11 Pardee Blvd · Browns Mills, NJ 08068

$200,000

3 bd · 2.0 ba · 961 sqft · SingleFamily public records · 16 Days on market

Built 1924 $208/sqft · 37% below area Est $318k · 37% under

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +8.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +1.6/10.0

Listing remarks MLS

Warmer weather is almost here! This beautifully renovated Lakeview home is the perfect retreat. Enjoy your coffee on the enclosed front porch overlooking the water or grab your fishing pole whenever you'd like. This quaint homes offers so much more than its lake proximity. The step saving kitchen boasts superior 42 inch shaker style cabinets complete with "soft close" doors & sleek modern knobs. Dark granite against a simple, yet elegant, white subway tile back splash is crisp and stylish. Upgraded stainless steel appliances, including a gas range & French door refrigerator with lower freezer drawer. Just down the hall is the Master Suite, a good size room with recessed lighting, modern ceiling fan with remote, large closet, and luxurious master bath. Here the attractive oversized white marble tiles set the tone of elegance for your master bath, brand new dual flush toilette, a sleek 3 drawer vanity, & a tasteful vanity light is the perfect finishing touch. The oversized marble shower surround is sure to impress even the pickiest buyer set against a vintage style octagon tiled bottom. This is a very well appointed bathroom. There are 2 additional guest rooms with ceiling fans as well as an equally beautiful main bath. Other items worth noting are the new Gas Heater and Central Air Conditioning, New Roof shingles, new flooring, new windows, fresh paint, and New hot water heater. (all between 2020 and 2021)

Key facts

• Built 1924
• Listed 16 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Fee simple ownership
• Exterior features: Shingle roof

Interior

• Kitchen: Dishwasher; Microwave; Stove; Stove hood; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Blinds/Shades; No fireplace
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $82 ($988/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 5.2% in Browns Mills — 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 63/100 on livability (#436 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+, cost of living B; Watch: schools F, amenities F, commute F.
• Pemberton Township School District (rural): math 12% / reading 38% proficiency, ranked #382 of 472 in NJ (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 44 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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 16 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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; flood insurance adds $427/mo; built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 62% 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 $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.31% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.90%
• DSCR: 1.49
• GRM: 6.4

CMA / ARV

• ARV (median comp): $318,443
• List price: $200,000
• Delta: -37.19%
• 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
123 Pardee	0.07mi	3/1.0	1,038 (+8%)	12mo	$355,000	$342	69
601 E Lakeshore Dr	0.49mi	2/1.0 (-1)	961 (0%)	1mo	$168,000	$175	67
444 Sassafras St	0.20mi	3/1.0	1,080 (+12%)	1mo	$300,000	$278	65
118 Syringa St	0.19mi	3/1.0	1,080 (+12%)	2mo	$345,000	$319	64
123 Lilac St	0.17mi	3/1.0	1,092 (+14%)	3mo	$374,000	$342	63
156 Dennis Ave	0.20mi	3/1.0	1,056 (+10%)	10mo	$355,000	$336	62
123 Clover St	0.23mi	3/2.0	1,080 (+12%)	14mo	$380,000	$352	57
302 Lakeview Blvd	0.35mi	3/1.0	1,071 (+11%)	5mo	$300,000	$280	56
27 Carlisle St	0.63mi	3/1.0	984 (+2%)	8mo	$345,000	$351	56
237 Garden Ave	0.30mi	4/3.0 (+1)	1,092 (+14%)	4mo	$300,000	$275	51
355 Wildrose St	0.61mi	3/1.0	1,092 (+14%)	8mo	$325,000	$298	38
34 Olive St	0.51mi	2/1.0 (-1)	824 (-14%)	7mo	$275,000	$334	38

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-26,756
• Equity at exit: $29,821

10-year hold

• IRR: -4.0%
• Equity multiple: 0.73×
• Total profit: $-14,888
• Equity at exit: $17,292

Cash invested: $56,000 (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 08068

• Home prices YoY: -2.1%
• Active inventory: 44
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,613 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$423 /mo · $5,081/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $82

Break-even live

Break-even rent $2,509

Max offer price $200,000

Occupancy floor 92%

Sensitivity live

Price	-10% $196	-5% $139	+0% $82	+5% $26	+10% $-31
Rent	-10% $-124	-5% $-21	+0% $82	+5% $186	+10% $289
Rate	-1.0pp $183	-0.5pp $133	base $82	+0.5pp $31	+1.0pp $-22

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
453 Bayberry St Browns Mills, NJ	3.0	1.5	1032	$2,700	$2.62	1d	1	0.09mi
126 Juniper Ave Browns Mills, NJ	4.0	1.0	1092	$2,500	$2.29	19d	1	0.43mi
601 E Lakeshore Dr Browns Mills, NJ	2.0	1.0	961	$2,595	$2.70	10d	1	0.49mi
27 Carlisle St Browns Mills, NJ	3.0	1.0	984	$2,900	$2.95	44d	1	0.65mi
28 Alfred Dr Unit 28 ALD Browns Mills, NJ	2.0	1.0	784	$1,650	$2.10	44d	1	0.81mi

Listing history 16 events

1. 2026-05-17
   status Pending 1116-char remark
2. 2026-05-01
   listed $200,000 Active 1116-char remark
3. 2025-12-19
   historical
4. 2025-11-13
   price $255,000
5. 2025-09-05
   listed $260,000 Active
6. 2025-08-09
   historical
7. 2021-05-22
   soldstatus $205,000
8. 2021-05-11
   historical

   Show marketing remark (1461 chars)

   Warmer weather is almost here! This beautifully renovated Lakeview home is the perfect retreat. Enjoy your coffee on the enclosed front porch overlooking the water or grab your fishing pole whenever you'd like. This quaint homes offers so much more than its lake proximity. The step saving kitchen boasts superior 42 inch shaker style cabinets complete with "soft close" doors & sleek modern knobs. Dark granite against a simple, yet elegant, white subway tile back splash is crisp and stylish. Upgraded stainless steel appliances, including a gas range & French door refrigerator with lower freezer drawer. Just down the hall is the Master Suite, a good size room with recessed lighting, modern ceiling fan with remote, large closet, and luxurious master bath. Here the attractive oversized white marble tiles set the tone of elegance for your master bath, brand new dual flush toilette, a sleek 3 drawer vanity, & a tasteful vanity light is the perfect finishing touch. The oversized marble shower surround is sure to impress even the pickiest buyer set against a vintage style octagon tiled bottom. This is a very well appointed bathroom. There are 2 additional guest rooms with ceiling fans as well as an equally beautiful main bath. Other items worth noting are the new Gas Heater and Central Air Conditioning, New Roof shingles, new flooring, new windows, fresh paint, and New hot water heater. (all between 2020 and 2021)

9. 2021-04-30
   soldstatus $205,000 Closed

   Show marketing remark (1461 chars)

   Warmer weather is almost here! This beautifully renovated Lakeview home is the perfect retreat. Enjoy your coffee on the enclosed front porch overlooking the water or grab your fishing pole whenever you'd like. This quaint homes offers so much more than its lake proximity. The step saving kitchen boasts superior 42 inch shaker style cabinets complete with "soft close" doors & sleek modern knobs. Dark granite against a simple, yet elegant, white subway tile back splash is crisp and stylish. Upgraded stainless steel appliances, including a gas range & French door refrigerator with lower freezer drawer. Just down the hall is the Master Suite, a good size room with recessed lighting, modern ceiling fan with remote, large closet, and luxurious master bath. Here the attractive oversized white marble tiles set the tone of elegance for your master bath, brand new dual flush toilette, a sleek 3 drawer vanity, & a tasteful vanity light is the perfect finishing touch. The oversized marble shower surround is sure to impress even the pickiest buyer set against a vintage style octagon tiled bottom. This is a very well appointed bathroom. There are 2 additional guest rooms with ceiling fans as well as an equally beautiful main bath. Other items worth noting are the new Gas Heater and Central Air Conditioning, New Roof shingles, new flooring, new windows, fresh paint, and New hot water heater. (all between 2020 and 2021)

10. 2021-03-10
    status Pending

    Show marketing remark (1461 chars)

    Warmer weather is almost here! This beautifully renovated Lakeview home is the perfect retreat. Enjoy your coffee on the enclosed front porch overlooking the water or grab your fishing pole whenever you'd like. This quaint homes offers so much more than its lake proximity. The step saving kitchen boasts superior 42 inch shaker style cabinets complete with "soft close" doors & sleek modern knobs. Dark granite against a simple, yet elegant, white subway tile back splash is crisp and stylish. Upgraded stainless steel appliances, including a gas range & French door refrigerator with lower freezer drawer. Just down the hall is the Master Suite, a good size room with recessed lighting, modern ceiling fan with remote, large closet, and luxurious master bath. Here the attractive oversized white marble tiles set the tone of elegance for your master bath, brand new dual flush toilette, a sleek 3 drawer vanity, & a tasteful vanity light is the perfect finishing touch. The oversized marble shower surround is sure to impress even the pickiest buyer set against a vintage style octagon tiled bottom. This is a very well appointed bathroom. There are 2 additional guest rooms with ceiling fans as well as an equally beautiful main bath. Other items worth noting are the new Gas Heater and Central Air Conditioning, New Roof shingles, new flooring, new windows, fresh paint, and New hot water heater. (all between 2020 and 2021)

11. 2021-01-28
    listed $199,900 Active

    Show marketing remark (1461 chars)

    Warmer weather is almost here! This beautifully renovated Lakeview home is the perfect retreat. Enjoy your coffee on the enclosed front porch overlooking the water or grab your fishing pole whenever you'd like. This quaint homes offers so much more than its lake proximity. The step saving kitchen boasts superior 42 inch shaker style cabinets complete with "soft close" doors & sleek modern knobs. Dark granite against a simple, yet elegant, white subway tile back splash is crisp and stylish. Upgraded stainless steel appliances, including a gas range & French door refrigerator with lower freezer drawer. Just down the hall is the Master Suite, a good size room with recessed lighting, modern ceiling fan with remote, large closet, and luxurious master bath. Here the attractive oversized white marble tiles set the tone of elegance for your master bath, brand new dual flush toilette, a sleek 3 drawer vanity, & a tasteful vanity light is the perfect finishing touch. The oversized marble shower surround is sure to impress even the pickiest buyer set against a vintage style octagon tiled bottom. This is a very well appointed bathroom. There are 2 additional guest rooms with ceiling fans as well as an equally beautiful main bath. Other items worth noting are the new Gas Heater and Central Air Conditioning, New Roof shingles, new flooring, new windows, fresh paint, and New hot water heater. (all between 2020 and 2021)

12. 2020-11-10
    soldstatus $90,500
13. 1993-05-10
    soldstatus $74,500
14. 1991-06-13
    soldstatus $24,750
15. 1984-08-01
    soldstatus $27,000
16. 1978-11-01
    soldstatus $23,000

ⓘ 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: $5,081 · $423/mo
• Projected year-2 tax: $5,081 · $423/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 7/10 Severe FEMA zone AE · 77% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,359
• − Mortgage interest: −$11,203
• − Property taxes: −$5,081
• − Insurance: −$6,118
• − Repairs & maintenance: −$2,509
• − Management: −$2,509
• − Depreciation: −$5,818
• Taxable loss: −$1,879
• Est. tax savings @ 24.0%: +$451
• After-tax cash flow: $1,439/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: Pemberton Township School District
• NCES district ID: 3412810
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 38% ▼ -5.00%
• Median HH income: $60,951
• Composite: 23.0/100
• National rank: #7979
• State rank: #382 of 472 in NJ

Livability — Browns Mills

• Score: 63/100
• State rank: #436
• US rank: #15864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Browns Mills, NJ
• Population (ZIP): 6,811

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 0.66)
• Race & ethnicity: White 51% Black 24% Hispanic / Latino 14% Two or more races 10% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 2%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 82% English-only · Spanish 10% Tagalog/Filipino 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: ▼ -6.80%
• Current HPI: 315.5986
• Rent YoY: —
• Metro: —
• 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

+769.6% since first listed

16 events — show timeline

• 2026-05-17 Pending — MOMLS
• 2026-05-01 Listed $200,000 MOMLS
• 2025-12-19 Listing Removed — BRIGHT MLS
• 2025-11-13 Price Changed $255,000 BRIGHT MLS
• 2025-09-05 Listed $260,000 BRIGHT MLS
• 2025-08-09 Coming Soon — BRIGHT MLS
• 2021-05-22 Sold (Public Records) $205,000 Public Records
• 2021-05-11 Listing Removed — BRIGHT MLS
• 2021-04-30 Sold (MLS) $205,000 BRIGHT MLS
• 2021-03-10 Pending — BRIGHT MLS
• 2021-01-28 Listed $199,900 BRIGHT MLS
• 2020-11-10 Sold (Public Records) $90,500 Public Records
• 1993-05-10 Sold (Public Records) $74,500 Public Records
• 1991-06-13 Sold (Public Records) $24,750 Public Records
• 1984-08-01 Sold (Public Records) $27,000 Public Records
• 1978-11-01 Sold (Public Records) $23,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $5,081 · +6.1% YoY. Source: county tax records.