36 Hilton Rd · Jobstown, NJ 08060

$389,900

3 bd · 1.5 ba · 1,644 sqft · SingleFamily public records · 10 Days on market

Built 1956 9,997 sqft lot Est $421k · 7% under

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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 +15.4/30.0
• ARV discount +10.8/15.0
• 1% rule +4.7/10.0
• DSCR +4.7/10.0
• 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

Recently updated and completely move-in ready, this charming 3-bedroom, 1.5-bath split-level is just waiting for you to call it home! Inside, you'll find nearly 1,700 square feet of bright, sun-drenched living space featuring a fresh neutral palette and durable LVP flooring throughout. The updated kitchen is a chef’s delight, boasting crisp white cabinetry, a gas range, and ample counter space for meal prep. Its seamless flow into the dining area ensures you're always part of the conversation. Entertaining is a breeze thanks to the expansive, open-concept living and dining rooms. Upstairs, all three spacious bedrooms feature ceiling fans and share a pristine hall bath with a tub/showe

Key facts

• Updated kitchen
• Open-concept living
• Gas range

Tags

• UPDATED KITCHEN
• GAS RANGE
• OPEN-CONCEPT LIVING
• BRICK HEARTH FIREPLACE
• SUN-DRENCHED SUNROOM
• LARGE FENCED BACKYARD

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service (100 amp) available; Natural gas available; Hot water: natural gas
• Home design: Detached property; Main entrance faces south
• Construction: Vinyl siding; Block foundation; Building not winterized
• Exterior features: Patio(s); Gutter system

Interior

• Kitchen: Dishwasher; Gas oven/range; Range hood; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Luxury vinyl plank; Ceramic tile
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Combination dining/living area; Traditional floor plan; Eat-in kitchen; Basement (unfinished)
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $377k (3.2% below list).
• Recommended offer: $377k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 1.9% in Jobstown — 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 D — 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); 135 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 41% 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $270k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $377,248 (3.2% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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?
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: 0.97% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $420,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
237 Front St	0.07mi	3/1.5	1,644 (0%)	8mo	$366,000	$223	90
38 Tinker Dr	0.20mi	4/2.0 (+1)	1,663 (+1%)	4mo	$460,000	$277	78
216 Blue Jay Ln	0.52mi	3/1.0	1,685 (+2%)	4mo	$335,000	$199	66
200 Front St	0.20mi	4/2.0 (+1)	1,444 (-12%)	6mo	$406,000	$281	58
142 Cherry St	0.63mi	3/1.5	1,508 (-8%)	1mo	$170,000	$113	56
7 Ridgley St	0.47mi	3/2.0	1,500 (-9%)	7mo	$438,000	$292	56
207 Canary Ln	0.59mi	3/1.5	1,802 (+10%)	1mo	$369,900	$205	55
76 Branch St	0.71mi	3/1.5	1,563 (-5%)	4mo	$436,000	$279	55
1010 Woodlane Rd	0.52mi	4/2.0 (+1)	1,760 (+7%)	6mo	$450,000	$256	52
619 Holly Ln	0.53mi	2/1.5 (-1)	1,421 (-14%)	4mo	$280,000	$197	44
43 Mount Holly Ave	0.73mi	4/2.5 (+1)	1,779 (+8%)	9mo	$400,000	$225	36
710 Smith Ln	0.63mi	3/2.0	1,409 (-14%)	10mo	$365,000	$259	36

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: -15.5%
• Equity multiple: 0.46×
• Total profit: $-59,279
• Equity at exit: $58,135

10-year hold

• IRR: -10.0%
• Equity multiple: 0.43×
• Total profit: $-62,076
• Equity at exit: $33,711

Cash invested: $109,172 (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 →

ZIP-level market 08060

• Home prices YoY: -34.5%
• Rents YoY: 1.4%
• Active inventory: 135
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,772 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$621 /mo · $7,456/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$792
• Net cashflow: $152

Break-even live

Break-even rent $3,580

Max offer price $389,900

Occupancy floor 91%

Sensitivity live

Price	-10% $372	-5% $262	+0% $152	+5% $41	+10% $-69
Rent	-10% $-146	-5% $3	+0% $152	+5% $301	+10% $450
Rate	-1.0pp $348	-0.5pp $251	base $152	+0.5pp $51	+1.0pp $-52

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Front St Mount Holly, NJ	4.0	2.5	1500	$4,950	$3.30	0d	1	0.11mi
3a Hunter Cir Eastampton Township, NJ	1.0–2.0	1.0–1.5	865	$2,255	$2.61	0d	25	0.65mi
64 Regency Dr Mt Holly, NJ	1.0–3.0	1.0–2.0	1066	$2,800	$2.63	0d	1	0.66mi
209 Mill St Mount Holly, NJ	3.0	1.5	1274	$2,400	$1.88	2d	1	0.82mi
12000 Hamilton Way Eastampton Township, NJ	1.0–2.0	1.0–2.5	1100	$2,894	$2.63	0d	12	0.87mi
1 Kirby Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1349	$3,125	$2.32	0d	13	0.87mi
10 Stanton Rd Mount Holly, NJ	3.0	2.5	2208	$3,300	$1.49	0d	1	0.88mi
302 Barrington Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1226	$2,959	$2.41	0d	11	0.97mi
37 Church St Mount Holly, NJ	3.0	1.5	1900	$2,370	$1.25	11d	1	1.01mi
501 Bloomfield Dr Westampton, NJ	4.0	2.0	1975	$4,950	$2.51	0d	1	1.15mi
502 Bloomfield Dr Westampton, NJ	4.0	3.0	1666	$4,950	$2.97	0d	1	1.17mi
144 Washington St Unit C Mt Holly, NJ	3.0	1.0	1450	$2,370	$1.63	16d	1	1.22mi

Listing history 8 events

1. 2026-06-21
   days on market $389,900 Active 10 DOM
2. 2026-06-18
   days on market $389,900 Active 7 DOM
3. 2026-06-17
   days on market $389,900 Active 6 DOM
4. 2026-06-16
   days on market $389,900 Active 5 DOM
5. 2026-06-15
   days on market $389,900 Active 4 DOM
6. 2026-06-13
   days on market $389,900 Active 2 DOM
7. 2026-06-13
   remarks 693-char remark
8. 2026-06-13
   listed $389,900 Active 1 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: $7,456 · $621/mo
• Projected year-2 tax: $8,582 · $715/mo
• Expected delta: +$1,126/yr (+$94/mo · 15.1%)

ⓘ 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 56% 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: $45,270
• − Mortgage interest: −$21,840
• − Property taxes: −$7,456
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,622
• − Management: −$3,622
• − Depreciation: −$11,343
• Taxable loss: −$4,562
• Est. tax savings @ 24.0%: +$1,095
• After-tax cash flow: $2,916/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 — Jobstown

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

Census & demographics

• County: Burlington County · 323,710 people
• City population: 788
• 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

+862.7% since first listed

12 events — show timeline

• 2026-06-11 Listed $389,900 BRIGHT MLS
• 2016-04-19 Listing Removed — BRIGHT MLS
• 2015-02-20 Listed $134,900 BRIGHT MLS
• 2014-11-27 Listing Removed — BRIGHT MLS
• 2014-05-30 Listed $139,900 BRIGHT MLS
• 2007-12-13 Sold (Public Records) $270,000 Public Records
• 2007-09-14 Sold (MLS) $265,000 BRIGHT MLS
• 2007-08-07 Listing Removed — BRIGHT MLS
• 2007-06-08 Listed $265,000 BRIGHT MLS
• 1984-10-31 Sold (Public Records) $65,000 Public Records
• 1984-10-01 Sold (Public Records) $65,000 Public Records
• 1978-06-01 Sold (Public Records) $40,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $7,456 · +6.6% YoY. Source: county tax records.