1475 Mount Holly Rd Unit B5 · Beverly, NJ 08010

$165,000

1 bd · 1.0 ba · 1,024 sqft · Condo public records · 37 Days on market

Built 1971 Fair condition $229/mo HOA · 13% of rent

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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).

• Cash flow +13.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for a first time home buyer, someone looking to downsize, or someone tired of renting. Quiet, second floor unit with private balcony. Community pool and clubhouse, with well maintained common area. Close to shopping and Route 130. Just a short drive to a great nature escape at Pennington Park or Amico Island Park. Unit is freshly painted. Retro kitchen could use some updating. Dishwasher does not currently work.

Key facts

• Double closet
• Open concept living
• Entry hallway

Tags

• ENTRY HALLWAY
• DOUBLE CLOSET
• OPEN CONCEPT LIVING
• SLIDING GLASS DOORS
• UTILITY CLOSET
• LARGE PANTRY

Property features AI

Finance

• Other: Condominium ownership interest; Property condition reported as very good; Washer/dryer hookup in unit
• Financial info: Other one-time fee
• HOA & community: Quarterly condo fee; HOA covers common area maintenance, exterior building maintenance, lawn maintenance, pest control, road maintenance, snow removal, and trash; Community amenities include clubhouse, common grounds, and outdoor pool

Exterior

• Parking: Assigned parking in a parking lot; Two total assigned parking spaces; Two parking lot spaces
• Utilities: Public water; Public sewer; Electric available; Natural gas available; Cable TV available; Hot water (natural gas)
• Home design: Condominium unit; Garden-style building (1–4 floors); Unit/flat; Entry on level 1
• Construction: Brick and vinyl siding exterior; Shingle roof; Building not winterized; Above-grade and below-grade structures
• Exterior features: Exterior lighting; Sidewalks; Street lights; Community pool (fenced, in-ground)

Interior

• Kitchen: Oven/Range (Electric); Refrigerator; Dishwasher; Eat-in kitchen layout; Pantry
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air (natural gas)
• Interior features: Tub/shower; Combination dining and living area; Eat-in kitchen; Pantry; Walk-in closet(s); Drywall walls and ceilings; Not furnished
• Laundry & utility: Stacked washer/dryer in unit; Washer and dryer in unit; Water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $165k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $9 ($103/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: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 5.1% in Beverly — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#130 in NJ, #3,487 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, commute A; Watch: amenities F.
• Edgewater Park Township School District (suburban): math 9% / reading 32% proficiency, ranked #418 of 472 in NJ (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mildred Magowan Elementary School (math 2% / reading 32%, grade F, #1,065 of 1,303 statewide, top 83%, 525 students, 52% FRL); Samuel M Ridgway Middle School (math 11% / reading 33%, grade F, #383 of 431 statewide, top 90%, 417 students, 55% FRL) — zoned schools average 53% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.
• Current owner paid $65k; list at $165k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 6.36%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 8.0

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-26,033
• Equity at exit: $24,602

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-21,321
• 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 08010

• Home prices YoY: -14.9%
• Active inventory: 66
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$865
• Tax from tax record: −$194 /mo · $2,324/yr
• Insurance: −$69
• HOA: −$229
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $9

Break-even live

Break-even rent $1,717

Max offer price $165,000

Occupancy floor 94%

Sensitivity live

Price	-10% $102	-5% $55	+0% $9	+5% $-38	+10% $-85
Rent	-10% $-128	-5% $-60	+0% $9	+5% $77	+10% $145
Rate	-1.0pp $92	-0.5pp $51	base $9	+0.5pp $-34	+1.0pp $-78

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 Green St Unit 4A6 Beverly, NJ	1.0	1.0	885	$1,700	$1.92	21d	1	0.54mi
200 Delanco Rd Beverly, NJ	1.0–2.0	1.0–2.0	1054	$1,735	$1.65	0d	7	0.58mi
120 Elm St Beverly, NJ	1.0–2.0	1.0–1.5	967	$1,585	$1.64	0d	5	0.66mi
4236 Route 130 Willingboro, NJ	1.0–3.0	1.0–2.5	1278	$1,930	$1.51	0d	1	0.73mi
16 Radnor Ct Willingboro, NJ	2.0	1.5	1270	$2,100	$1.65	14d	1	0.94mi
443 Magnolia St Beverly, NJ	2.0	1.0	900	$1,550	$1.72	26d	1	1.23mi
907 Woodlane Rd Beverly, NJ	1.0	1.0	700	$1,450	$2.07	45d	1	1.31mi
28 Palmer Sq Beverly, NJ	2.0	1.5	1096	$2,450	$2.24	0d	1	1.35mi
212 Warren St Unit 2 Beverly, NJ	2.0	1.0	750	$1,900	$2.53	26d	1	1.39mi
212 Warren St Unit 3 Beverly, NJ	2.0	1.0	750	$1,850	$2.47	45d	1	1.39mi

HOA detail condo

• Monthly dues: $229 · $2,748/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-01
   status Pending
2. 2026-03-25
   listed $165,000 Active
3. 2019-12-13
   soldstatus $65,000
4. 2019-11-22
   soldstatus $65,000 Closed 433-char remark

   Show marketing remark (433 chars)

   Great opportunity for a first time home buyer, someone looking to downsize, or someone tired of renting. Quiet, second floor unit with private balcony. Community pool and clubhouse, with well maintained common area. Close to shopping and Route 130. Just a short drive to a great nature escape at Pennington Park or Amico Island Park. Unit is freshly painted. Retro kitchen could use some updating. Dishwasher does not currently work.

5. 2019-11-06
   status Pending 433-char remark

   Show marketing remark (433 chars)

   Great opportunity for a first time home buyer, someone looking to downsize, or someone tired of renting. Quiet, second floor unit with private balcony. Community pool and clubhouse, with well maintained common area. Close to shopping and Route 130. Just a short drive to a great nature escape at Pennington Park or Amico Island Park. Unit is freshly painted. Retro kitchen could use some updating. Dishwasher does not currently work.

6. 2019-10-31
   historical Active Under Contract 433-char remark

   Show marketing remark (433 chars)

   Great opportunity for a first time home buyer, someone looking to downsize, or someone tired of renting. Quiet, second floor unit with private balcony. Community pool and clubhouse, with well maintained common area. Close to shopping and Route 130. Just a short drive to a great nature escape at Pennington Park or Amico Island Park. Unit is freshly painted. Retro kitchen could use some updating. Dishwasher does not currently work.

7. 2019-09-24
   listed $65,000 Active 433-char remark

   Show marketing remark (433 chars)

   Great opportunity for a first time home buyer, someone looking to downsize, or someone tired of renting. Quiet, second floor unit with private balcony. Community pool and clubhouse, with well maintained common area. Close to shopping and Route 130. Just a short drive to a great nature escape at Pennington Park or Amico Island Park. Unit is freshly painted. Retro kitchen could use some updating. Dishwasher does not currently work.

ⓘ 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: $2,324 · $194/mo
• Projected year-2 tax: $3,216 · $268/mo
• Expected delta: +$892/yr (+$74/mo · 38.4%)

ⓘ 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 27% 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: $20,738
• − Mortgage interest: −$9,243
• − Property taxes: −$2,324
• − Insurance: −$825
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$2,748
• − Depreciation: −$4,800
• Taxable loss: −$2,520
• Est. tax savings @ 24.0%: +$605
• After-tax cash flow: $707/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

This property requires moderate renovations to update the kitchen and bathroom, paint interior walls, replace carpeting, and clean the HVAC system. These updates would significantly increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely dated and in poor condition
• Major kitchen appliances — outdated and non-functional
• Major bathroom fixtures — dated and in poor condition
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would significantly increase both resale and rental value
• Both update bathroom fixtures — modernizing the bathroom would significantly increase both resale and rental value
• Both paint interior walls — fresh paint would improve the overall appearance and increase both resale and rental value
• Both replace carpeting — new carpeting would improve the living space and increase both resale and rental value
• Both clean and maintain HVAC system — a clean and functioning HVAC system would improve comfort and energy efficiency, increasing both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and in poor condition	Major	$15,000–50,000
kitchen appliances · outdated and non-functional	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen would significantly increase both resale and rental value ↑
• Both update bathroom fixtures — modernizing the bathroom would significantly increase both resale and rental value ↑
• Both paint interior walls — fresh paint would improve the overall appearance and increase both resale and rental value ↑
• Both replace carpeting — new carpeting would improve the living space and increase both resale and rental value ↑
• Both clean and maintain HVAC system — a clean and functioning HVAC system would improve comfort and energy efficiency, increasing both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Edgewater Park Township School District
• NCES district ID: 3404470
• Math proficiency: 9% ▼ -26.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $59,779
• Composite: 19.17/100
• National rank: #8818
• State rank: #418 of 472 in NJ

Livability — Beverly

• Score: 76/100
• State rank: #130
• US rank: #3487

Category grades

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

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): 11,861
• Household income: $88,037
• Rent vs Own: 25.1% rent · 74.9% own
• Severe rent burden: 287.0

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 0.63)
• Race & ethnicity: White 53% Black 27% Hispanic / Latino 13% Two or more races 9% Native American 2%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 3% Slovak 1% Estonian 1%
• Foreign-born: 14% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 7% Other Asian/Pacific 6% Other Indo-European 2%

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: ▼ -59.96%
• Current HPI: 341.9702
• 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

+153.8% since first listed

7 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-03-25 Listed $165,000 BRIGHT MLS
• 2019-12-13 Sold (Public Records) $65,000 Public Records
• 2019-11-22 Sold (MLS) $65,000 BRIGHT MLS
• 2019-11-06 Pending — BRIGHT MLS
• 2019-10-31 Contingent — BRIGHT MLS
• 2019-09-24 Listed $65,000 BRIGHT MLS

Property tax history

-2.9%/yr

Latest (2025): $2,324 · -1.1% YoY. Source: county tax records.