210 W Union St · Burlington, NJ 08016

$129,950

3 bd · 1.0 ba · 1,618 sqft · Townhouse public records · 141 Days on market

Built 1900

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors! Unique 3 Bedroom 1 Bath investment opportunity located on a quiet street in the heart of historic Burlington City. This home, full of potential, has already had renovations started, making it perfect for investors ready to finish the project! The home is being sold AS-IS. Buyer is responsible for obtaining the U & O. Please enter with caution! Due to the condition of the property a Hold Harmless Agreement is attached in the document section and must be signed prior to scheduling any showings. Don't miss out on this chance to invest in a promising property at a great price!

Key facts

• Quiet street
• Renovations started
• Sold as is

Tags

• QUIET STREET
• HISTORIC BURLINGTON CITY
• RENOVATIONS STARTED
• SOLD AS IS

Property features AI

Finance

• Other: Not in a federal flood zone; Ownership listed as other; Finished above-grade area approximately 1,618

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Semi-detached home; Estimated year built
• Construction: Aluminum siding; Brick/mortar foundation; Above- and below-grade structures
• Exterior features: No tidal water; Lot roughly 16 x 100

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating (natural gas); Ceiling fans and window AC units
• Interior features: Daylight full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 4.6% in Burlington — 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 78/100 on livability (#89 in NJ, #2,359 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: schools C-, amenities F.
• Burlington City Public School District (suburban): math 7% / reading 29% proficiency, ranked #439 of 472 in NJ (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 179 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $898 of loan paydown is wiped out by about $4k 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 141 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $110k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; flood insurance adds $427/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $114,356 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.74% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.54%
• DSCR: 2.00
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $276,678
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
344 W Pearl St	0.21mi	3/1.0	1,436 (-11%)	0mo	$252,000	$175	71
127 W Federal St	0.30mi	4/1.0 (+1)	1,408 (-13%)	0mo	$255,000	$181	60
206 Jones Ave	0.55mi	4/2.5 (+1)	1,620 (+0%)	5mo	$250,000	$154	59
350 E Broad	0.64mi	3/2.0	1,680 (+4%)	3mo	$227,900	$136	57
507 Linden Ave	0.68mi	3/2.0	1,584 (-2%)	5mo	$162,000	$102	57
140 E Federal St	0.57mi	4/1.5 (+1)	1,760 (+9%)	3mo	$239,000	$136	49
333 E Pearl St #6	0.68mi	3/2.5	1,750 (+8%)	2mo	$367,500	$210	47
310 York St	0.44mi	4/1.5 (+1)	1,398 (-14%)	4mo	$285,500	$204	47
474 Saint Mary St	0.61mi	3/1.0	1,400 (-14%)	3mo	$262,000	$187	46
133 E Federal St	0.56mi	3/2.0	1,376 (-15%)	2mo	$235,000	$171	44
511 Linden Ave	0.68mi	4/3.0 (+1)	1,504 (-7%)	2mo	$140,000	$93	42
506 Linden Ave	0.65mi	4/1.5 (+1)	1,418 (-12%)	1mo	$229,900	$162	41

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-4,264
• Equity at exit: $19,376

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $19,086
• Equity at exit: $11,236

Cash invested: $36,386 (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 08016

• Home prices YoY: -21.8%
• Active inventory: 179
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$681
• Tax from tax record: −$369 /mo · $4,432/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $257

Break-even live

Break-even rent $1,939

Max offer price $129,950

Occupancy floor 84%

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: $32,488
• Closing costs: $3,898
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 W Union St Burlington, NJ	4.0	1.5	1645	$2,000	$1.22	2d	1	0.13mi
103 W Union St Burlington, NJ	4.0	2.5	1333	$2,200	$1.65	15d	1	0.13mi
104 Juniper St Burlington, NJ	2.0	1.0	1310	$1,800	$1.37	24d	1	0.27mi
328 High St Unit 2A Burlington, NJ	3.0	1.5	1200	$2,345	$1.95	12d	1	0.27mi
328 High St Unit 2B Burlington, NJ	3.0	1.0	1200	$2,345	$1.95	12d	1	0.27mi
229 High St Burlington, NJ	3.0	1.0	1200	$1,975	$1.65	18d	1	0.31mi
405 Lawrence St Burlington, NJ	4.0	1.0	1859	$2,000	$1.08	5d	1	0.42mi
302 Jones Ave Burlington, NJ	2.0	1.0	1050	$2,000	$1.90	5d	1	0.61mi
336 Barclay St Unit B Burlington, NJ	3.0	1.0	1944	$1,800	$0.93	24d	1	0.63mi
341 Clarkson St Burlington, NJ	3.0	2.0	1080	$2,800	$2.59	1d	1	0.67mi
516 Columbus Rd Burlington, NJ	4.0	1.0	1600	$2,750	$1.72	15d	1	0.84mi
516 Columbus Rd Burlington, NJ	4.0	1.0	1404	$2,400	$1.71	1d	1	0.84mi
806 High St Burlington, NJ	3.0	1.0	1376	$2,100	$1.53	18d	1	0.86mi
1201 High St Burlington, NJ	3.0	1.0	1064	$2,100	$1.97	24d	1	1.04mi
115 Cedar St Unit 2 Bristol, PA	3.0	1.0	1700	$2,600	$1.53	1d	1	1.26mi
256 Radcliffe St Bristol, PA	4.0	2.0	1900	$3,250	$1.71	1d	1	1.32mi
523 Locust St Bristol, PA	3.0	1.0	1148	$1,925	$1.68	24d	1	1.35mi

Listing history 33 events

1. 2026-06-18
   days on market $129,950 Active 141 DOM
2. 2026-06-17
   days on market $129,950 Active 140 DOM
3. 2026-06-16
   days on market $129,950 Active 139 DOM
4. 2026-06-15
   days on market $129,950 Active 138 DOM
5. 2026-06-13
   days on market $129,950 Active 136 DOM
6. 2026-06-13
   days on market $129,950 Active 135 DOM
7. 2026-06-09
   days on market $129,950 Active 132 DOM
8. 2026-06-08
   days on market $129,950 Active 131 DOM
9. 2026-06-07
   days on market $129,950 Active 130 DOM
10. 2026-06-04
    days on market $129,950 Active 127 DOM
11. 2026-06-03
    days on market $129,950 Active 126 DOM
12. 2026-06-02
    days on market $129,950 Active 125 DOM
13. 2026-06-01
    days on market $129,950 Active 124 DOM
14. 2026-05-31
    days on market $129,950 Active 123 DOM
15. 2026-03-06
    price $129,950
16. 2026-01-28
    listed $130,000 Active
17. 2025-05-20
    historical
18. 2025-04-08
    listed $169,000 Active
19. 2025-01-18
    soldstatus $110,000
20. 2025-01-08
    soldstatus $110,000 Closed 604-char remark

    Show marketing remark (604 chars)

    Attention Investors! Unique 3 Bedroom 1 Bath investment opportunity located on a quiet street in the heart of historic Burlington City. This home, full of potential, has already had renovations started, making it perfect for investors ready to finish the project! The home is being sold AS-IS. Buyer is responsible for obtaining the U & O. Please enter with caution! Due to the condition of the property a Hold Harmless Agreement is attached in the document section and must be signed prior to scheduling any showings. Don't miss out on this chance to invest in a promising property at a great price!

21. 2024-12-20
    status Active 604-char remark

    Show marketing remark (604 chars)

    Attention Investors! Unique 3 Bedroom 1 Bath investment opportunity located on a quiet street in the heart of historic Burlington City. This home, full of potential, has already had renovations started, making it perfect for investors ready to finish the project! The home is being sold AS-IS. Buyer is responsible for obtaining the U & O. Please enter with caution! Due to the condition of the property a Hold Harmless Agreement is attached in the document section and must be signed prior to scheduling any showings. Don't miss out on this chance to invest in a promising property at a great price!

22. 2024-11-20
    status Pending 604-char remark

    Show marketing remark (604 chars)

    Attention Investors! Unique 3 Bedroom 1 Bath investment opportunity located on a quiet street in the heart of historic Burlington City. This home, full of potential, has already had renovations started, making it perfect for investors ready to finish the project! The home is being sold AS-IS. Buyer is responsible for obtaining the U & O. Please enter with caution! Due to the condition of the property a Hold Harmless Agreement is attached in the document section and must be signed prior to scheduling any showings. Don't miss out on this chance to invest in a promising property at a great price!

23. 2024-09-26
    price $130,000 604-char remark

    Show marketing remark (604 chars)

    Attention Investors! Unique 3 Bedroom 1 Bath investment opportunity located on a quiet street in the heart of historic Burlington City. This home, full of potential, has already had renovations started, making it perfect for investors ready to finish the project! The home is being sold AS-IS. Buyer is responsible for obtaining the U & O. Please enter with caution! Due to the condition of the property a Hold Harmless Agreement is attached in the document section and must be signed prior to scheduling any showings. Don't miss out on this chance to invest in a promising property at a great price!

24. 2024-08-23
    listed $150,000 Active 604-char remark

    Show marketing remark (604 chars)

    Attention Investors! Unique 3 Bedroom 1 Bath investment opportunity located on a quiet street in the heart of historic Burlington City. This home, full of potential, has already had renovations started, making it perfect for investors ready to finish the project! The home is being sold AS-IS. Buyer is responsible for obtaining the U & O. Please enter with caution! Due to the condition of the property a Hold Harmless Agreement is attached in the document section and must be signed prior to scheduling any showings. Don't miss out on this chance to invest in a promising property at a great price!

25. 2022-05-16
    historical
26. 2022-02-15
    price $105,000
27. 2022-01-05
    price $115,000
28. 2021-12-20
    listed $150,000 Active
29. 2021-04-27
    soldstatus $82,000
30. 2006-11-17
    historical
31. 2006-08-16
    listed $175,900
32. 1991-04-02
    soldstatus $27,000
33. 1978-01-01
    soldstatus $10,000

ⓘ 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: $4,432 · $369/mo
• Projected year-2 tax: $4,432 · $369/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 68% 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: $27,168
• − Mortgage interest: −$7,279
• − Property taxes: −$4,432
• − Insurance: −$5,768
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$3,780
• Taxable income: $1,561
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $2,710/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: Burlington City Public School District
• NCES district ID: 3402430
• Math proficiency: 7% ▼ -16.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $51,122
• Composite: 16.27/100
• National rank: #9218
• State rank: #439 of 472 in NJ

Livability — Burlington

• Score: 78/100
• State rank: #89
• US rank: #2359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, NJ
• County: Burlington County · 323,710 people
• 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: 1045.0

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 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%

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

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

+1199.5% since first listed

19 events — show timeline

• 2026-03-06 Price Changed $129,950 BRIGHT MLS
• 2026-01-28 Listed $130,000 BRIGHT MLS
• 2025-05-20 Listing Removed — BRIGHT MLS
• 2025-04-08 Listed $169,000 BRIGHT MLS
• 2025-01-18 Sold (Public Records) $110,000 Public Records
• 2025-01-08 Sold (MLS) $110,000 BRIGHT MLS
• 2024-12-20 Relisted — BRIGHT MLS
• 2024-11-20 Pending — BRIGHT MLS
• 2024-09-26 Price Changed $130,000 BRIGHT MLS
• 2024-08-23 Listed $150,000 BRIGHT MLS
• 2022-05-16 Listing Removed — BRIGHT MLS
• 2022-02-15 Price Changed $105,000 BRIGHT MLS
• 2022-01-05 Price Changed $115,000 BRIGHT MLS
• 2021-12-20 Listed $150,000 BRIGHT MLS
• 2021-04-27 Sold (Public Records) $82,000 Public Records
• 2006-11-17 Listing Removed — BRIGHT MLS
• 2006-08-16 Listed $175,900 BRIGHT MLS
• 1991-04-02 Sold (Public Records) $27,000 Public Records
• 1978-01-01 Sold (Public Records) $10,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $4,432 · +2.6% YoY. Source: county tax records.