714 Eayrestown Rd · Lumberton, NJ 08048

$159,500

2 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 19 Days on market

Built 1940 2.03 ac lot Est $186k · 14% 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 +27.9/30.0
• ARV discount +13.9/15.0
• DSCR +9.9/10.0
• 1% rule +8.9/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Builder or Investor wanted! No Escalation Clauses are acceptable. Best and final offers are due by Thursday 12 noon April 9th, 2026. Contracts are out. This home is situated on 2.03 Acres in very desirable Lumberton Twp. Major Rehab or Tear Down project. Home has not recently been occupied. The existing dwelling features kitchen, dining area, living room, full bath downstairs. Upstairs features 2 bedrooms plus full bath. Sale is strictly "AS IS" Buyer is responsible for any and all Investigations, Inspections zoning, variances, availability of water, sewer, utilities inquiries to twp. and state for any permits needed to make the parcel viable for rehabbing or building a new singl

Key facts

• Lumberton twp
• Full bath downstairs
• Kitchen

Tags

• 2.03 ACRES
• LUMBERTON TWP
• KITCHEN
• DINING AREA
• LIVING ROOM
• FULL BATH DOWNSTAIRS

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Driveway
• Utilities: Electric service with circuit breakers; Oil heating; Electric hot water; Public water and sewer
• Home design: Detached structure
• Construction: Frame construction; Brick and block foundation; Above-grade and below-grade structures; Built year recorded by assessor
• Exterior features: Public water; Public sewer; Driveway parking

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (oil fuel); Electric hot water
• Interior features: Partially finished basement; Not furnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lumberton Township Board Of Education (suburban): math 20% / reading 44% proficiency, ranked #292 of 472 in NJ (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 43 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $157,107 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.39% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.26%
• DSCR: 1.59
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $185,840
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Eayrestown Rd	0.00mi	2/1.0	1,010 (0%)	1mo	$185,900	$184	99

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $5,727
• Equity at exit: $23,782

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $46,002
• Equity at exit: $13,791

Cash invested: $44,660 (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 08048

• Home prices YoY: -5.2%
• Active inventory: 43
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,219 high
• Mortgage (P&I): −$836
• Tax from tax record: −$357 /mo · $4,279/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $494

Break-even live

Break-even rent $1,594

Max offer price $159,500

Occupancy floor 73%

Sensitivity live

Price	-10% $584	-5% $539	+0% $494	+5% $449	+10% $403
Rent	-10% $318	-5% $406	+0% $494	+5% $581	+10% $669
Rate	-1.0pp $574	-0.5pp $534	base $494	+0.5pp $452	+1.0pp $410

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Mulberry Ct Lumberton, NJ	3.0	1.5	1244	$2,200	$1.77	2d	1	0.20mi
1401 Windmill Way Lumberton, NJ	1.0–2.0	1.0–2.0	947	$2,315	$2.44	2d	29	0.58mi
100 Dorchester Dr Lumberton, NJ	1.0–2.0	1.0–2.0	1057	$3,195	$3.02	2d	22	0.87mi
144 Washington St Unit C Mt Holly, NJ	3.0	1.0	1450	$2,370	$1.63	16d	1	1.47mi
73 Washington St Mount Holly, NJ	1.0	1.5–2.0	985	$2,200	$2.23	2d	2	1.50mi

Listing history 3 events

1. 2026-04-23
   status Pending
2. 2026-04-20
   historical Active Under Contract
3. 2026-04-01
   listed $159,500 Active

ⓘ 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: $4,279 · $357/mo
• Projected year-2 tax: $4,279 · $357/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $26,630
• − Mortgage interest: −$8,934
• − Property taxes: −$4,279
• − Insurance: −$798
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − Depreciation: −$4,640
• Taxable income: $3,718
• Est. tax owed @ 24.0%: −$892
• After-tax cash flow: $5,032/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: Lumberton Township Board Of Education
• NCES district ID: 3409180
• Math proficiency: 20% ▼ -28.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $81,262
• Composite: 30.76/100
• National rank: #6157
• State rank: #292 of 472 in NJ

Livability — Lumberton

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): 12,882
• Household income: $113,440
• Rent vs Own: 26.8% rent · 73.2% own
• Severe rent burden: 365.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 13% Two or more races 7% Hispanic / Latino 7% Asian 5%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Spanish 2% Other Indo-European 2% Other Asian/Pacific 1%

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: ▼ -16.09%
• Current HPI: 296.5422
• 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

3 events — show timeline

• 2026-04-23 Pending — BRIGHT MLS
• 2026-04-20 Contingent — BRIGHT MLS
• 2026-04-01 Listed $159,500 BRIGHT MLS

Property tax history

-0.0%/yr

Latest (2025): $4,279 · -25.9% YoY. Source: county tax records.