12 Belair Ave · Maple Shade, NJ 08052

$260,000

3 bd · 1.0 ba · 954 sqft · SingleFamily public records · 17 Days on market

Built 1951 6,177 sqft lot Est $284k · 9% under

---

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 +14.8/30.0
• ARV discount +11.3/15.0
• 1% rule +4.5/10.0
• DSCR +4.5/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Here is a 3 bedroom 1 bath home now available in desirable Maple Shade! This home would be great for a savvy buyer looking to make their own personal upgrades in a great neighborhood! Make your appointment today!

Key facts

• 6,177 sq ft lot
• Pool
• Built 1951

Property features AI

Finance

• Financial info: Fee simple ownership

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Frame construction; Crawl space foundation
• Construction: Built year per assessor; Frame construction; Crawl space foundation
• Exterior features: Above-ground personal pool; Lot dimensions approximately 60 x 103 feet

Interior

• Bedrooms: 3 bedrooms on main level
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas); Natural gas hot water
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $69 ($832/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 $246k (5.2% below list).
• Recommended offer: $246k (5.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Maple Shade School District (suburban): math 8% / reading 32% proficiency, ranked #428 of 472 in NJ (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.9%/yr); 69 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 37% of the median local income ($79k/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 $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 17 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; list at $260k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $246,437 (5.2% below list)

Questions for the listing agent

1. Built in 1951 — 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: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $284,292
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Woodbine Ave	0.08mi	3/1.0	954 (0%)	0mo	$345,000	$362	96
2 Wyndale Ave	0.13mi	3/1.0	996 (+4%)	4mo	$275,000	$276	84
128 S Coles Ave	0.19mi	2/1.0 (-1)	890 (-7%)	0mo	$307,000	$345	75
327 S Coles Ave	0.32mi	2/1.5 (-1)	948 (-1%)	5mo	$289,900	$306	73
5 Paul Rd	0.09mi	3/1.0	1,091 (+14%)	2mo	$315,787	$289	70
55 S Clinton Ave	0.29mi	3/1.0	896 (-6%)	10mo	$290,000	$324	68
319 S Coles Ave	0.31mi	3/1.5	1,080 (+13%)	5mo	$300,000	$278	58
234 S Clinton Ave	0.26mi	3/1.0	1,089 (+14%)	9mo	$296,000	$272	57
107 S Forklanding Rd	0.58mi	2/1.5 (-1)	921 (-4%)	7mo	$325,000	$353	54
48 S Clinton	0.28mi	2/1.0 (-1)	840 (-12%)	11mo	$179,375	$214	53
432 N Coles Ave	0.69mi	2/1.0 (-1)	896 (-6%)	6mo	$225,000	$251	48
231 S Forklanding Rd	0.62mi	2/2.0 (-1)	1,040 (+9%)	8mo	$310,000	$298	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 · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.51×
• Total profit: $-35,376
• Equity at exit: $38,767

10-year hold

• IRR: -3.0%
• Equity multiple: 0.79×
• Total profit: $-15,354
• Equity at exit: $22,480

Cash invested: $72,800 (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 08052

• Rents YoY: 3.9%
• Active inventory: 69
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,464 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$406 /mo · $4,868/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $69

Break-even live

Break-even rent $2,377

Max offer price $260,000

Occupancy floor 92%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Burroughs Mill Cir Cherry Hill, NJ	1.0–3.0	1.0–2.5	1142	$3,508	$3.07	1d	25	0.49mi
836 Cooper Landing Rd Cherry Hill, NJ	3.0	1.0–2.0	901	$2,915	$3.24	1d	18	0.85mi
106 Chestnut St Cherry Hill, NJ	2.0	1.0	732	$2,015	$2.75	3d	10	0.85mi
8534 Orchard Ave Pennsauken, NJ	2.0	1.0	875	$2,000	$2.29	24d	1	0.92mi
2145 New Jersey 38 Cherry Hill Township, NJ	1.0–2.0	1.0–2.0	943	$2,514	$2.67	1d	17	1.01mi
124 Stiles Ave Maple Shade, NJ	2.0	1.0	1105	$1,999	$1.81	5d	1	1.02mi
801 Cooper Landing Rd Cherry Hill, NJ	1.0–2.0	1.0–2.0	830	$2,087	$2.51	2d	10	1.03mi
2000 Maplewood Dr Maple Shade, NJ	1.0–2.0	1.0–1.5	1072	$2,480	$2.31	24d	1	1.33mi
300 Monroe Ave Unit B Cherry Hill Township, NJ	3.0	1.0	900	$2,250	$2.50	24d	1	1.45mi
100 Fox Meadow Dr Maple Shade, NJ	1.0–3.0	1.0	780	$2,235	$2.87	5d	13	1.45mi

Listing history 13 events

1. 2026-06-18
   days on market $260,000 Active 17 DOM
2. 2026-06-17
   days on market $260,000 Active 16 DOM
3. 2026-06-16
   days on market $260,000 Active 15 DOM
4. 2026-06-15
   days on market $260,000 Active 14 DOM
5. 2026-06-13
   days on market $260,000 Active 12 DOM
6. 2026-06-13
   days on market $260,000 Active 11 DOM
7. 2026-06-09
   days on market $260,000 Active 8 DOM
8. 2026-06-08
   days on market $260,000 Active 7 DOM
9. 2026-06-07
   days on market $260,000 Active 6 DOM
10. 2026-06-04
    days on market $260,000 Active 3 DOM
11. 2026-06-03
    days on market $260,000 Active 2 DOM
12. 2026-06-02
    remarks 212-char remark
13. 2026-06-02
    listed $260,000 Active 1 DOM

ⓘ 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: $4,868 · $406/mo
• Projected year-2 tax: $5,671 · $473/mo
• Expected delta: +$803/yr (+$67/mo · 16.5%)

ⓘ 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 53% 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: $29,572
• − Mortgage interest: −$14,564
• − Property taxes: −$4,868
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − Depreciation: −$7,564
• Taxable loss: −$3,455
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $1,662/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: Maple Shade School District
• NCES district ID: 3409660
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $55,213
• Composite: 18.31/100
• National rank: #8952
• State rank: #428 of 472 in NJ

Livability — Maple Shade

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): 20,127
• Household income: $79,087
• Rent vs Own: 51.0% rent · 49.0% own
• Severe rent burden: 1366.0

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 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 12% Black 9% Asian 8% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Dominican 3%
• Common ancestry: Romanian 6% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 82% English-only · Spanish 7% Other Indo-European 4% Other Asian/Pacific 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: ▼ -158.10%
• Current HPI: 285.9677
• Rent YoY: ▲ 3.90%
• 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

+253.7% since first listed

2 events — show timeline

• 2026-06-01 Listed $260,000 BRIGHT MLS
• 1997-12-08 Sold (Public Records) $73,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $4,868 · +4.3% YoY. Source: county tax records.