93 Washington St · Vincentown, NJ 08060

$305,000

3 bd · None ba · 2,408 sqft · MultiFamily public records · 40 Days on market

Built 1923 2,178 sqft lot Est $320k · at est.

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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 +29.3/30.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• 1% rule +8.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Features 2 full units. Unit 1 access through front door with Livingroom, Full bathroom, 2 bedrooms with closet, utility room and eat in kitchen. Access to nice sized level yard is through the kitchen. Unit 2 access by right side staircase. Unit has large living room, dining room, full bathroom, 1 full bathroom with closets and upstairs loft with closets which could be used as a bedroom. Easy access to city amenities, close to schools and shopping.

Key facts

• New lighting
• Crawlspace
• New flooring

Tags

• NEW FLOORING
• NEW LIGHTING
• NEW KITCHEN BACKSPLASH
• CRAWLSPACE
• LOFT AREA

Property features AI

Finance

• Other: Finished above-grade area reported (estimated)
• Financial info: Two total units; Total actual rent reported; Existing leases are yearly

Exterior

• Parking: Off-street parking; On-street parking; Other parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached structure; Fee simple ownership; Estimated major remodel in 2019
• Construction: Frame construction; Slab and crawl space foundation; Estimated year built
• Exterior features: No tidal water; Other structures above and below grade

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit; One vacant unit
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; No basement; Property in excellent to good condition

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath multifamily listed at $305k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $305k).
• Recommended offer: $296k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 8 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 45% 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 $2k of loan paydown is wiped out by about $9k 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 $85k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 16y 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 $235k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $295,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.34% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.07%
• DSCR: 1.67
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $320,264
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Washington St	0.00mi	3/—	2,408 (0%)	0mo	$320,000	$133	100
9-11 W Monroe St	0.24mi	4/2.5 (+1)	2,723 (+13%)	6mo	$85,000	$31	57
40 Union St	0.44mi	4/— (+1)	2,132 (-12%)	4mo	$290,166	$136	52

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $12,570
• Equity at exit: $45,476

10-year hold

• IRR: 11.8%
• Equity multiple: 1.86×
• Total profit: $73,823
• Equity at exit: $26,371

Cash invested: $85,400 (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: 11.5×

Monthly cashflow live

• Estimated rent: $4,091 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$433 /mo · $5,195/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$859
• Net cashflow: $1,072

Break-even live

Break-even rent $2,734

Max offer price $305,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,245	-5% $1,159	+0% $1,072	+5% $986	+10% $900
Rent	-10% $749	-5% $911	+0% $1,072	+5% $1,234	+10% $1,396
Rate	-1.0pp $1,226	-0.5pp $1,150	base $1,072	+0.5pp $993	+1.0pp $913

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$2,212
1× unit	1	1	$1,879
Total (2 units)			$4,091

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Church St Mount Holly, NJ	3.0	1.5	1900	$2,370	$1.25	10d	1	0.35mi
10 Stanton Rd Mount Holly, NJ	3.0	2.5	2208	$3,300	$1.49	1d	1	0.62mi
302 Barrington Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1226	$2,959	$2.41	1d	9	0.67mi
1 Kirby Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1349	$3,125	$2.32	1d	12	0.80mi
610 Ogden Dr Westampton, NJ	4.0	2.0	2370	$4,200	$1.77	22d	1	0.89mi
151 Rambling Rd Lumberton, NJ	4.0	2.5	3000	$5,495	$1.83	17d	1	0.98mi
502 Bloomfield Dr Westampton, NJ	4.0	3.0	1666	$4,950	$2.97	1d	1	1.12mi
501 Bloomfield Dr Westampton, NJ	4.0	2.0	1975	$4,950	$2.51	1d	1	1.12mi

Listing history 34 events

1. 2026-04-30
   status Pending
2. 2026-04-13
   status Active
3. 2026-03-13
   historical
4. 2026-02-18
   listed $305,000 Active
5. 2022-12-04
   historical
6. 2022-08-12
   soldstatus $235,000 Closed
7. 2022-07-18
   status Pending
8. 2022-04-21
   price $274,900
9. 2022-04-21
   status Active
10. 2022-01-31
    historical
11. 2021-02-23
    status Active
12. 2020-12-21
    historical
13. 2020-12-03
    listed $235,000 Active
14. 2019-12-09
    soldstatus $61,599 Closed 451-char remark

    Show marketing remark (451 chars)

    Features 2 full units. Unit 1 access through front door with Livingroom, Full bathroom, 2 bedrooms with closet, utility room and eat in kitchen. Access to nice sized level yard is through the kitchen. Unit 2 access by right side staircase. Unit has large living room, dining room, full bathroom, 1 full bathroom with closets and upstairs loft with closets which could be used as a bedroom. Easy access to city amenities, close to schools and shopping.

15. 2019-10-30
    status Pending 451-char remark

    Show marketing remark (451 chars)

    Features 2 full units. Unit 1 access through front door with Livingroom, Full bathroom, 2 bedrooms with closet, utility room and eat in kitchen. Access to nice sized level yard is through the kitchen. Unit 2 access by right side staircase. Unit has large living room, dining room, full bathroom, 1 full bathroom with closets and upstairs loft with closets which could be used as a bedroom. Easy access to city amenities, close to schools and shopping.

16. 2019-10-04
    price $66,500 451-char remark

    Show marketing remark (451 chars)

    Features 2 full units. Unit 1 access through front door with Livingroom, Full bathroom, 2 bedrooms with closet, utility room and eat in kitchen. Access to nice sized level yard is through the kitchen. Unit 2 access by right side staircase. Unit has large living room, dining room, full bathroom, 1 full bathroom with closets and upstairs loft with closets which could be used as a bedroom. Easy access to city amenities, close to schools and shopping.

17. 2019-09-18
    status Active 451-char remark

    Show marketing remark (451 chars)

    Features 2 full units. Unit 1 access through front door with Livingroom, Full bathroom, 2 bedrooms with closet, utility room and eat in kitchen. Access to nice sized level yard is through the kitchen. Unit 2 access by right side staircase. Unit has large living room, dining room, full bathroom, 1 full bathroom with closets and upstairs loft with closets which could be used as a bedroom. Easy access to city amenities, close to schools and shopping.

18. 2019-09-10
    status Pending 451-char remark

    Show marketing remark (451 chars)

    Features 2 full units. Unit 1 access through front door with Livingroom, Full bathroom, 2 bedrooms with closet, utility room and eat in kitchen. Access to nice sized level yard is through the kitchen. Unit 2 access by right side staircase. Unit has large living room, dining room, full bathroom, 1 full bathroom with closets and upstairs loft with closets which could be used as a bedroom. Easy access to city amenities, close to schools and shopping.

19. 2019-07-09
    listed $75,950 Active 451-char remark

    Show marketing remark (451 chars)

    Features 2 full units. Unit 1 access through front door with Livingroom, Full bathroom, 2 bedrooms with closet, utility room and eat in kitchen. Access to nice sized level yard is through the kitchen. Unit 2 access by right side staircase. Unit has large living room, dining room, full bathroom, 1 full bathroom with closets and upstairs loft with closets which could be used as a bedroom. Easy access to city amenities, close to schools and shopping.

20. 2019-06-28
    historical
21. 2019-06-07
    price $79,900
22. 2019-06-01
    status Active
23. 2019-05-31
    historical
24. 2019-05-08
    status Active
25. 2019-05-08
    status Pending
26. 2019-05-08
    status Active
27. 2019-05-06
    historical
28. 2019-04-25
    status Pending
29. 2019-02-14
    listed $84,900 Active
30. 2016-06-24
    historical
31. 2014-06-24
    listed $77,000
32. 2011-07-15
    historical
33. 2010-09-04
    listed $255,000
34. 1980-07-01
    soldstatus $25,000

ⓘ 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: $5,195 · $433/mo
• Projected year-2 tax: $6,395 · $533/mo
• Expected delta: +$1,200/yr (+$100/mo · 23.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $49,092
• − Mortgage interest: −$17,085
• − Property taxes: −$5,195
• − Insurance: −$1,525
• − Repairs & maintenance: −$3,927
• − Management: −$3,927
• − Depreciation: −$8,873
• Taxable income: $8,560
• Est. tax owed @ 24.0%: −$2,054
• After-tax cash flow: $10,815/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

+1120.0% since first listed

34 events — show timeline

• 2026-04-30 Pending — BRIGHT MLS
• 2026-04-13 Relisted — BRIGHT MLS
• 2026-03-13 Listing Removed — BRIGHT MLS
• 2026-02-18 Listed $305,000 BRIGHT MLS
• 2022-12-04 Rental Removed — BRIGHTMLS
• 2022-08-12 Sold (MLS) $235,000 BRIGHT MLS
• 2022-07-18 Pending — BRIGHT MLS
• 2022-04-21 Price Changed $274,900 BRIGHT MLS
• 2022-04-21 Relisted — BRIGHT MLS
• 2022-01-31 Listing Removed — BRIGHT MLS
• 2021-02-23 Relisted — BRIGHT MLS
• 2020-12-21 Listing Removed — BRIGHT MLS
• 2020-12-03 Listed $235,000 BRIGHT MLS
• 2019-12-09 Sold (MLS) $61,599 BRIGHT MLS
• 2019-10-30 Pending — BRIGHT MLS
• 2019-10-04 Price Changed $66,500 BRIGHT MLS
• 2019-09-18 Relisted — BRIGHT MLS
• 2019-09-10 Pending — BRIGHT MLS
• 2019-07-09 Listed $75,950 BRIGHT MLS
• 2019-06-28 Listing Removed — BRIGHT MLS
• 2019-06-07 Price Changed $79,900 BRIGHT MLS
• 2019-06-01 Relisted — BRIGHT MLS
• 2019-05-31 Listing Removed — BRIGHT MLS
• 2019-05-08 Relisted — BRIGHT MLS
• 2019-05-08 Pending — BRIGHT MLS
• 2019-05-08 Relisted — BRIGHT MLS
• 2019-05-06 Listing Removed — BRIGHT MLS
• 2019-04-25 Pending — BRIGHT MLS
• 2019-02-14 Listed $84,900 BRIGHT MLS
• 2016-06-24 Listing Removed — BRIGHT MLS
• 2014-06-24 Listed $77,000 BRIGHT MLS
• 2011-07-15 Listing Removed — BRIGHT MLS
• 2010-09-04 Listed $255,000 BRIGHT MLS
• 1980-07-01 Sold (Public Records) $25,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $5,195 · +6.6% YoY. Source: county tax records.