142 Cherry St · Vincentown, NJ 08060

$180,000

3 bd · 1.5 ba · 1,508 sqft · SingleFamily public records · 22 Days on market

Built 1930 5,662 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

New to the market is this updated Federal style home in Historic Mount Holly. This home is solar powered bringing utility bills down to as low as $20 per month (on avg. )! The Living Room, Kitchen and the 3 bedrooms are climate controlled by Darkin Split series air handlers. Each individually controlled to keep an efficient and comfortable climate in the home. The open kitchen features a floating laminate floor, granite counter tops, Shaker cabinet, a stainless steel country sink and an island that can be used as a breakfast bar. On the back side of the kitchen towards the 4 season screened in porch is an updated powder room with marble tiled floor and new pedestal sink and toilet. New washer and dryer are also in the back room. Outside the screened in porch is a large wrap around deck overlooking a modest back yard. Room for off street parking. The 3 bedrooms upstairs have been carpeted within the last year. This home comes with a 1 year home warranty.

Key facts

• 5,662 sq ft lot
• Built 1930
• Listed 22 days

🏷️ Possibly a rental listed for sale. The $180,000 price doesn't fit this home's estimated sale value (~$423,748) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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 B — 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.
• Market conditions: Rents rising (+1.4%/yr); 134 active listings in the ZIP; 14 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 31% of the median local income ($109k/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 $1k of loan paydown is wiped out by about $5k 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 + 1.4% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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: property tax is 2.5% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% 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 $177,300 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.56% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.58%
• DSCR: 1.87
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $423,748
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 Cherry St	0.00mi	3/1.5	1,508 (0%)	1mo	$170,000	$113	99
76 Branch St	0.35mi	3/1.5	1,563 (+4%)	4mo	$436,000	$279	74
130 Rancocas Rd	0.54mi	3/2.0	1,548 (+3%)	0mo	$400,000	$258	68
7 Ridgley St	0.56mi	3/2.0	1,500 (-0%)	7mo	$438,000	$292	65
200 Front St	0.42mi	4/2.0 (+1)	1,444 (-4%)	6mo	$406,000	$281	61
142 Evergreen St	0.37mi	4/2.0 (+1)	1,314 (-13%)	0mo	$400,000	$304	54
9 Sussex Rd	0.58mi	3/1.5	1,380 (-8%)	7mo	$400,000	$290	53
61 Ridgley St	0.48mi	3/2.0	1,314 (-13%)	3mo	$385,000	$293	52
7 Windsor Pl	0.68mi	3/1.5	1,349 (-10%)	1mo	$306,000	$227	50
38 Tinker Dr	0.56mi	4/2.0 (+1)	1,663 (+10%)	4mo	$460,000	$277	46
28 Ridgley St	0.49mi	2/1.0 (-1)	1,314 (-13%)	3mo	$285,000	$217	46
71 Ridgley St	0.46mi	4/1.0 (+1)	1,314 (-13%)	7mo	$410,000	$312	44

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: 9.7%
• Equity multiple: 1.38×
• Total profit: $18,963
• Equity at exit: $26,839

10-year hold

• IRR: 17.5%
• Equity multiple: 2.33×
• Total profit: $67,058
• Equity at exit: $15,563

Cash invested: $50,400 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,807 high
• Mortgage (P&I): −$944
• Tax from tax record: −$376 /mo · $4,510/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $823

Break-even live

Break-even rent $1,766

Max offer price $180,000

Occupancy floor 66%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Broad St Unit 1 Mt Holly, NJ	3.0	1.0	1100	$2,200	$2.00	1d	1	0.14mi
209 Mill St Mount Holly, NJ	3.0	1.5	1274	$2,400	$1.88	1d	1	0.23mi
37 Church St Mount Holly, NJ	3.0	1.5	1900	$2,370	$1.25	10d	1	0.39mi
209 Front St Mount Holly, NJ	4.0	2.5	1500	$4,950	$3.30	1d	1	0.52mi
64 Regency Dr Mt Holly, NJ	1.0–3.0	1.0–2.0	1066	$2,800	$2.63	1d	1	0.66mi
144 Washington St Unit C Mt Holly, NJ	3.0	1.0	1450	$2,370	$1.63	15d	1	0.69mi
10 Stanton Rd Mount Holly, NJ	3.0	2.5	2208	$3,300	$1.49	1d	1	0.71mi
302 Barrington Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1226	$2,959	$2.41	1d	9	0.80mi
3a Hunter Cir Eastampton Township, NJ	1.0–2.0	1.0–1.5	865	$2,255	$2.61	1d	25	0.82mi
1 Kirby Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1349	$3,125	$2.32	1d	12	0.82mi
12000 Hamilton Way Eastampton Township, NJ	1.0–2.0	1.0–2.5	1100	$2,894	$2.63	1d	10	1.08mi
501 Bloomfield Dr Westampton, NJ	4.0	2.0	1975	$4,950	$2.51	1d	1	1.19mi
502 Bloomfield Dr Westampton, NJ	4.0	3.0	1666	$4,950	$2.97	1d	1	1.20mi
1401 Windmill Way Lumberton, NJ	1.0–2.0	1.0–2.0	947	$2,315	$2.44	1d	29	1.24mi

Listing history 20 events

1. 2025-12-12
   status Pending
2. 2025-11-21
   historical Active Under Contract
3. 2025-10-30
   listed $180,000 Active
4. 2025-10-29
   historical $180,000
5. 2021-05-28
   soldstatus $229,000 Closed 967-char remark

   Show marketing remark (967 chars)

   New to the market is this updated Federal style home in Historic Mount Holly. This home is solar powered bringing utility bills down to as low as $20 per month (on avg. )! The Living Room, Kitchen and the 3 bedrooms are climate controlled by Darkin Split series air handlers. Each individually controlled to keep an efficient and comfortable climate in the home. The open kitchen features a floating laminate floor, granite counter tops, Shaker cabinet, a stainless steel country sink and an island that can be used as a breakfast bar. On the back side of the kitchen towards the 4 season screened in porch is an updated powder room with marble tiled floor and new pedestal sink and toilet. New washer and dryer are also in the back room. Outside the screened in porch is a large wrap around deck overlooking a modest back yard. Room for off street parking. The 3 bedrooms upstairs have been carpeted within the last year. This home comes with a 1 year home warranty.

6. 2021-04-07
   status Pending 967-char remark

   Show marketing remark (967 chars)

   New to the market is this updated Federal style home in Historic Mount Holly. This home is solar powered bringing utility bills down to as low as $20 per month (on avg. )! The Living Room, Kitchen and the 3 bedrooms are climate controlled by Darkin Split series air handlers. Each individually controlled to keep an efficient and comfortable climate in the home. The open kitchen features a floating laminate floor, granite counter tops, Shaker cabinet, a stainless steel country sink and an island that can be used as a breakfast bar. On the back side of the kitchen towards the 4 season screened in porch is an updated powder room with marble tiled floor and new pedestal sink and toilet. New washer and dryer are also in the back room. Outside the screened in porch is a large wrap around deck overlooking a modest back yard. Room for off street parking. The 3 bedrooms upstairs have been carpeted within the last year. This home comes with a 1 year home warranty.

7. 2021-03-31
   listed Active Under Contract 967-char remark

   Show marketing remark (967 chars)

   New to the market is this updated Federal style home in Historic Mount Holly. This home is solar powered bringing utility bills down to as low as $20 per month (on avg. )! The Living Room, Kitchen and the 3 bedrooms are climate controlled by Darkin Split series air handlers. Each individually controlled to keep an efficient and comfortable climate in the home. The open kitchen features a floating laminate floor, granite counter tops, Shaker cabinet, a stainless steel country sink and an island that can be used as a breakfast bar. On the back side of the kitchen towards the 4 season screened in porch is an updated powder room with marble tiled floor and new pedestal sink and toilet. New washer and dryer are also in the back room. Outside the screened in porch is a large wrap around deck overlooking a modest back yard. Room for off street parking. The 3 bedrooms upstairs have been carpeted within the last year. This home comes with a 1 year home warranty.

8. 2021-03-30
   historical Active Under Contract 967-char remark

   Show marketing remark (967 chars)

   New to the market is this updated Federal style home in Historic Mount Holly. This home is solar powered bringing utility bills down to as low as $20 per month (on avg. )! The Living Room, Kitchen and the 3 bedrooms are climate controlled by Darkin Split series air handlers. Each individually controlled to keep an efficient and comfortable climate in the home. The open kitchen features a floating laminate floor, granite counter tops, Shaker cabinet, a stainless steel country sink and an island that can be used as a breakfast bar. On the back side of the kitchen towards the 4 season screened in porch is an updated powder room with marble tiled floor and new pedestal sink and toilet. New washer and dryer are also in the back room. Outside the screened in porch is a large wrap around deck overlooking a modest back yard. Room for off street parking. The 3 bedrooms upstairs have been carpeted within the last year. This home comes with a 1 year home warranty.

9. 2021-03-30
   soldstatus $229,000 Closed 967-char remark

   Show marketing remark (967 chars)

   New to the market is this updated Federal style home in Historic Mount Holly. This home is solar powered bringing utility bills down to as low as $20 per month (on avg. )! The Living Room, Kitchen and the 3 bedrooms are climate controlled by Darkin Split series air handlers. Each individually controlled to keep an efficient and comfortable climate in the home. The open kitchen features a floating laminate floor, granite counter tops, Shaker cabinet, a stainless steel country sink and an island that can be used as a breakfast bar. On the back side of the kitchen towards the 4 season screened in porch is an updated powder room with marble tiled floor and new pedestal sink and toilet. New washer and dryer are also in the back room. Outside the screened in porch is a large wrap around deck overlooking a modest back yard. Room for off street parking. The 3 bedrooms upstairs have been carpeted within the last year. This home comes with a 1 year home warranty.

10. 2021-03-05
    listed $225,000 Active 967-char remark

    Show marketing remark (967 chars)

    New to the market is this updated Federal style home in Historic Mount Holly. This home is solar powered bringing utility bills down to as low as $20 per month (on avg. )! The Living Room, Kitchen and the 3 bedrooms are climate controlled by Darkin Split series air handlers. Each individually controlled to keep an efficient and comfortable climate in the home. The open kitchen features a floating laminate floor, granite counter tops, Shaker cabinet, a stainless steel country sink and an island that can be used as a breakfast bar. On the back side of the kitchen towards the 4 season screened in porch is an updated powder room with marble tiled floor and new pedestal sink and toilet. New washer and dryer are also in the back room. Outside the screened in porch is a large wrap around deck overlooking a modest back yard. Room for off street parking. The 3 bedrooms upstairs have been carpeted within the last year. This home comes with a 1 year home warranty.

11. 2019-04-30
    status Pending 494-char remark

    Show marketing remark (494 chars)

    Come tour the 3 bedroom, 1.5 bath 2 story Dutch Colonial that is located in the established community of Mount Holly. Some amenities include: Living Room, Dining Room, Full Kitchen and half bath on the main floor. In addition, there is an attic that can be used as a 4th bedroom, a full basement and an enclosed porch as well as a fenced back yard. Property being conveyed in "as is" condition. Buyer is responsible for all inspections and certifications! Make your appointment today!

12. 2019-04-30
    soldstatus $87,000 Closed 494-char remark

    Show marketing remark (494 chars)

    Come tour the 3 bedroom, 1.5 bath 2 story Dutch Colonial that is located in the established community of Mount Holly. Some amenities include: Living Room, Dining Room, Full Kitchen and half bath on the main floor. In addition, there is an attic that can be used as a 4th bedroom, a full basement and an enclosed porch as well as a fenced back yard. Property being conveyed in "as is" condition. Buyer is responsible for all inspections and certifications! Make your appointment today!

13. 2019-03-01
    price $99,900 494-char remark

    Show marketing remark (494 chars)

    Come tour the 3 bedroom, 1.5 bath 2 story Dutch Colonial that is located in the established community of Mount Holly. Some amenities include: Living Room, Dining Room, Full Kitchen and half bath on the main floor. In addition, there is an attic that can be used as a 4th bedroom, a full basement and an enclosed porch as well as a fenced back yard. Property being conveyed in "as is" condition. Buyer is responsible for all inspections and certifications! Make your appointment today!

14. 2019-01-21
    price $119,900 494-char remark

    Show marketing remark (494 chars)

    Come tour the 3 bedroom, 1.5 bath 2 story Dutch Colonial that is located in the established community of Mount Holly. Some amenities include: Living Room, Dining Room, Full Kitchen and half bath on the main floor. In addition, there is an attic that can be used as a 4th bedroom, a full basement and an enclosed porch as well as a fenced back yard. Property being conveyed in "as is" condition. Buyer is responsible for all inspections and certifications! Make your appointment today!

15. 2018-12-13
    listed $129,900 Active 494-char remark

    Show marketing remark (494 chars)

    Come tour the 3 bedroom, 1.5 bath 2 story Dutch Colonial that is located in the established community of Mount Holly. Some amenities include: Living Room, Dining Room, Full Kitchen and half bath on the main floor. In addition, there is an attic that can be used as a 4th bedroom, a full basement and an enclosed porch as well as a fenced back yard. Property being conveyed in "as is" condition. Buyer is responsible for all inspections and certifications! Make your appointment today!

16. 2001-07-11
    historical
17. 1999-07-14
    listed $89,900
18. 1990-06-12
    soldstatus $99,500
19. 1990-04-24
    soldstatus $99,500
20. 1980-04-01
    soldstatus $33,800

ⓘ 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: $4,510 · $376/mo
• Projected year-2 tax: $4,510 · $376/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $33,681
• − Mortgage interest: −$10,083
• − Property taxes: −$4,510
• − Insurance: −$900
• − Repairs & maintenance: −$2,695
• − Management: −$2,695
• − Depreciation: −$5,236
• Taxable income: $7,563
• Est. tax owed @ 24.0%: −$1,815
• After-tax cash flow: $8,056/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

+432.5% since first listed

20 events — show timeline

• 2025-12-12 Pending — BRIGHT MLS
• 2025-11-21 Contingent — BRIGHT MLS
• 2025-10-30 Listed $180,000 BRIGHT MLS
• 2025-10-29 Coming Soon $180,000 BRIGHT MLS
• 2021-05-28 Sold (MLS) $229,000 BRIGHT MLS
• 2021-04-07 Pending — BRIGHT MLS
• 2021-03-31 Listed — BRIGHT MLS
• 2021-03-30 Contingent — BRIGHT MLS
• 2021-03-30 Sold (MLS) $229,000 BRIGHT MLS
• 2021-03-05 Listed $225,000 BRIGHT MLS
• 2019-04-30 Pending — BRIGHT MLS
• 2019-04-30 Sold (MLS) $87,000 BRIGHT MLS
• 2019-03-01 Price Changed $99,900 BRIGHT MLS
• 2019-01-21 Price Changed $119,900 BRIGHT MLS
• 2018-12-13 Listed $129,900 BRIGHT MLS
• 2001-07-11 Listing Removed — BRIGHT MLS
• 1999-07-14 Listed $89,900 BRIGHT MLS
• 1990-06-12 Sold (Public Records) $99,500 Public Records
• 1990-04-24 Sold (Public Records) $99,500 Public Records
• 1980-04-01 Sold (Public Records) $33,800 Public Records

Property tax history

+1.5%/yr

Latest (2025): $4,510 · +6.6% YoY. Source: county tax records.