67 Tansboro Rd · Berlin, NJ 08009

$225,000

2 bd · 1.0 ba · 1,862 sqft · SingleFamily public records · 50 Days on market

Built 1925 0.38 ac lot Est $426k · 47% under

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +9.0/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT OPPORTUNITY FOR THE GROWING FAMILY. THREE LARGE ROOMS PLUS A FINISHED ATTIC, NEW UPDATED KITCHEN, 1 CAR GARAGE WITH HORSESHOE DRIVEWAY AND MUCH MORE. CALL FOR DETAILS.

Key facts

• Spacious main level
• Rear porch
• Generous footprint

Tags

• SPACIOUS MAIN LEVEL
• GENEROUS FOOTPRINT
• VERSATILE BONUS ROOM
• FINISHED ATTIC-STYLE SPACE
• DETACHED GARAGE
• REAR PORCH

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Detached structure; Frame construction with vinyl siding; Asphalt roof; Block foundation
• Construction: Frame and vinyl siding exterior; Block foundation; Asphalt roof; Double-hung, vinyl-clad windows; Garage structure present
• Exterior features: Sidewalks; Street lights; Patio(s); Porch(es); Open lot with front and rear yard

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Wood; Carpet; Laminate
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Forced air heating; Oil-fired heating; Electric hot water
• Interior features: Double entry; Attic; Built-ins; Dining area; Traditional floor plan; Eat-in kitchen; Tub and stall showers; 9'+ ceilings; Drywall walls and ceilings
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.8% in Berlin — 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 72/100 on livability (#226 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• Berlin Borough School District (suburban): math 30% / reading 52% proficiency, ranked #208 of 472 in NJ (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 127 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 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 $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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 $120k; list at $225k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1925 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.24%
• DSCR: 1.54
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $426,398
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Ridgeview Ave	0.26mi	3/2.0 (+1)	1,705 (-8%)	3mo	$445,000	$261	63
101 Rich Ave	0.58mi	3/2.5 (+1)	1,786 (-4%)	1mo	$505,000	$283	54
2 Winding Way	0.54mi	3/2.5 (+1)	1,744 (-6%)	4mo	$400,000	$229	50
108 Estaugh Ave	0.49mi	3/2.0 (+1)	1,800 (-3%)	23mo	$411,000	$228	44
18 Leroy Ave	0.28mi	3/2.0 (+1)	2,045 (+10%)	22mo	$461,000	$225	43
2 Smithfield Ave	0.63mi	3/1.0 (+1)	1,645 (-12%)	8mo	$370,000	$225	40

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $4,709
• Equity at exit: $33,548

10-year hold

• IRR: 11.6%
• Equity multiple: 1.92×
• Total profit: $57,750
• Equity at exit: $19,454

Cash invested: $63,000 (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 08009

• Home prices YoY: -23.1%
• Active inventory: 127
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,157 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$578 /mo · $6,934/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $643

Break-even live

Break-even rent $2,344

Max offer price $225,000

Occupancy floor 75%

Sensitivity live

Price	-10% $770	-5% $706	+0% $643	+5% $579	+10% $515
Rent	-10% $393	-5% $518	+0% $643	+5% $767	+10% $892
Rate	-1.0pp $756	-0.5pp $700	base $643	+0.5pp $584	+1.0pp $525

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 Tansboro Rd Berlin, NJ	3.0	2.5	2098	$3,200	$1.53	0d	1	0.04mi
55 Glacier Dr Berlin, NJ	2.0	2.5	1534	$2,950	$1.92	0d	1	0.86mi
122 Wilson Ln Berlin, NJ	2.0	2.5	1548	$2,875	$1.86	19d	1	1.31mi

Listing history 8 events

1. 2026-05-19
   status Pending
2. 2026-03-30
   listed $225,000 Active
3. 2003-02-10
   soldstatus $120,000
4. 2002-11-25
   soldstatus $120,000 173-char remark

   Show marketing remark (173 chars)

   GREAT OPPORTUNITY FOR THE GROWING FAMILY. THREE LARGE ROOMS PLUS A FINISHED ATTIC, NEW UPDATED KITCHEN, 1 CAR GARAGE WITH HORSESHOE DRIVEWAY AND MUCH MORE. CALL FOR DETAILS.

5. 2002-10-09
   listed $120,000 173-char remark

   Show marketing remark (173 chars)

   GREAT OPPORTUNITY FOR THE GROWING FAMILY. THREE LARGE ROOMS PLUS A FINISHED ATTIC, NEW UPDATED KITCHEN, 1 CAR GARAGE WITH HORSESHOE DRIVEWAY AND MUCH MORE. CALL FOR DETAILS.

6. 2000-01-31
   historical
7. 1999-12-08
   soldstatus $88,900
8. 1999-03-25
   listed $93,900

ⓘ 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: $6,934 · $578/mo
• Projected year-2 tax: $6,934 · $578/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $37,887
• − Mortgage interest: −$12,603
• − Property taxes: −$6,934
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,031
• − Management: −$3,031
• − Depreciation: −$6,545
• Taxable income: $4,618
• Est. tax owed @ 24.0%: −$1,108
• After-tax cash flow: $6,605/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: Berlin Borough School District
• NCES district ID: 3401590
• Math proficiency: 30% ▼ -23.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $76,221
• Composite: 37.74/100
• National rank: #4352
• State rank: #208 of 472 in NJ

Livability — Berlin

• Score: 72/100
• State rank: #226
• US rank: #6137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berlin, NJ
• Population (ZIP): 14,967

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 13% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 2% Italian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▼ -91.29%
• Current HPI: 304.7423
• Rent YoY: —
• Metro: —
• 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

+139.6% since first listed

8 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-03-30 Listed $225,000 BRIGHT MLS
• 2003-02-10 Sold (Public Records) $120,000 Public Records
• 2002-11-25 Sold (MLS) $120,000 BRIGHT MLS
• 2002-10-09 Listed $120,000 BRIGHT MLS
• 2000-01-31 Listing Removed — BRIGHT MLS
• 1999-12-08 Sold (Public Records) $88,900 Public Records
• 1999-03-25 Listed $93,900 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2025): $6,934 · +1.8% YoY. Source: county tax records.