86 Medford Ln · Burlington, NJ 08046

$259,900

4 bd · 2.0 ba · 1,737 sqft · SingleFamily public records · 4 Days on market

Built 1961 6,534 sqft lot Est $356k · 27% 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

This Cape Cod-style detached home in the desirable Millbrook subdivision offers a solid investment opportunity. Built in 1961, the property features four spacious bedrooms and two full bathrooms, making it ideal for rental potential or resale value. The 1 car garage has been finished for more living space giving you a spacious additional bedroom or entertainment room. The exterior boasts durable vinyl siding. The property sits on a manageable 0.15-acre lot, with an asphalt driveway providing ample parking for up to two vehicles. Outdoor living is enhanced by a screened patio, perfect for entertaining or relaxation. The presence of a shed adds additional storage or workshop space, appealing

Key facts

• 6,534 sq ft lot
• 2 parking spots
• Built 1961

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Asphalt driveway with 2 spaces (total driveway spaces: 2); 2 total garage and parking spaces
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating fuel
• Home design: Detached property; Fee simple ownership; Not in a federal flood zone; Lot approximately 65 x 100
• Construction: Vinyl siding; Slab foundation; Above-grade structures; Year built estimated
• Exterior features: Screened patio; Patio; Shed; Secure storage

Interior

• Bedrooms: Two bedrooms on the main level; Two bedrooms on the upper level
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Estimated living area; No basement; 8 total rooms
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $877 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Cap rate 10.3% vs local median 4.6% in Burlington — 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 78/100 on livability (#89 in NJ, #2,359 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: amenities F.
• Willingboro Public School District (suburban): math 5% / reading 30% proficiency, ranked #433 of 472 in NJ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Willingboro High School (math 2% / reading 37%, grade F, #354 of 399 statewide, top 89%, 842 students, 0% FRL) — zoned schools average 0% FRL vs 48% district-wide (48 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 155 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 44% of the median local income ($98k/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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $14k; list at $260k implies a 1825% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $259,900

Questions for the listing agent

1. Built in 1961 — 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. 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.
4. 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.
5. 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: 10.34%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $356,085
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Medford Ln	0.00mi	4/2.0	1,737 (0%)	0mo	$271,000	$156	100
10 Melrose Ln	0.29mi	4/2.0	1,725 (-1%)	3mo	$325,000	$188	83
67 Medford Ln	0.07mi	3/2.0 (-1)	1,624 (-6%)	1mo	$380,000	$234	80
12 Mayfair Cir	0.26mi	4/2.0	1,605 (-8%)	3mo	$377,000	$235	73
14 Mayapple Ln	0.36mi	4/2.0	1,624 (-6%)	0mo	$332,999	$205	72
78 Gainscott Ln	0.57mi	4/2.0	1,705 (-2%)	2mo	$379,999	$223	69
4 Mariner Ln	0.44mi	3/2.0 (-1)	1,684 (-3%)	1mo	$350,000	$208	69
9 Marboro Ln	0.27mi	3/2.0 (-1)	1,624 (-6%)	3mo	$330,000	$203	69
21 Glenview Ln	0.30mi	4/2.0	1,913 (+10%)	1mo	$255,000	$133	68
45 Mosshill Ln	0.61mi	4/2.0	1,684 (-3%)	3mo	$420,000	$249	64
34 Mayfair Cir	0.21mi	4/2.5	1,989 (+14%)	2mo	$305,000	$153	63
51 Gamewell Ln	0.44mi	3/2.0 (-1)	1,913 (+10%)	3mo	$360,000	$188	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $13,923
• Equity at exit: $38,752

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $84,732
• Equity at exit: $22,471

Cash invested: $72,772 (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 08046

• Active inventory: 155
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $3,606 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$500 /mo · $6,004/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $877

Break-even live

Break-even rent $2,496

Max offer price $259,900

Occupancy floor 71%

Sensitivity live

Price	-10% $1,024	-5% $951	+0% $877	+5% $804	+10% $730
Rent	-10% $592	-5% $735	+0% $877	+5% $1,020	+10% $1,162
Rate	-1.0pp $1,008	-0.5pp $943	base $877	+0.5pp $810	+1.0pp $741

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Marboro Ln Willingboro, NJ	4.0	2.0	1497	$3,995	$2.67	4d	1	0.13mi
41 Messenger Ln Willingboro, NJ	5.0	2.0	1497	$3,500	$2.34	6d	1	0.22mi
10 Melville Ln Willingboro, NJ	4.0	2.5	1797	$3,000	$1.67	15d	1	0.54mi
1 Mystic Way Willingboro, NJ	4.0	2.5	1952	$3,000	$1.54	6d	1	0.58mi
61 Pennant Ln Willingboro, NJ	3.0	2.0	1384	$2,800	$2.02	2d	1	0.83mi
16 Elridge Ln Willingboro, NJ	3.0	2.0	1350	$2,650	$1.96	2d	1	0.83mi
12 Holbrook Ln Willingboro, NJ	5.0	2.0	2100	$3,750	$1.79	15d	1	0.86mi
51 Peacock Ln Willingboro, NJ	4.0	2.0	1372	$2,550	$1.86	2d	1	0.94mi
17 Bonnie Ln Willingboro, NJ	4.0	2.5	1797	$2,890	$1.61	25d	1	0.99mi
46 Beaverdale Ln Willingboro, NJ	5.0	2.0	1650	$3,450	$2.09	15d	1	1.18mi
5 Burgess Ln Willingboro, NJ	5.0	2.0	1864	$4,500	$2.41	2d	1	1.18mi
74 Plumtree Ln Willingboro, NJ	4.0	2.0	1624	$3,000	$1.85	2d	1	1.24mi
124 Pennypacker Dr Willingboro, NJ	5.0	2.0	1624	$4,450	$2.74	2d	1	1.31mi
89 Hampshire Ln Willingboro, NJ	4.0	2.0	1562	$3,400	$2.18	11d	1	1.32mi
128 Rockland Dr Willingboro, NJ	3.0	1.5	1430	$2,500	$1.75	2d	1	1.40mi
48 Sandstone Ln Willingboro, NJ	4.0	2.0	1372	$2,700	$1.97	2d	1	1.41mi
2 Radnor Ct Willingboro, NJ	3.0	1.5	1462	$2,750	$1.88	2d	1	1.46mi
34 Hopkins Ln Willingboro, NJ	3.0	2.0	1696	$3,200	$1.89	2d	1	1.46mi

Listing history 5 events

1. 2026-05-14
   status Pending
2. 2026-05-07
   historical Active Under Contract
3. 2026-05-04
   listed $259,900 Active
4. 2026-05-01
   historical $259,900
5. 1995-07-17
   soldstatus $13,500

ⓘ 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: $6,004 · $500/mo
• Projected year-2 tax: $6,238 · $520/mo
• Expected delta: +$234/yr (+$19/mo · 3.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥105°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: $43,274
• − Mortgage interest: −$14,558
• − Property taxes: −$6,004
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,462
• − Management: −$3,462
• − Depreciation: −$7,561
• Taxable income: $6,928
• Est. tax owed @ 24.0%: −$1,663
• After-tax cash flow: $8,865/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: Willingboro Public School District
• NCES district ID: 3418000
• Math proficiency: 5% ▼ -11.00%
• Reading proficiency: 30% ▼ -1.00%
• Median HH income: $67,064
• Composite: 17.37/100
• National rank: #9074
• State rank: #433 of 472 in NJ

Livability — Burlington

• Score: 78/100
• State rank: #89
• US rank: #2359

Category grades

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

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): 31,981
• Household income: $98,178
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 342.0

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 Black (66%)
• Race & ethnicity: Black 66% Hispanic / Latino 15% Two or more races 14% White 10%
• Hispanic origin (detail): Puerto Rican 9% Dominican 2%
• Common ancestry: Swiss 4% Romanian 2% Hispanic 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 10% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -273.52%
• Current HPI: 348.3441
• 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

+1825.2% since first listed

5 events — show timeline

• 2026-05-14 Pending — BRIGHT MLS
• 2026-05-07 Contingent — BRIGHT MLS
• 2026-05-04 Listed $259,900 BRIGHT MLS
• 2026-05-01 Coming Soon $259,900 BRIGHT MLS
• 1995-07-17 Sold (Public Records) $13,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $6,004 · +2.0% YoY. Source: county tax records.