1409 Burlington Ave · Beverly, NJ 08075

$250,000

3 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 31 Days on market

Built 1962 0.34 ac lot $168/sqft · 36% below area Est $392k · 36% under ↓ 9% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• 1% rule +5.0/10.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own this home that has had the same owner for 60 years, in Delanco. 3 bedroom, 1 bath ready for your personal touch. Seller has indicated that the roof was put on in 2021. Home sold in As-Is condition.

Key facts

• 0.34 acre lot
• Built 1962
• Listed 31 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $59 ($711/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 $250k (0.1% below list).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.9% in Beverly — 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 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: schools C-, amenities F.
• Delanco Township School District (suburban): math 8% / reading 26% proficiency, ranked #431 of 472 in NJ (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 129 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 32% of the median local income ($94k/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 $8k 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 31 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1962 — 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. 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?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 8.3

CMA / ARV

• ARV (median comp): $391,713
• List price: $250,000
• Delta: -36.18%
• 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
323 Maple Ave	0.26mi	3/1.0	1,488 (0%)	0mo	$348,000	$234	88
300 Lilac Ln	0.19mi	3/2.0	1,640 (+10%)	1mo	$426,000	$260	69
317 Maple Ave	0.26mi	2/2.0 (-1)	1,406 (-6%)	10mo	$360,000	$256	61
635 Laurel St	0.61mi	3/1.0	1,425 (-4%)	4mo	$345,000	$242	61
512 Spruce St	0.50mi	4/2.0 (+1)	1,429 (-4%)	3mo	$362,000	$253	59
9 Mccay Way	0.63mi	2/2.0 (-1)	1,440 (-3%)	0mo	$384,900	$267	56
19 Emery Way	0.56mi	2/2.0 (-1)	1,446 (-3%)	10mo	$410,000	$284	52
22 Wolverton Pl	0.57mi	2/2.0 (-1)	1,440 (-3%)	9mo	$355,000	$247	51
11 Mccay Way	0.63mi	2/2.0 (-1)	1,440 (-3%)	6mo	$375,000	$260	51
860 Pennsylvania Ave	0.41mi	3/2.0	1,696 (+14%)	9mo	$255,000	$150	46
511 Ash St	0.72mi	3/1.5	1,350 (-9%)	8mo	$327,000	$242	43
323 Walnut	0.63mi	3/2.0	1,296 (-13%)	6mo	$320,000	$247	40

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-36,586
• Equity at exit: $37,276

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-26,382
• Equity at exit: $21,615

Cash invested: $70,000 (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 08075

• Active inventory: 129
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,498 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$499 /mo · $5,993/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $59

Break-even live

Break-even rent $2,424

Max offer price $250,000

Occupancy floor 93%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Union Ave Delanco, NJ	4.0	2.0	1444	$2,750	$1.90	1d	1	0.70mi
420 Ash St Delanco, NJ	4.0	1.5	1267	$2,600	$2.05	1d	1	0.77mi
427 Buttonwood St Delanco, NJ	3.0	2.5	1213	$2,200	$1.81	24d	1	0.80mi
300 Washington St Unit 300B Delanco, NJ	2.0	1.0	1000	$1,750	$1.75	44d	1	0.94mi
135A Federal St Bensalem, PA	2.0	2.0	1460	$2,800	$1.92	1d	1	1.01mi
139 Easton St Andalusia, PA	2.0	2.5	1416	$2,700	$1.91	1d	1	1.10mi
127 Gaslight Aly Bensalem, PA	3.0	3.5	1868	$3,200	$1.71	1d	1	1.12mi
319 Taylor St Riverside, NJ	3.0	1.0	1722	$2,600	$1.51	10d	1	1.16mi
13 Polk St Riverside, NJ	2.0	2.0	1080	$2,000	$1.85	22d	1	1.18mi
424 Kossuth St Riverside, NJ	3.0	1.0	1175	$2,250	$1.91	44d	1	1.25mi
136 Webster St Riverside, NJ	4.0	1.0	1280	$2,700	$2.11	19d	1	1.33mi
443 Magnolia St Beverly, NJ	2.0	1.0	900	$1,550	$1.72	24d	1	1.33mi

Listing history 5 events

1. 2026-05-16
   historical Active Under Contract 223-char remark

   Show marketing remark (223 chars)

   Great opportunity to own this home that has had the same owner for 60 years, in Delanco. 3 bedroom, 1 bath ready for your personal touch. Seller has indicated that the roof was put on in 2021. Home sold in As-Is condition.

2. 2026-05-12
   price $250,000 223-char remark

   Show marketing remark (223 chars)

   Great opportunity to own this home that has had the same owner for 60 years, in Delanco. 3 bedroom, 1 bath ready for your personal touch. Seller has indicated that the roof was put on in 2021. Home sold in As-Is condition.

3. 2026-05-05
   status Active 223-char remark

   Show marketing remark (223 chars)

   Great opportunity to own this home that has had the same owner for 60 years, in Delanco. 3 bedroom, 1 bath ready for your personal touch. Seller has indicated that the roof was put on in 2021. Home sold in As-Is condition.

4. 2026-04-27
   historical Active Under Contract 223-char remark

   Show marketing remark (223 chars)

   Great opportunity to own this home that has had the same owner for 60 years, in Delanco. 3 bedroom, 1 bath ready for your personal touch. Seller has indicated that the roof was put on in 2021. Home sold in As-Is condition.

5. 2026-04-07
   listed $275,000 Active 223-char remark

   Show marketing remark (223 chars)

   Great opportunity to own this home that has had the same owner for 60 years, in Delanco. 3 bedroom, 1 bath ready for your personal touch. Seller has indicated that the roof was put on in 2021. Home sold in As-Is condition.

ⓘ 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: $5,993 · $499/mo
• Projected year-2 tax: $6,109 · $509/mo
• Expected delta: +$116/yr (+$10/mo · 1.9%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,982
• − Mortgage interest: −$14,004
• − Property taxes: −$5,993
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − Depreciation: −$7,273
• Taxable loss: −$3,334
• Est. tax savings @ 24.0%: +$800
• After-tax cash flow: $1,511/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: Delanco Township School District
• NCES district ID: 3403690
• Math proficiency: 8% ▼ -25.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $73,723
• Composite: 17.62/100
• National rank: #9035
• State rank: #431 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): 30,615
• Household income: $94,407
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 1103.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 10% Hispanic / Latino 9% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 8% Estonian 3% Russian 2%
• Foreign-born: 13% · Canada, China
• Languages at home: 82% English-only · Other Indo-European 8% Spanish 6% Other Asian/Pacific 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: ▼ -396.76%
• Current HPI: 281.8091
• 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

-9.1% since first listed

5 events — show timeline

• 2026-05-16 Contingent — BRIGHT MLS
• 2026-05-12 Price Changed $250,000 BRIGHT MLS
• 2026-05-05 Relisted — BRIGHT MLS
• 2026-04-27 Contingent — BRIGHT MLS
• 2026-04-07 Listed $275,000 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2025): $5,993 · +4.9% YoY. Source: county tax records.