395 Tansboro Rd · Atco, NJ 08009

$165,000

2 bd · 1.0 ba · 777 sqft · Townhouse public records · 20 Days on market

Built 1890

---

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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

395 Tansboro is Newly renovated and ready for sale! 397 is also for sale, right side of this twin, currently rented for 1500/mo. 395 Features: Bread New Well - New Kitchen - New Bath - Possible Subdivision to add 2 more units - LVP Flooring - New carpet - Freshly painted - New EE Windows - New 6 panel doors - Hi-Hat Lightening (1 hi-hat costs $4/year if left on every day of the year) - New baseboards/Trim throughout - New Frigidaire appliance pack - Level II Granite- New 30 year roof and so much more! Thanks for checking us out!

Key facts

• Built 1890
• Listed 19 days

Property features AI

Finance

• Other: Ownership: fee simple

Exterior

• Parking: Driveway; On-street parking
• Utilities: Well water; On-site septic; Electric-powered cooling
• Home design: Semi-detached home; Above-grade finished area reported as 777 (per assessor)
• Construction: Frame construction; Block foundation; Above- and below-grade structures noted
• Exterior features: Lot dimensions approximately 47 x 226; No tidal water on the lot

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: 90% forced air heating; Heating fuel: natural gas and oil; Central air conditioning (electric); Natural gas hot water
• Interior features: Basement with connecting stairway; Two or more exit points for accessibility

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.0% in Atco — 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.
• Winslow Township School District (suburban): math 11% / reading 36% proficiency, ranked #387 of 472 in NJ (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 125 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — 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: 1.17% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.08%
• DSCR: 1.31
• GRM: 7.1

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-9,284
• Equity at exit: $24,602

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $14,669
• Equity at exit: $14,266

Cash invested: $46,200 (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: 125
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,936 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$323 /mo · $3,875/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $272

Break-even live

Break-even rent $1,591

Max offer price $165,000

Occupancy floor 81%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Taylor Woods Blvd Berlin, NJ	1.0	1.0	825	$1,699	$2.06	1d	1	0.58mi
1 Sunrise Rd Berlin, NJ	1.0–2.0	1.0–2.0	973	$2,577	$2.65	1d	19	1.33mi

Listing history 13 events

1. 2026-06-18
   days on market $165,000 Active 20 DOM
2. 2026-06-17
   days on market $165,000 Active 19 DOM
3. 2026-06-16
   days on market $165,000 Active 18 DOM
4. 2026-06-15
   days on market $165,000 Active 17 DOM
5. 2026-06-13
   days on market $165,000 Active 15 DOM
6. 2026-06-09
   days on market $165,000 Active 11 DOM
7. 2026-06-08
   days on market $165,000 Active 10 DOM
8. 2026-06-07
   days on market $165,000 Active 9 DOM
9. 2026-06-04
   days on market $165,000 Active 6 DOM
10. 2026-06-03
    days on market $165,000 Active 5 DOM
11. 2026-06-02
    days on market $165,000 Active 4 DOM
12. 2026-06-01
    days on market $165,000 Active 3 DOM
13. 2026-05-31
    days on market $165,000 Active 2 DOM

ⓘ 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: $3,875 · $323/mo
• Projected year-2 tax: $3,992 · $333/mo
• Expected delta: +$117/yr (+$10/mo · 3.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $23,231
• − Mortgage interest: −$9,243
• − Property taxes: −$3,875
• − Insurance: −$825
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − Depreciation: −$4,800
• Taxable income: $772
• Est. tax owed @ 24.0%: −$185
• After-tax cash flow: $3,084/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: Winslow Township School District
• NCES district ID: 3418060
• Math proficiency: 11% ▼ -17.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $70,254
• Composite: 22.65/100
• National rank: #8057
• State rank: #387 of 472 in NJ

Livability — Atco

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 10,946
• 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

+870.6% since first listed

19 events — show timeline

• 2026-05-30 Listed $165,000 BRIGHT MLS
• 2026-05-29 Coming Soon $165,000 BRIGHT MLS
• 2026-03-06 Listing Removed — BRIGHT MLS
• 2025-01-25 Price Changed $187,000 BRIGHT MLS
• 2024-07-30 Contingent — BRIGHT MLS
• 2024-05-29 Price Changed $175,000 BRIGHT MLS
• 2024-01-29 Price Changed $200,000 BRIGHT MLS
• 2023-11-29 Listed $250,000 BRIGHT MLS
• 2023-02-15 Sold (Public Records) $180,000 Public Records
• 2023-01-11 Sold (MLS) $180,000 BRIGHT MLS
• 2022-12-05 Pending — BRIGHT MLS
• 2022-12-05 Listing Removed — BRIGHT MLS
• 2022-11-05 Price Changed $164,923 BRIGHT MLS
• 2022-10-14 Listed $174,923 BRIGHT MLS
• 2001-06-13 Sold (Public Records) $35,000 Public Records
• 2000-09-25 Sold (Public Records) $17,000 Public Records
• 2000-09-07 Sold (MLS) $17,000 BRIGHT MLS
• 2000-08-11 Listing Removed — BRIGHT MLS
• 2000-04-10 Listed $17,000 BRIGHT MLS

Property tax history

+5.7%/yr

Latest (2025): $3,875 · +1.9% YoY. Source: county tax records.