97 Madison Ave · Vincentown, NJ 08060

$399,000

5 bd · 2.0 ba · 2,680 sqft · SingleFamily public records · 60 Days on market

Built 1860 Est $525k · 24% under

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +6.2/10.0
• 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

Listing remarks

Built in 1860 and officially recognized for its restoration by Mount Holly Historical, this distinctive home offers a rare chance to own a true piece of history—set on an exceptional 103x305 (. 72 acre) lot that is nearly impossible to replicate in today’s market. Inside, you’ll find 4 bedrooms and 2 full baths, anchored by an over-sized eat-in kitchen—a standout space featuring a wood-burning stove that creates warmth, character, and a natural gathering place. There is a 5th bedroom which is accessible from the back staircase that leads to and from the kitchen. This room was used as a "Maid" quarters when the home was initially built. Original windows and

Key facts

• 4 parking spots
• Built 1860
• Listed 59 days

Property features AI

Exterior

• Parking: Four total garage and parking spaces; Driveway with four spaces; Asphalt driveway
• Utilities: Public water; Public sewer; Utilities include above-ground services and other utilities
• Home design: Detached single-family home; Average condition; Fee simple ownership
• Construction: Foundation of block and brick/mortar; Above-grade structures; Below-grade structures; Year built per assessor
• Exterior features: Lot dimensions approximately 103' frontage; Not tidal waterfront

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Four bedrooms on the upper level; One bedroom on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Wood-burning stove; Radiator heat; Natural gas heating fuel; Natural gas hot water
• Interior features: Additional stairway; Carpeted areas; Eat-in kitchen; Wood-burning stove; Attic; Unfinished basement with interior access and a combination layout
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $399k).
• Recommended offer: $387k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Zoned schools: Rancocas Valley Regional High School (math 29% / reading 49%, grade F, #197 of 399 statewide, top 51%, 1,981 students, 25% FRL).
• Market conditions: Rents rising (+1.4%/yr); 134 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).
• At $4,481/mo this rent would consume 49% of the median local household income ($109k/yr) (locally 562% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 60 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 47% 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 $387,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.12% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.52%
• DSCR: 1.25
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $525,280
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Washington St	0.23mi	4/2.5 (-1)	2,600 (-3%)	18mo	$510,000	$196	62
118 Mill St	0.70mi	4/2.5 (-1)	2,741 (+2%)	3mo	$390,000	$142	54
29 Grant St	0.60mi	5/2.0	2,968 (+11%)	3mo	$460,000	$155	52
248 Randall Ave	0.50mi	4/2.5 (-1)	2,576 (-4%)	17mo	$520,000	$202	49
37 Union St	0.72mi	6/2.5 (+1)	2,774 (+4%)	12mo	$570,000	$205	44
14 Church St	0.44mi	6/1.5 (+1)	2,897 (+8%)	22mo	$564,525	$195	41
38 Broad St	0.74mi	6/2.5 (+1)	2,826 (+5%)	17mo	$565,000	$200	35
245 Harrison Ave	0.57mi	4/2.5 (-1)	2,400 (-10%)	21mo	$470,000	$196	32

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-38,718
• Equity at exit: $59,492

10-year hold

• IRR: -2.7%
• Equity multiple: 0.83×
• Total profit: $-18,520
• Equity at exit: $34,498

Cash invested: $111,720 (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: 7.4×

Monthly cashflow live

• Estimated rent: $4,481 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$768 /mo · $9,215/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$941
• Net cashflow: $514

Break-even live

Break-even rent $3,831

Max offer price $399,000

Occupancy floor 84%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 Rambling Rd Lumberton, NJ	4.0	2.5	3000	$5,495	$1.83	17d	1	0.80mi
610 Ogden Dr Westampton, NJ	4.0	2.0	2370	$4,200	$1.77	22d	1	1.02mi
501 Bloomfield Dr Westampton, NJ	4.0	2.0	1975	$4,950	$2.51	1d	1	1.27mi

Listing history 16 events

1. 2026-06-18
   days on market $399,000 Active 60 DOM
2. 2026-06-17
   days on market $399,000 Active 59 DOM
3. 2026-06-16
   days on market $399,000 Active 58 DOM
4. 2026-06-15
   days on market $399,000 Active 57 DOM
5. 2026-06-13
   days on market $399,000 Active 55 DOM
6. 2026-06-13
   days on market $399,000 Active 54 DOM
7. 2026-06-09
   days on market $399,000 Active 51 DOM
8. 2026-06-08
   days on market $399,000 Active 50 DOM
9. 2026-06-07
   days on market $399,000 Active 49 DOM
10. 2026-06-04
    days on market $399,000 Active 46 DOM
11. 2026-06-03
    days on market $399,000 Active 45 DOM
12. 2026-06-02
    days on market $399,000 Active 44 DOM
13. 2026-06-01
    days on market $399,000 Active 43 DOM
14. 2026-05-31
    days on market $399,000 Active 42 DOM
15. 2026-04-20
    listed $399,000 Active
16. 2026-04-02
    historical $399,000

ⓘ 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: $9,215 · $768/mo
• Projected year-2 tax: $9,575 · $798/mo
• Expected delta: +$360/yr (+$30/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 47% 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: $53,777
• − Mortgage interest: −$22,350
• − Property taxes: −$9,215
• − Insurance: −$1,995
• − Repairs & maintenance: −$4,302
• − Management: −$4,302
• − Depreciation: −$11,607
• Taxable income: $5
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $6,163/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

+0.0% since first listed

2 events — show timeline

• 2026-04-20 Listed $399,000 BRIGHT MLS
• 2026-04-02 Coming Soon $399,000 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2025): $9,215 · +6.6% YoY. Source: county tax records.