18 Nyoda Trl · Medford Lakes, NJ 08088

$250,000

4 bd · 2.5 ba · 2,939 sqft · SingleFamily public records · 23 Days on market

Built 1972 1.00 ac lot

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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 +25.2/30.0
• 1% rule +9.8/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in a well-established Tabernacle community—this custom-built 4-bedroom, 2 . 5 bath home sits on a generous lot and offers the perfect canvas for a complete renovation. Built in 1972, the property features a spacious layout including an oversized family room, separate living room, and formal dining room, along with a full basement providing additional potential. This home is being sold strictly as-is and requires a full interior and exterior rehab. The property currently has no heat, is serviced by well and septic, and includes a known structural concern in the basement. There is direct access from the garage to the basement. Buyers should conduct their own due dilig

Key facts

• 1 acre lot
• 2 garage spots
• Built 1972

Property features AI

Exterior

• Parking: Attached 2-car garage with inside access; Driveway parking
• Utilities: Well water; Septic system; Electric service
• Home design: Detached home; Assessor indicates year built (source: Assessor)
• Construction: Frame construction; Block foundation
• Exterior features: Detached structure; Above-grade and below-grade structures noted; Lot dimensions listed by assessor

Interior

• Bedrooms: Four bedrooms on the upper level
• Bathrooms: Two full bathrooms; One half bathroom on the main level
• Heating & cooling: Baseboard hot water heating; Electric cooling; Electric hot water
• Interior features: Full basement; Assessor-listed living area
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.0% in Medford Lakes — 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 66/100 on livability (#348 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Tabernacle Township School District (rural): math 19% / reading 44% proficiency, ranked #278 of 472 in NJ (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 156 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,161 units permitted in Burlington County in 2024 (988 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 $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 23 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.48% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $708,299
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Forest Ln	0.33mi	4/3.0	2,556 (-13%)	1mo	$615,000	$241	60
8 Hillcrest Dr	0.53mi	4/3.0	2,850 (-3%)	21mo	$525,000	$184	51
43 Woodside Dr	0.42mi	3/2.5 (-1)	2,548 (-13%)	4mo	$450,000	$177	50
606 Old Indian Mills Rd	0.67mi	3/2.5 (-1)	2,590 (-12%)	20mo	$730,000	$282	27

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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-4,629
• Equity at exit: $37,276

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $43,418
• 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 08088

• Active inventory: 156
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $3,700 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$951 /mo · $11,418/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$777
• Net cashflow: $556

Break-even live

Break-even rent $2,996

Max offer price $250,000

Occupancy floor 80%

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Red Oak Dr Tabernacle, NJ	3.0	2.5	1971	$3,700	$1.88	1d	1	0.82mi

Listing history 2 events

1. 2026-05-04
   listed $250,000 Active 1157-char remark
2. 2026-04-30
   historical $250,000 1157-char remark

ⓘ 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: $11,418 · $951/mo
• Projected year-2 tax: $11,418 · $951/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,400
• − Mortgage interest: −$14,004
• − Property taxes: −$11,418
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,552
• − Management: −$3,552
• − Depreciation: −$7,273
• Taxable income: $3,352
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $5,872/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: Tabernacle Township School District
• NCES district ID: 3416020
• Math proficiency: 19% ▼ -20.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $96,192
• Composite: 31.76/100
• National rank: #5900
• State rank: #278 of 472 in NJ

Livability — Medford Lakes

• Score: 66/100
• State rank: #348
• US rank: #11400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 24,153

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 4% Asian 2% Black 1%
• Common ancestry: Romanian 8% Slovak 2% Iranian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Chinese 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: ▼ -214.45%
• Current HPI: 302.9094
• 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

+23.2% since first listed

4 events — show timeline

• 2026-06-18 Sold (MLS) $308,000 BRIGHT MLS
• 2026-05-26 Pending — BRIGHT MLS
• 2026-05-04 Listed $250,000 BRIGHT MLS
• 2026-04-30 Coming Soon $250,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2025): $11,418 · +2.1% YoY. Source: county tax records.