11 Eddington Ln · Burlington, NJ 08046

$350,000

4 bd · 2.0 ba · 1,819 sqft · SingleFamily public records · 86 Days on market

Built 1967 6,996 sqft lot Est $353k · at est.

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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 +15.3/30.0
• ARV discount +7.9/15.0
• DSCR +4.7/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to a home where ease of living meets an expansive design. This beautifully maintained 4-bedroom 2 Bathroom ranch home offers the perfect blend of an open concept and private retreats on a single level. It features an open living room and dining room perfect for entertaining, an oversized family room with patio doors leading to a private fenced backyard, utility room with laundry facilities, primary bedroom with ensuite bathroom, good closet space, etc. This unit is move in ready and waiting for your personal touch! Unit is tenant occupied but will be vacant in a few weeks.

Key facts

• 6,996 sq ft lot
• Built 1967
• Listed 85 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Detached property; Above-grade finished area recorded by assessor
• Construction: Frame construction; Concrete perimeter foundation; Other structures above and below grade; Year built source: Assessor
• Exterior features: Lot dimensions approximately 70 x 100

Interior

• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Living room; Dining room; Den; No basement; Accessibility features present

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $337k (3.7% below list).
• Recommended offer: $329k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.9% in Burlington — 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 78/100 on livability (#89 in NJ, #2,359 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: amenities F.
• Willingboro Public School District (suburban): math 5% / reading 30% proficiency, ranked #433 of 472 in NJ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Willingboro Memorial Middle School (math 5% / reading 34%, grade F, #398 of 431 statewide, top 93%, 600 students, 8% FRL); Willingboro High School (math 2% / reading 37%, grade F, #354 of 399 statewide, top 89%, 842 students, 0% FRL) — zoned schools average 4% FRL vs 48% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 155 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 41% of the median local income ($98k/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 $10k 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 86 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 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 $52k; list at $350k implies a 567% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% 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 $329,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $352,886
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Elderberry Ln	0.34mi	3/2.0 (-1)	1,730 (-5%)	1mo	$335,000	$194	70
72 Edge Ln	0.52mi	4/2.0	1,770 (-3%)	1mo	$305,000	$172	70
86 E River Dr	0.29mi	4/2.0	1,573 (-14%)	3mo	$265,000	$168	62
21 Glenview Ln	0.63mi	4/2.0	1,913 (+5%)	1mo	$255,000	$133	61
78 Gainscott Ln	0.60mi	4/2.0	1,705 (-6%)	2mo	$379,999	$223	60
15 Hampton Ln	0.69mi	3/2.0 (-1)	1,843 (+1%)	2mo	$350,000	$190	59
69 Edgely Ln	0.48mi	5/— (+1)	1,959 (+8%)	2mo	$305,000	$156	58
30 Tipton Ln	0.74mi	3/2.0 (-1)	1,776 (-2%)	2mo	$388,000	$218	55
64 Gamewell Ln	0.59mi	4/2.0	1,999 (+10%)	2mo	$446,000	$223	55
111 Edge Ln	0.53mi	4/2.0	1,573 (-14%)	1mo	$335,000	$213	52
7 Meadowbrook Dr	0.74mi	4/2.5	1,939 (+7%)	3mo	$490,000	$253	50
44 Myrtlewood Ln	0.75mi	4/2.5	2,082 (+14%)	2mo	$395,000	$190	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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-48,236
• Equity at exit: $52,186

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-30,752
• Equity at exit: $30,262

Cash invested: $98,000 (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 08046

• Active inventory: 155
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,371 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$551 /mo · $6,608/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$708
• Net cashflow: $131

Break-even live

Break-even rent $3,205

Max offer price $350,000

Occupancy floor 91%

Sensitivity live

Price	-10% $329	-5% $230	+0% $131	+5% $32	+10% $-67
Rent	-10% $-135	-5% $-2	+0% $131	+5% $264	+10% $398
Rate	-1.0pp $307	-0.5pp $220	base $131	+0.5pp $41	+1.0pp $-52

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Elridge Ln Willingboro, NJ	3.0	2.0	1350	$2,650	$1.96	0d	1	0.28mi
12 Eleanor LN EASTAMPTN TWP, NJ	3.0	2.0	1500	$3,000	$2.00	0d	1	0.56mi
4 Elliot Ln Westampton, NJ	3.0	2.5	1500	$2,900	$1.93	0d	1	0.61mi
12 Holbrook Ln Willingboro, NJ	5.0	2.0	2100	$3,750	$1.79	16d	1	0.79mi
41 Messenger Ln Willingboro, NJ	5.0	2.0	1497	$3,500	$2.34	7d	1	0.86mi
62 Sharpless Blvd Westampton, NJ	3.0	1.5	1490	$2,275	$1.53	0d	1	0.89mi
48 Marboro Ln Willingboro, NJ	4.0	2.0	1497	$3,995	$2.67	5d	1	1.04mi
10 Melville Ln Willingboro, NJ	4.0	2.5	1797	$3,000	$1.67	16d	1	1.12mi
89 Hampshire Ln Willingboro, NJ	4.0	2.0	1562	$3,400	$2.18	12d	1	1.17mi
1 Mystic Way Willingboro, NJ	4.0	2.5	1952	$2,950	$1.51	0d	1	1.32mi
5 Burgess Ln Willingboro, NJ	5.0	2.0	1864	$4,500	$2.41	0d	1	1.35mi
34 Hopkins Ln Willingboro, NJ	3.0	2.0	1696	$3,200	$1.89	0d	1	1.44mi

Listing history 23 events

1. 2026-06-21
   days on market $350,000 Active 86 DOM
2. 2026-06-18
   days on market $350,000 Active 83 DOM
3. 2026-06-17
   days on market $350,000 Active 82 DOM
4. 2026-06-16
   days on market $350,000 Active 81 DOM
5. 2026-06-15
   days on market $350,000 Active 80 DOM
6. 2026-06-13
   days on market $350,000 Active 78 DOM
7. 2026-06-13
   days on market $350,000 Active 77 DOM
8. 2026-06-09
   days on market $350,000 Active 74 DOM
9. 2026-06-08
   days on market $350,000 Active 73 DOM
10. 2026-06-07
    days on market $350,000 Active 72 DOM
11. 2026-06-04
    days on market $350,000 Active 69 DOM
12. 2026-06-03
    days on market $350,000 Active 68 DOM
13. 2026-06-02
    days on market $350,000 Active 67 DOM
14. 2026-06-01
    days on market $350,000 Active 66 DOM
15. 2026-05-31
    days on market $350,000 Active 65 DOM
16. 2026-03-28
    listed $350,000 Active
17. 2026-03-16
    historical $350,000
18. 2007-11-30
    historical
19. 2007-04-25
    listed $210,000
20. 2007-04-18
    historical
21. 2007-01-18
    listed $250,000
22. 1982-06-01
    soldstatus $52,444
23. 1981-06-01
    soldstatus $49,500

ⓘ 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: $6,608 · $551/mo
• Projected year-2 tax: $7,661 · $638/mo
• Expected delta: +$1,054/yr (+$88/mo · 15.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $40,453
• − Mortgage interest: −$19,605
• − Property taxes: −$6,608
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,236
• − Management: −$3,236
• − Depreciation: −$10,182
• Taxable loss: −$4,165
• Est. tax savings @ 24.0%: +$999
• After-tax cash flow: $2,574/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: Willingboro Public School District
• NCES district ID: 3418000
• Math proficiency: 5% ▼ -11.00%
• Reading proficiency: 30% ▼ -1.00%
• Median HH income: $67,064
• Composite: 17.37/100
• National rank: #9074
• State rank: #433 of 472 in NJ

Livability — Burlington

• Score: 78/100
• State rank: #89
• US rank: #2359

Category grades

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

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): 31,981
• Household income: $98,178
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 342.0

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 Black (66%)
• Race & ethnicity: Black 66% Hispanic / Latino 15% Two or more races 14% White 10%
• Hispanic origin (detail): Puerto Rican 9% Dominican 2%
• Common ancestry: Swiss 4% Romanian 2% Hispanic 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 10% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -273.52%
• Current HPI: 348.3441
• 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

+607.1% since first listed

8 events — show timeline

• 2026-03-28 Listed $350,000 BRIGHT MLS
• 2026-03-16 Coming Soon $350,000 BRIGHT MLS
• 2007-11-30 Listing Removed — BRIGHT MLS
• 2007-04-25 Listed $210,000 BRIGHT MLS
• 2007-04-18 Listing Removed — BRIGHT MLS
• 2007-01-18 Listed $250,000 BRIGHT MLS
• 1982-06-01 Sold (Public Records) $52,444 Public Records
• 1981-06-01 Sold (Public Records) $49,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $6,608 · +2.0% YoY. Source: county tax records.