25--7 Florence Tollgate Pl · Florence, NJ 08016

$89,900

2 bd · 1.0 ba · 960 sqft · Townhouse · 153 Days on market

Built 1974 Fair condition $94/sqft · 30% below area Est $128k · 30% under $900/mo HOA · 48% of rent ↓ 5% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.0/30.0
• 1% rule +10.0/10.0
• Livability +3.6/5.0
• Schools +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTORS WANTED!!! Don’t miss this second-floor condo ideal for investors or an ambitious buyer ready to build instant sweat equity. Featuring a recently installed HVAC system, a major upgrade has already been taken care of—leaving the rest for your vision. With solid potential and great upside, this property is perfect for owner occupants or long-term investors. MOTIVATED SELLER SAYS BRING ME AN OFFER!!!

Key facts

• Second floor condo
• $900 HOA
• Community pool

Tags

• RECENTLY INSTALLED HVAC
• SECOND FLOOR CONDO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-55 ($-657/yr) — negative.
• To cash-flow at today's rent, offer at most $82k (8.8% below list).
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.6% vs local median 3.6% in Florence — 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 71/100 on livability (#255 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, crime A-; Watch: amenities F, health & safety F.
• Florence Township School District (suburban): math 19% / reading 45% proficiency, ranked #301 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roebling Elementary School (math 12% / reading 17%, grade F, #1,143 of 1,303 statewide, top 88%, 373 students, 40% FRL); Florence Riverfront School (math 17% / reading 47%, grade F, #285 of 431 statewide, top 67%, 649 students, 34% FRL); Florence Township Memorial High School (math 32% / reading 52%, grade F, #169 of 399 statewide, top 44%, 484 students, 28% FRL).
• Market conditions: 305 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 102d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 of loan paydown is wiped out by about $3k 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 153 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.
• 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 $79,112 (12.0% 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 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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?
10. 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.
11. 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.
12. 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: 2.06% ✓
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 4.0

CMA / ARV

• ARV (median comp): $128,167
• List price: $89,900
• Delta: -29.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22-2 Florence Tollgate	0.04mi	2/1.5	960 (0%)	7mo	$105,000	$109	91
5--7 Florence Tollgate	0.07mi	2/1.5	960 (0%)	7mo	$116,750	$122	89
3-2 Florence Tollgate Pl	0.12mi	2/1.5	960 (0%)	4mo	$116,000	$121	89
28-6 Florence Tollgate Pl	0.02mi	2/1.5	960 (0%)	13mo	$155,000	$161	86
19-1 Florence Tollgate Pl	0.14mi	2/1.5	960 (0%)	7mo	$119,900	$125	85
6-5 Florence Tollgate	0.12mi	2/1.5	960 (0%)	11mo	$111,000	$116	83
26--8 Florence Tollgate	0.01mi	2/1.5	960 (0%)	18mo	$130,000	$135	83
25-2 Florence Tollgate	0.02mi	2/1.5	960 (0%)	18mo	$130,000	$135	82
7 Florence Tollgate Pl #5	0.12mi	1/1.5 (-1)	960 (0%)	7mo	$122,000	$127	82
23-6 Florence Tollgate	0.03mi	2/1.5	960 (0%)	19mo	$127,500	$133	81
40-3 Florence Tollgate Pl	0.09mi	1/1.5 (-1)	960 (0%)	13mo	$100,000	$104	78
36-2 Florence Tollgate Pl	0.10mi	2/1.5	960 (0%)	21mo	$201,000	$209	76

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-17,471
• Equity at exit: $13,404

10-year hold

• IRR: -11.1%
• Equity multiple: 0.31×
• Total profit: $-17,340
• Equity at exit: $7,773

Cash invested: $25,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 6 under contract
• Months of supply: 12.9 mo (8%/mo absorbed)
• Median asking: $110,000 ($132/sqft)
• Median days on market: 74 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +0.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 08016

• Home prices YoY: -21.8%
• Active inventory: 305
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$900
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-55

Break-even live

Break-even rent $1,926

Max offer price $81,983

Occupancy floor 98%

Sensitivity live

Price	-10% $7	-5% $-24	+0% $-55	+5% $-86	+10% $-117
Rent	-10% $-201	-5% $-128	+0% $-55	+5% $19	+10% $92
Rate	-1.0pp $-9	-0.5pp $-32	base $-55	+0.5pp $-78	+1.0pp $-102

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Florence Tollgate Pl #1 Florence, NJ	1.0	1.0	774	$1,800	$2.33	111d	1	0.07mi
21 Florence Tollgate Pl #4 Florence, NJ	2.0	1.0	960	$1,850	$1.93	111d	1	0.08mi
5 Florence Tollgate Unit 7 Florence, NJ	2.0	1.5	960	$1,950	$2.03	102d	1	0.08mi
8 Florence Tollgate Florence, NJ	1.0	1.0	774	$1,725	$2.23	12d	1	0.10mi
4 Florence Tollgate Florence, NJ	1.0	1.0	774	$1,600	$2.07	42d	1	0.10mi
12 Florence Tollgate Florence, NJ	1.0	1.0	774	$1,660	$2.14	85d	1	0.11mi
7 Florence Tollgate Florence, NJ	2.0	1.5	960	$1,850	$1.93	58d	1	0.12mi
225 W 2nd St Florence, NJ	1.0	1.0	733	$674	$0.92	140d	1	0.60mi
332 W 3rd St #1 Florence, NJ	3.0	1.0	900	$2,150	$2.39	9d	1	0.64mi
1370 Hornberger Ave Unit A Roebling, NJ	1.0	1.0	600	$1,250	$2.08	140d	1	1.40mi
785 6th St Roebling, NJ	2.0	1.0	780	$2,425	$3.11	36d	1	1.44mi
43 Main St Unit 2B Roebling, NJ	1.0	1.0	704	$1,650	$2.34	140d	1	1.48mi

Property features AI

Finance

• HOA & community: Condo fee $900 monthlyCondo fee covers trash, water, sewer, and heatCommunity amenities include an outdoor pool

Exterior

• Parking: Parking lot
• Utilities: Public waterPublic sewerElectric power
• Home design: Condominium unit/flatGarden-style building (1–4 floors)Entry on floor 2Located in Florence Township / Burlington
• Construction: Above-grade and below-grade structures notedYear built source: Assessor
• Exterior features: Community outdoor poolPets allowed on a case-by-case basis

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heatingElectric heating fuelCentral air conditioning (electric)Electric hot water
• Interior features: No basementLiving area source: Assessor
• Laundry & utility: Main floor laundryWasher/dryer hook-up in unit

Listing history 50 events

1. 2026-09-25
   days on market $89,900 Active 153 DOM
2. 2026-09-24
   days on market $89,900 Active 152 DOM
3. 2026-09-23
   days on market $89,900 Active 151 DOM
4. 2026-09-22
   days on market $89,900 Active 150 DOM
5. 2026-09-21
   days on market $89,900 Active 149 DOM
6. 2026-09-20
   days on market $89,900 Active 148 DOM
7. 2026-09-19
   days on market $89,900 Active 147 DOM
8. 2026-09-18
   days on market $89,900 Active 146 DOM
9. 2026-09-17
   days on market $89,900 Active 145 DOM
10. 2026-09-16
    days on market $89,900 Active 144 DOM
11. 2026-09-15
    days on market $89,900 Active 143 DOM
12. 2026-09-14
    days on market $89,900 Active 142 DOM
13. 2026-09-13
    days on market $89,900 Active 141 DOM
14. 2026-09-12
    days on market $89,900 Active 140 DOM
15. 2026-09-11
    days on market $89,900 Active 139 DOM
16. 2026-09-05
    days on market $89,900 Active 133 DOM
17. 2026-09-04
    days on market $89,900 Active 132 DOM
18. 2026-09-03
    days on market $89,900 Active 131 DOM
19. 2026-08-31
    days on market $89,900 Active 128 DOM
20. 2026-08-30
    days on market $89,900 Active 127 DOM
21. 2026-08-29
    days on market $89,900 Active 126 DOM
22. 2026-08-28
    days on market $89,900 Active 125 DOM
23. 2026-08-27
    days on market $89,900 Active 124 DOM
24. 2026-08-26
    days on market $89,900 Active 123 DOM
25. 2026-08-25
    days on market $89,900 Active 122 DOM
26. 2026-08-24
    days on market $89,900 Active 121 DOM
27. 2026-08-23
    days on market $89,900 Active 120 DOM
28. 2026-08-22
    days on market $89,900 Active 119 DOM
29. 2026-08-21
    days on market $89,900 Active 118 DOM
30. 2026-08-20
    days on market $89,900 Active 117 DOM
31. 2026-08-19
    days on market $89,900 Active 116 DOM
32. 2026-08-18
    days on market $89,900 Active 115 DOM
33. 2026-08-17
    days on market $89,900 Active 114 DOM
34. 2026-08-16
    days on market $89,900 Active 113 DOM
35. 2026-08-15
    days on market $89,900 Active 112 DOM
36. 2026-08-14
    days on market $89,900 Active 111 DOM
37. 2026-08-13
    days on market $89,900 Active 110 DOM
38. 2026-08-12
    days on market $89,900 Active 109 DOM
39. 2026-08-11
    days on market $89,900 Active 108 DOM
40. 2026-08-10
    days on market $89,900 Active 107 DOM
41. 2026-08-09
    days on market $89,900 Active 106 DOM
42. 2026-08-08
    days on market $89,900 Active 105 DOM
43. 2026-08-06
    days on market $89,900 Active 103 DOM
44. 2026-08-05
    days on market $89,900 Active 102 DOM
45. 2026-08-04
    days on market $89,900 Active 101 DOM
46. 2026-08-03
    days on market $89,900 Active 100 DOM
47. 2026-07-31
    days on market $89,900 Active 97 DOM
48. 2026-07-30
    days on market $89,900 Active 95 DOM
49. 2026-07-28
    days on market $89,900 Active 94 DOM
50. 2026-07-26
    days on market $89,900 Active 92 DOM

ⓘ 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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,277
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − HOA: −$10,800
• − Depreciation: −$2,615
• Taxable loss: −$1,536
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $-288/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab Est. rehab $24,000–$43,200 screening

This property requires moderate renovations to update the kitchen, bathrooms, and flooring, but has a good HVAC system and solid structure. Investors can expect a significant increase in value with these updates.

Repairs flagged

• Major kitchen appliances — outdated and worn
• Major bathroom fixtures — dated and stained
• Major flooring — dated and worn
• Minor interior walls/paint — paint peeling

Value-add opportunities

• Both new kitchen appliances — modernizes the space and improves functionality ↑
• Both new bathroom fixtures — enhances aesthetics and functionality ↑
• Both new flooring — updates the space and improves functionality ↑
• Both paint interior walls — enhances aesthetics and improves functionality ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Roebling Elementary School F NJ #1,143/1,303 Nat'l #36,758/41,679 Middle Florence Riverfront School F NJ #285/431 Nat'l #8,317/14,009 High Florence Township Memorial High School F NJ #169/399 Nat'l #7,572/17,239

Schools (NCES district)

• District: Florence Township School District
• NCES district ID: 3405220
• Math proficiency: 19% ▼ -17.00%
• Reading proficiency: 45% ▲ 5.00%
• Median HH income: $77,044
• Composite: 30.34/100
• National rank: #6266
• State rank: #301 of 472 in NJ

B Composite livability gradescore 71/100

Livability — Florence

• Score: 71/100
• State rank: #255
• US rank: #7317

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, NJ
• County: Burlington County · 453,425 people
• City population: 5,830
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 34,920
• Household income: $98,463
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 6% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 33% Two or more races 10% Hispanic / Latino 9% Asian 7%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 4% Hispanic 2% Lithuanian 1%
• Foreign-born: 15% · Canada
• Languages at home: 84% English-only · Spanish 4% Other Indo-European 4% French/Haitian/Cajun 2%

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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: ▼ -83.42%
• Current HPI: 298.7935
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

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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

Property features AI

Finance

• HOA & community: Condo fee $900 monthlyCondo fee covers trash, water, sewer, and heatCommunity amenities include an outdoor pool

Exterior

• Parking: Parking lot
• Utilities: Public waterPublic sewerElectric power
• Home design: Condominium unit/flatGarden-style building (1–4 floors)Entry on floor 2Located in Florence Township / Burlington
• Construction: Above-grade and below-grade structures notedYear built source: Assessor
• Exterior features: Community outdoor poolPets allowed on a case-by-case basis

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heatingElectric heating fuelCentral air conditioning (electric)Electric hot water
• Interior features: No basementLiving area source: Assessor
• Laundry & utility: Main floor laundryWasher/dryer hook-up in unit

Price history

-5.0% since first listed

2 events — show timeline

• 2026-06-08 Price Changed $94,900 BRIGHT MLS
• 2026-04-25 Listed $99,900 BRIGHT MLS