100 Rancocas Rd · Vincentown, NJ 08060

$225,000

3 bd · None ba · — sqft · MultiFamily · 548 Days on market

Built 1896 7,610 sqft lot ↓ 25% since listing

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Why this score? — see what drove the C 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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +3.4/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Opportunity awaits the new owner. This building was the Old Buzz Tavern and is conveniently located on the corner of Rancocas and King just across from the County Court House. This property needs a major rehab. Current building materials are onsite along with professional blueprints and all are included in the sale. Large commercial Ansul system included. There is also a Residential Apartment unit located on the second and third floors which offers a spacious living room, an eat in kitchen, a full bath and three to four beds. Parking lot included, located in rear of building off King St, can accommodate approximately 20+ cars.

Key facts

• 7,610 sq ft lot
• Built 1896
• Listed 547 days

Property features AI

Finance

• Other: Property condition requires major rehabilitation
• Financial info: Two total units (one three-bedroom unit); Two vacant units; Land assessed separately from improvements

Exterior

• Parking: Private parking in a parking lot
• Utilities: Public sewer; Water listed as private and public; Natural gas available
• Home design: Semi-detached structure; Fee simple ownership
• Construction: Brick, shake siding, and wood siding construction; Metal roof; Block and concrete perimeter foundation; Estimated year built
• Exterior features: Private lot; Lot dimensions approximately 47 x 162 feet; Tidal water not present; Above-grade and below-grade structures noted

Interior

• Bedrooms: One three-bedroom unit
• Heating & cooling: Natural gas available
• Interior features: Major rehab needed; Living area source is assessor

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/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: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.5% in Vincentown — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Rancocas Valley Regional High School District (suburban): math 29% / reading 49% proficiency, ranked #236 of 472 in NJ (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.4%/yr); 134 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $2k of loan paydown is wiped out by about $7k 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 548 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $75k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 548 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 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.14% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.86%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

No comps found within radius.

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Washington St	0.13mi	3/—	2,408	0mo	$320,000	$133	81
85 Madison Ave	0.37mi	3/—	1,941	3mo	$290,166	$149	68
9-11 W Monroe St	0.34mi	4/2.5 (+1)	2,723	6mo	$85,000	$31	62
13 W Monroe St	0.34mi	2/2.0 (-1)	1,200	6mo	$305,000	$254	62
40 Union St	0.38mi	4/— (+1)	2,132	4mo	$290,166	$136	61
67 Madison Ave	0.33mi	4/2.0 (+1)	1,912	11mo	$200,500	$105	58
124 Mount Holly Ave	0.56mi	2/— (-1)	1,472	1mo	$267,448	$182	55

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 · 1.42% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-10,790
• Equity at exit: $33,548

10-year hold

• IRR: 3.1%
• Equity multiple: 1.21×
• Total profit: $13,008
• 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 08060

• Home prices YoY: -34.5%
• Rents YoY: 1.4%
• Active inventory: 134
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,557 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $465

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 77%

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Washington St Mt Holly, NJ	2.0	1.0	—	$1,650	—	1d	1	0.17mi
224 Rutland Ave Unit 2 Mt Holly, NJ	2.0	1.0	—	$1,800	—	1d	1	0.20mi
144 Washington St Unit C Mt Holly, NJ	3.0	1.0	1450	$2,370	$1.63	14d	1	0.20mi
11 Washington St Mount Holly, NJ	2.0	1.0	3676	$1,950	$0.53	11d	1	0.23mi
39 High St Mt Holly, NJ	2.0	1.0	—	$2,050	—	14d	1	0.28mi
37 Church St Mount Holly, NJ	3.0	1.5	1900	$2,370	$1.25	10d	1	0.37mi
105 Broad St Unit 1 Mt Holly, NJ	3.0	1.0	1100	$2,200	$2.00	1d	1	0.47mi
102 Ridgway St Unit 1 Mt Holly, NJ	3.0	2.5	850	$2,200	$2.59	1d	1	0.48mi
10 Stanton Rd Mount Holly, NJ	3.0	2.5	2208	$3,300	$1.49	1d	1	0.50mi
209 Mill St Mount Holly, NJ	3.0	1.5	1274	$2,400	$1.88	1d	1	0.54mi
302 Barrington Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1226	$2,959	$2.41	1d	9	0.56mi
64 Regency Dr Mt Holly, NJ	1.0–3.0	1.0–2.0	1066	$2,800	$2.63	1d	1	0.65mi
1 Kirby Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1349	$3,125	$2.32	1d	12	0.68mi
610 Ogden Dr Westampton, NJ	4.0	2.0	2370	$4,200	$1.77	21d	1	0.80mi
209 Front St Mount Holly, NJ	4.0	2.5	1500	$4,950	$3.30	1d	1	0.92mi
533 Garden St Mount Holly, NJ	1.0–2.0	1.0	750	$2,185	$2.91	1d	8	0.98mi
502 Bloomfield Dr Westampton, NJ	4.0	3.0	1666	$4,950	$2.97	1d	1	1.01mi
501 Bloomfield Dr Westampton, NJ	4.0	2.0	1975	$4,950	$2.51	1d	1	1.01mi
151 Rambling Rd Lumberton, NJ	4.0	2.5	3000	$5,495	$1.83	16d	1	1.12mi
1401 Windmill Way Lumberton, NJ	1.0–2.0	1.0–2.0	947	$2,315	$2.44	1d	29	1.22mi
3a Hunter Cir Eastampton Township, NJ	1.0–2.0	1.0–1.5	865	$2,255	$2.61	1d	25	1.32mi
A1 Bentley Rd Mount Holly, NJ	1.0–2.0	1.0	922	$2,075	$2.25	1d	24	1.38mi
5 Mulberry Ct Lumberton, NJ	3.0	1.5	1244	$2,200	$1.77	1d	1	1.39mi

Listing history 18 events

1. 2026-06-18
   days on market $225,000 Active 548 DOM
2. 2026-06-17
   days on market $225,000 Active 547 DOM
3. 2026-06-16
   days on market $225,000 Active 546 DOM
4. 2026-06-15
   days on market $225,000 Active 545 DOM
5. 2026-06-13
   days on market $225,000 Active 543 DOM
6. 2026-06-13
   days on market $225,000 Active 542 DOM
7. 2026-06-09
   days on market $225,000 Active 539 DOM
8. 2026-06-08
   days on market $225,000 Active 538 DOM
9. 2026-06-07
   days on market $225,000 Active 537 DOM
10. 2026-06-04
    days on market $225,000 Active 534 DOM
11. 2026-06-03
    days on market $225,000 Active 533 DOM
12. 2026-06-02
    days on market $225,000 Active 532 DOM
13. 2026-06-01
    days on market $225,000 Active 531 DOM
14. 2026-05-31
    days on market $225,000 Active 530 DOM
15. 2025-05-28
    price $225,000
16. 2024-12-17
    listed $300,000 Active
17. 2024-12-05
    historical
18. 2023-12-14
    listed $300,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,687
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,455
• − Management: −$2,455
• − Depreciation: −$6,545
• Taxable income: $2,128
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $5,073/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: Rancocas Valley Regional High School District
• NCES district ID: 3413620
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 49% ▼ -4.00%
• Median HH income: $58,992
• Composite: 34.45/100
• National rank: #5195
• State rank: #236 of 472 in NJ

Livability — Vincentown

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): 25,835
• Household income: $109,292
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 562.0

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 49% Black 25% Two or more races 15% Hispanic / Latino 13% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7%
• Common ancestry: Romanian 4% Lithuanian 2% Italian 1%
• Foreign-born: 11% · Canada, Dominican Republic, China
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -156.50%
• Current HPI: 296.564
• Rent YoY: ▲ 1.42%
• 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

-25.0% since first listed

4 events — show timeline

• 2025-05-28 Price Changed $225,000 BRIGHT MLS
• 2024-12-17 Listed $300,000 BRIGHT MLS
• 2024-12-05 Listing Removed — BRIGHT MLS
• 2023-12-14 Listed $300,000 BRIGHT MLS