10 Dartmouth Dr · Atco, NJ 08004

$359,900

4 bd · 1.5 ba · 2,120 sqft · SingleFamily public records · 14 Days on market

Built 1964 0.27 ac lot Est $456k · 21% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +4.7/10.0
• DSCR +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! Don't miss out. This 4 bed 1.5 bath large multi-level home is priced to sell. Large upgraded eat in kitchen. Outside of kitchen is the screened porch that leads out to the in-ground pool gazebo and yard. Living room and dining room featuring beautiful hardwood floors and freshly painted. Nice size bedrooms all featuring hardwood floors and large closets. Family room with fireplace great for entertaining. Laundry and mud room with own entrance. Mud room was once used as in home salon shampoo sink still remains area where haircuts were done is now used as large closet. Two car garage with yard entrance. Owner will leave furniture in living room and dinning room with accepted offer and is offering 1 year home warranty. Owner may accept lease to purchase offer. Make your appointments now!

Key facts

• 0.27 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $351k (2.5% below list).
• Recommended offer: $351k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.0% in Atco — 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.
• Winslow Township School District (suburban): math 11% / reading 36% proficiency, ranked #387 of 472 in NJ (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Winslow Township Elementary School Two (math 12% / reading 27%, grade F, #1,012 of 1,303 statewide, top 79%, 308 students, 44% FRL); Winslow Township Middle School (math 14% / reading 42%, grade F, #335 of 431 statewide, top 79%, 764 students, 46% FRL); Winslow Township High School (math 10% / reading 36%, grade F, #337 of 399 statewide, top 85%, 1,273 students, 42% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 53 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Camden County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $211k; list at $360k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,741 (2.5% below list)

Questions for the listing agent

1. Built in 1964 — 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: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $455,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Atco Ave	0.23mi	4/2.5	2,128 (+0%)	4mo	$615,000	$289	82
15 Harvard Rd	0.09mi	4/1.5	1,928 (-9%)	4mo	$424,900	$220	77
61 Virginia Dr	0.25mi	3/3.0 (-1)	2,224 (+5%)	1mo	$469,900	$211	68
9 Bromley Ct	0.41mi	4/2.5	2,026 (-4%)	2mo	$440,000	$217	68
21 Cornell Rd	0.21mi	3/2.5 (-1)	1,928 (-9%)	5mo	$375,000	$195	62
18 Wakefield Rd	0.59mi	4/2.5	2,266 (+7%)	2mo	$415,000	$183	56
470 Waterfords Edge Ct	0.46mi	4/2.5	1,875 (-12%)	2mo	$469,900	$251	54
24 Deer Pond Blvd	0.57mi	4/2.0	1,825 (-14%)	5mo	$425,000	$233	44
8 W Factory Rd	0.74mi	3/2.0 (-1)	1,878 (-11%)	1mo	$395,000	$210	39
172 Hearthstone Dr	0.70mi	4/3.0	2,438 (+15%)	2mo	$525,000	$215	35
63 Sweetgum Rd #35	0.73mi	3/3.5 (-1)	2,313 (+9%)	4mo	$489,990	$212	34
27 Butternut Dr #14	0.75mi	3/3.5 (-1)	2,313 (+9%)	4mo	$489,990	$212	33

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-50,820
• Equity at exit: $53,662

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-34,162
• Equity at exit: $31,118

Cash invested: $100,772 (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 08004

• Home prices YoY: -15.5%
• Active inventory: 53
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,507 high
• Mortgage (P&I): −$1,887
• Tax from tax record: −$618 /mo · $7,419/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $115

Break-even live

Break-even rent $3,361

Max offer price $359,900

Occupancy floor 92%

Sensitivity live

Price	-10% $319	-5% $217	+0% $115	+5% $13	+10% $-88
Rent	-10% $-162	-5% $-23	+0% $115	+5% $254	+10% $392
Rate	-1.0pp $297	-0.5pp $207	base $115	+0.5pp $22	+1.0pp $-73

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Butternut Dr Berlin, NJ	4.0	3.5	2313	$4,250	$1.84	0d	1	0.74mi
40 Basswood St Berlin, NJ	4.0	3.5	1927	$3,100	$1.61	45d	1	0.93mi
49 Basswood St Berlin, NJ	3.0	3.0	2000	$3,350	$1.68	16d	1	0.96mi
73 Basswood St Berlin, NJ	4.0	3.5	1940	$3,250	$1.68	0d	1	1.02mi
184 Tansboro Rd Berlin, NJ	4.0	2.0	2450	$3,295	$1.34	45d	1	1.36mi

Listing history 11 events

1. 2026-02-27
   status Pending
2. 2026-02-25
   historical Active Under Contract
3. 2026-02-12
   listed $359,900 Active
4. 2026-02-01
   historical $359,900
5. 2008-05-20
   soldstatus $211,000
6. 2008-05-15
   soldstatus $211,000 801-char remark

   Show marketing remark (801 chars)

   Wow! Don't miss out. This 4 bed 1.5 bath large multi-level home is priced to sell. Large upgraded eat in kitchen. Outside of kitchen is the screened porch that leads out to the in-ground pool gazebo and yard. Living room and dining room featuring beautiful hardwood floors and freshly painted. Nice size bedrooms all featuring hardwood floors and large closets. Family room with fireplace great for entertaining. Laundry and mud room with own entrance. Mud room was once used as in home salon shampoo sink still remains area where haircuts were done is now used as large closet. Two car garage with yard entrance. Owner will leave furniture in living room and dinning room with accepted offer and is offering 1 year home warranty. Owner may accept lease to purchase offer. Make your appointments now!

7. 2008-04-23
   historical 801-char remark

   Show marketing remark (801 chars)

   Wow! Don't miss out. This 4 bed 1.5 bath large multi-level home is priced to sell. Large upgraded eat in kitchen. Outside of kitchen is the screened porch that leads out to the in-ground pool gazebo and yard. Living room and dining room featuring beautiful hardwood floors and freshly painted. Nice size bedrooms all featuring hardwood floors and large closets. Family room with fireplace great for entertaining. Laundry and mud room with own entrance. Mud room was once used as in home salon shampoo sink still remains area where haircuts were done is now used as large closet. Two car garage with yard entrance. Owner will leave furniture in living room and dinning room with accepted offer and is offering 1 year home warranty. Owner may accept lease to purchase offer. Make your appointments now!

8. 2008-01-18
   listed $214,000 801-char remark

   Show marketing remark (801 chars)

   Wow! Don't miss out. This 4 bed 1.5 bath large multi-level home is priced to sell. Large upgraded eat in kitchen. Outside of kitchen is the screened porch that leads out to the in-ground pool gazebo and yard. Living room and dining room featuring beautiful hardwood floors and freshly painted. Nice size bedrooms all featuring hardwood floors and large closets. Family room with fireplace great for entertaining. Laundry and mud room with own entrance. Mud room was once used as in home salon shampoo sink still remains area where haircuts were done is now used as large closet. Two car garage with yard entrance. Owner will leave furniture in living room and dinning room with accepted offer and is offering 1 year home warranty. Owner may accept lease to purchase offer. Make your appointments now!

9. 2007-07-06
   historical
10. 2007-07-06
    listed $225,000
11. 2006-01-31
    soldstatus $210,000

ⓘ 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: $7,419 · $618/mo
• Projected year-2 tax: $8,190 · $683/mo
• Expected delta: +$771/yr (+$64/mo · 10.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,089
• − Mortgage interest: −$20,160
• − Property taxes: −$7,419
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,367
• − Management: −$3,367
• − Depreciation: −$10,470
• Taxable loss: −$4,494
• Est. tax savings @ 24.0%: +$1,078
• After-tax cash flow: $2,462/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: Winslow Township School District
• NCES district ID: 3418060
• Math proficiency: 11% ▼ -17.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $70,254
• Composite: 22.65/100
• National rank: #8057
• State rank: #387 of 472 in NJ

Livability — Atco

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

Census & demographics

• City population: 10,946
• Population (ZIP): 10,946

Population outlook (Camden County) Hauer SSP2

• Today (2025): 507,964 people
• By 2030: 502,182 · -1.1%
• By 2040: 485,602 · -4.4%
• By 2050: 465,630 · -8.3%
• By 2075: 419,986 · -17.3%
• By 2100: 369,492 · -27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 11% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 8% Serbian 2% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Camden

• 2024 margin: Strong D (+27.4) · D 63.0% · R 35.5% · Other 1.5%
• 2008→2024 swing: -8.8pp toward R · 2008: 36.2pp · 2024: 27.4pp
• All cycles: 2024: D+27.4 2020: D+33.5 2016: D+32.4 2012: D+36.6 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.00%
• Current HPI: 325.9847
• 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

+71.4% since first listed

11 events — show timeline

• 2026-02-27 Pending — BRIGHT MLS
• 2026-02-25 Contingent — BRIGHT MLS
• 2026-02-12 Listed $359,900 BRIGHT MLS
• 2026-02-01 Coming Soon $359,900 BRIGHT MLS
• 2008-05-20 Sold (Public Records) $211,000 Public Records
• 2008-05-15 Sold (MLS) $211,000 BRIGHT MLS
• 2008-04-23 Listing Removed — BRIGHT MLS
• 2008-01-18 Listed $214,000 BRIGHT MLS
• 2007-07-06 Listed $225,000 BRIGHT MLS
• 2007-07-06 Listing Removed — BRIGHT MLS
• 2006-01-31 Sold (Public Records) $210,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $7,419 · +1.9% YoY. Source: county tax records.