trim the landscaping — Trimming the landscaping will improve the property's curb appeal and make it more attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding will improve the curb appeal and increase the property's resale and rental value. ↑
• Both Clean the gutters — Cleaning the gutters will improve the property's appearance and functionality, making it more attractive to potential buyers and renters. ↑
• Both Trim the landscaping — Trimming the landscaping will improve the property's curb appeal and make it more attractive to potential buyers and renters. ↑

ⓘ 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: Voorhees Township School District
• NCES district ID: 3416830
• Math proficiency: 38% ▼ -22.00%
• Reading proficiency: 61% ▼ -13.00%
• Median HH income: $81,601
• Composite: 45.3/100
• National rank: #2651
• State rank: #134 of 472 in NJ

Livability — Echelon

• Score: 76/100
• State rank: #141
• US rank: #3732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Echelon, NJ
• County: Camden County · 407,624 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 31,191
• Household income: $105,473
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 1415.0

Population outlook (Camden County) Hauer SSP2

• Today (2025): 507,964 people
• By 2030: 502,182 · -1.1%
• By 2040: 485,602 · -4.4%
• By 2050: 465,630 · -8.3%
• By 2075: 419,986 · -17.3%
• By 2100: 369,492 · -27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Asian 20% Black 8% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 4% Scotch-Irish 2% Italian 1%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 75% English-only · Other Indo-European 10% Spanish 4% Other Asian/Pacific 3%

Political lean MEDSL · Camden

• 2024 margin: Strong D (+27.4) · D 63.0% · R 35.5% · Other 1.5%
• 2008→2024 swing: -8.8pp toward R · 2008: 36.2pp · 2024: 27.4pp
• All cycles: 2024: D+27.4 2020: D+33.5 2016: D+32.4 2012: D+36.6 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -198.34%
• Current HPI: 300.3058
• Rent YoY: ▲ 1.98%
• 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

-1.8% since first listed

5 events — show timeline

• 2026-05-05 Pending — BRIGHT MLS
• 2026-04-07 Price Changed $589,000 BRIGHT MLS
• 2026-03-20 Relisted — BRIGHT MLS
• 2026-03-18 Contingent — BRIGHT MLS
• 2026-03-11 Listed $600,000 BRIGHT MLS