1294 Cooper St Unit C2 · Beverly, NJ 08010

$199,777

2 bd · 1.0 ba · 1,170 sqft · Condo · 71 Days on market

Built 1972 $333/mo HOA · 16% of rent

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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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice upper unit in Jefferson Square. This one has its own entrance unlike the others. Also new windows that the owner had done, new central air 4 years ago, eat in kitchen and dining room are nicely decorated, the living room is comfortable. Storage in the basement with your own department and in the attic of your unit. Why pay rent when you can own a two bedroom condo? Home warranty included with a good offer.

Key facts

• $333 HOA
• Built 1972
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-28 ($-337/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (2.0% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 5.1% in Beverly — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#130 in NJ, #3,487 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A; Watch: amenities F.
• Edgewater Park Township School District (suburban): math 9% / reading 32% proficiency, ranked #418 of 472 in NJ (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mildred Magowan Elementary School (math 2% / reading 32%, grade F, #1,065 of 1,303 statewide, top 83%, 525 students, 52% FRL); Samuel M Ridgway Middle School (math 11% / reading 33%, grade F, #383 of 431 statewide, top 90%, 417 students, 55% FRL) — zoned schools average 53% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $1k of loan paydown is wiped out by about $6k 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 71 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 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 $130k; list at $200k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $187,790 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.07% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-33,925
• Equity at exit: $29,787

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-30,884
• Equity at exit: $17,273

Cash invested: $55,938 (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 08010

• Home prices YoY: -14.9%
• Active inventory: 66
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,134 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,997/yr
• Insurance: −$83
• HOA: −$333
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-28

Break-even live

Break-even rent $2,169

Max offer price $195,711

Occupancy floor 96%

Sensitivity live

Price	-10% $110	-5% $41	+0% $-28	+5% $-97	+10% $-166
Rent	-10% $-197	-5% $-112	+0% $-28	+5% $56	+10% $140
Rate	-1.0pp $73	-0.5pp $23	base $-28	+0.5pp $-80	+1.0pp $-133

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: $49,944
• Closing costs: $5,993
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Elm St Beverly, NJ	1.0–2.0	1.0–1.5	967	$1,995	$2.06	0d	5	0.34mi
200 Delanco Rd Beverly, NJ	1.0–2.0	1.0–2.0	1054	$2,235	$2.12	0d	7	0.35mi
129 Green St Beverly, NJ	3.0	1.0	1008	$2,800	$2.78	45d	1	0.40mi
28 Palmer Sq Beverly, NJ	2.0	1.5	1096	$2,450	$2.24	0d	1	0.44mi
275 Green St Unit 4A6 Beverly, NJ	1.0	1.0	885	$1,700	$1.92	21d	1	0.44mi
907 Woodlane Rd Beverly, NJ	1.0	1.0	700	$1,450	$2.07	45d	1	0.46mi
4236 Route 130 Willingboro, NJ	1.0–3.0	1.0–2.5	1278	$2,320	$1.82	0d	1	0.53mi
1020 Woodlane Rd Beverly, NJ	2.0	1.0–1.5	1515	$2,054	$1.36	0d	14	0.64mi
23 Raleigh Pl Willingboro, NJ	3.0	2.0	1430	$2,600	$1.82	45d	1	0.86mi
40 Rittenhouse Dr Willingboro, NJ	3.0	1.5	1430	$2,600	$1.82	0d	1	0.94mi
128 Rockland Dr Willingboro, NJ	3.0	1.5	1430	$2,500	$1.75	0d	1	1.09mi
17 Snowdon Ln Willingboro, NJ	3.0	2.0	1200	$2,700	$2.25	0d	1	1.11mi
16 Radnor Ct Willingboro, NJ	2.0	1.5	1270	$2,100	$1.65	14d	1	1.14mi
2 Radnor Ct Willingboro, NJ	3.0	1.5	1462	$2,750	$1.88	0d	1	1.17mi
212 Warren St Unit 3 Beverly, NJ	2.0	1.0	750	$1,850	$2.47	45d	1	1.25mi
212 Warren St Unit 2 Beverly, NJ	2.0	1.0	750	$1,900	$2.53	26d	1	1.25mi
443 Magnolia St Beverly, NJ	2.0	1.0	900	$1,550	$1.72	26d	1	1.28mi
1000 Ivorie Ct Burlington, NJ	1.0–2.0	1.0	1025	$2,075	$2.02	26d	1	1.40mi
61 Pennant Ln Willingboro, NJ	3.0	2.0	1384	$2,800	$2.02	3d	1	1.41mi
1020 Jardin Ct Burlington, NJ	2.0	1.0	1024	$1,800	$1.76	7d	1	1.48mi

HOA detail condo

• Monthly dues: $333 · $3,996/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-04-27
   status Pending
2. 2026-04-22
   historical Active Under Contract
3. 2026-02-10
   listed $199,777 Active
4. 2007-06-28
   soldstatus $130,000 419-char remark

   Show marketing remark (419 chars)

   Very nice upper unit in Jefferson Square. This one has its own entrance unlike the others. Also new windows that the owner had done, new central air 4 years ago, eat in kitchen and dining room are nicely decorated, the living room is comfortable. Storage in the basement with your own department and in the attic of your unit. Why pay rent when you can own a two bedroom condo? Home warranty included with a good offer.

5. 2007-04-26
   historical 419-char remark

   Show marketing remark (419 chars)

   Very nice upper unit in Jefferson Square. This one has its own entrance unlike the others. Also new windows that the owner had done, new central air 4 years ago, eat in kitchen and dining room are nicely decorated, the living room is comfortable. Storage in the basement with your own department and in the attic of your unit. Why pay rent when you can own a two bedroom condo? Home warranty included with a good offer.

6. 2006-10-17
   listed $130,000 419-char remark

   Show marketing remark (419 chars)

   Very nice upper unit in Jefferson Square. This one has its own entrance unlike the others. Also new windows that the owner had done, new central air 4 years ago, eat in kitchen and dining room are nicely decorated, the living room is comfortable. Storage in the basement with your own department and in the attic of your unit. Why pay rent when you can own a two bedroom condo? Home warranty included with a good offer.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,603
• − Mortgage interest: −$11,191
• − Property taxes: −$2,997
• − Insurance: −$999
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − HOA: −$3,996
• − Depreciation: −$5,812
• Taxable loss: −$3,488
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $500/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: Edgewater Park Township School District
• NCES district ID: 3404470
• Math proficiency: 9% ▼ -26.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $59,779
• Composite: 19.17/100
• National rank: #8818
• State rank: #418 of 472 in NJ

Livability — Beverly

• Score: 76/100
• State rank: #130
• US rank: #3487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Burlington County · 323,710 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 11,861
• Household income: $88,037
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 287.0

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 0.63)
• Race & ethnicity: White 53% Black 27% Hispanic / Latino 13% Two or more races 9% Native American 2%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 3% Slovak 1% Estonian 1%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 7% Other Asian/Pacific 6% Other Indo-European 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: ▼ -59.96%
• Current HPI: 341.9702
• 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

+53.7% since first listed

6 events — show timeline

• 2026-04-27 Pending — BRIGHT MLS
• 2026-04-22 Contingent — BRIGHT MLS
• 2026-02-10 Listed $199,777 BRIGHT MLS
• 2007-06-28 Sold (MLS) $130,000 BRIGHT MLS
• 2007-04-26 Listing Removed — BRIGHT MLS
• 2006-10-17 Listed $130,000 BRIGHT MLS