14 Union St · Vincentown, NJ 08060

$265,777

3 bd · 2.0 ba · 1,963 sqft · Townhouse public records · 13 Days on market

Built 1900 1,625 sqft lot Est $330k · 19% under

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Why this score? — see what drove the C+ 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.6/10.0
• 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

OFFER has been ACCEPTED. Thank you. Great home or Investment!! Priced for new homeowner who wants to make it their own or an investor who can start Day 1 with Income. You can House Hack too!! Good to move in right away and update as you live there. A separate efficiency with its own kitchen, full bath, and washer & dryer (HUD FMR $1,350). The main house has 3 bedrooms and 2 FULL baths, washer & dryer. (HUD FMR $$2,050). Rent both, rent one, live in the whole thing! So many options!! In Historic Mt. Holly, this charming home has so much potential!! Just a quick walk down High St to the many Festivals and parades throughout the year! Burlington County's 250 Anniversary Festiva

Key facts

• Built 1900
• Listed 13 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available; Electric available (100 amp service); Cable and fiber optic internet available; Cable TV available; Natural gas hot water
• Home design: Semi-detached property; Fee simple ownership; Year built reported as estimated
• Construction: Brick construction; Block and brick/mortar foundation
• Exterior features: Lot dimensions approximately 22 x 74; Not in a federal flood zone; Pets allowed with no restrictions; Above-grade other structures

Interior

• Kitchen: Oven/Range - Gas; Dishwasher; Exhaust fan
• Bedrooms: One bedroom on the main level; Two bedrooms on the first upper level
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: 90% forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Second kitchen; Traditional floor plan; Formal separate dining room; Butler's pantry; Ceiling fans; Double/dual staircase; Efficiency unit (additional); Stall shower and tub/shower combination; Walk-in shower; Entry-level bedroom
• Laundry & utility: Washer in unit; Dryer in unit (gas); Laundry areas on main and upper floors

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $266k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $266k).
• Cap rate 8.4% 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 C — 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.
• Zoned schools: Gertrude C. Folwell Elementary School (math 8% / reading 32%, grade F, #995 of 1,303 statewide, top 78%, 332 students, 60% FRL); F. W. Holbein Middle School (math 11% / reading 35%, grade F, #376 of 431 statewide, top 88%, 449 students, 64% FRL); Rancocas Valley Regional High School (math 29% / reading 49%, grade F, #197 of 399 statewide, top 51%, 1,981 students, 25% FRL).
• Market conditions: Rents rising (+1.4%/yr); 137 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 34% 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 51% 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 $265,777

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $329,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Buttonwood St	0.16mi	4/1.5 (+1)	2,022 (+3%)	8mo	$272,000	$135	74
44 Buttonwood St	0.18mi	2/1.5 (-1)	2,122 (+8%)	0mo	$272,000	$128	71
310 Garden St	0.30mi	4/1.5 (+1)	1,950 (-1%)	8mo	$286,000	$147	71
73 Madison Ave	0.59mi	3/1.5	1,954 (-0%)	1mo	$327,500	$168	69
14 Brainerd St	0.15mi	4/1.5 (+1)	1,760 (-10%)	8mo	$300,000	$170	62
46 White St	0.38mi	3/2.0	1,820 (-7%)	10mo	$300,000	$165	62
305 Garden St	0.29mi	4/2.0 (+1)	2,186 (+11%)	9mo	$245,000	$112	55
246 Rutland Ave	0.33mi	4/1.5 (+1)	1,696 (-14%)	1mo	$210,000	$124	54
102 Levis Dr	0.60mi	3/2.5	2,232 (+14%)	2mo	$440,000	$197	46
108 Levis Dr	0.59mi	3/2.5	2,232 (+14%)	5mo	$450,000	$202	43
34 Wallace Rd	0.63mi	3/2.5	1,728 (-12%)	8mo	$379,000	$219	42
16 Foundry Blvd	0.57mi	3/2.5	2,232 (+14%)	12mo	$462,200	$207	39

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-17,932
• Equity at exit: $39,628

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $4,155
• Equity at exit: $22,980

Cash invested: $74,418 (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: 137
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,076 high
• Mortgage (P&I): −$1,394
• Tax from tax record: −$457 /mo · $5,487/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $468

Break-even live

Break-even rent $2,483

Max offer price $265,777

Occupancy floor 80%

Sensitivity live

Price	-10% $619	-5% $544	+0% $468	+5% $393	+10% $318
Rent	-10% $225	-5% $347	+0% $468	+5% $590	+10% $711
Rate	-1.0pp $602	-0.5pp $536	base $468	+0.5pp $399	+1.0pp $329

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: $66,444
• Closing costs: $7,973
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Mill St Mount Holly, NJ	3.0	1.5	1274	$2,400	$1.88	3d	1	0.30mi
37 Church St Mount Holly, NJ	3.0	1.5	1900	$2,370	$1.25	11d	1	0.32mi
144 Washington St Unit C Mt Holly, NJ	3.0	1.0	1450	$2,370	$1.63	16d	1	0.53mi
10 Stanton Rd Mount Holly, NJ	3.0	2.5	2208	$3,300	$1.49	0d	1	0.58mi
64 Regency Dr Mt Holly, NJ	1.0–3.0	1.0–2.0	1066	$2,800	$2.63	0d	1	0.58mi
209 Front St Mount Holly, NJ	4.0	2.5	1500	$4,950	$3.30	0d	1	0.62mi
302 Barrington Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1226	$2,959	$2.41	0d	11	0.67mi
1 Kirby Ct Mt Holly, NJ	1.0–3.0	1.0–2.5	1349	$3,125	$2.32	0d	13	0.71mi
610 Ogden Dr Westampton, NJ	4.0	2.0	2370	$4,200	$1.77	23d	1	0.94mi
501 Bloomfield Dr Westampton, NJ	4.0	2.0	1975	$4,950	$2.51	0d	1	1.08mi
502 Bloomfield Dr Westampton, NJ	4.0	3.0	1666	$4,950	$2.97	0d	1	1.09mi
12000 Hamilton Way Eastampton Township, NJ	1.0–2.0	1.0–2.5	1100	$2,894	$2.63	0d	12	1.25mi

Listing history 10 events

1. 2026-06-13
   statusdays on market $265,777 Pending 13 DOM
2. 2026-06-09
   days on market $265,777 Active 10 DOM
3. 2026-06-08
   days on market $265,777 Active 9 DOM
4. 2026-06-07
   days on market $265,777 Active 8 DOM
5. 2026-06-04
   days on market $265,777 Active 5 DOM
6. 2026-06-03
   days on market $265,777 Active 4 DOM
7. 2026-06-02
   days on market $265,777 Active 3 DOM
8. 2026-06-01
   days on market $265,777 Active 2 DOM
9. 2026-05-31
   remarks 691-char remark
10. 2026-05-31
    listed $265,777 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: $5,487 · $457/mo
• Projected year-2 tax: $6,053 · $504/mo
• Expected delta: +$565/yr (+$47/mo · 10.3%)

ⓘ 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 51% 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: $36,913
• − Mortgage interest: −$14,888
• − Property taxes: −$5,487
• − Insurance: −$1,329
• − Repairs & maintenance: −$2,953
• − Management: −$2,953
• − Depreciation: −$7,732
• Taxable income: $1,571
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $5,243/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

3 events — show timeline

• 2026-05-31 Listed $265,777 BRIGHT MLS
• 2024-07-10 Rental Removed $950 BRIGHTMLS
• 2024-07-03 Listed for Rent $950 BRIGHTMLS

Property tax history

+2.9%/yr

Latest (2025): $5,487 · +6.6% YoY. Source: county tax records.