10 Beaverdale Ln · Beverly, NJ 08046

$280,000

4 bd · 2.5 ba · 1,797 sqft · SingleFamily public records · 14 Days on market

Built 1959 6,500 sqft lot Est $388k · 28% under

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Why this score? — see what drove the B- 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

OPPORTUNITY KNOCKS! Ideal for investors, contractors or homeowners ready to make it their own. A four bedroom, 2 & 1/2 bath Colonial in a great location. Spacious living room, formal dining room, large kitchen with ample dining area, powder room and access to a three-season porch looking out to the fenced rear yard. First floor main laundry and utility room with inside access to the one car attached garage. Second floor has a large primary bedroom with an en-suite bath, three additional bedrooms and a main hall bath. This property is a Short Sale and priced to reflect its AS-IS condition, presenting an excellent opportunity to build instant equity. Sold strictly as-is with buyer respo

Key facts

• Utility room
• Attached garage
• Main laundry

Tags

• THREE-SEASON PORCH
• FENCED REAR YARD
• MAIN LAUNDRY
• UTILITY ROOM
• ATTACHED GARAGE
• EN-SUITE BATH

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Cap rate 8.8% 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.
• 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.
• Market conditions: 151 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 42% 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 $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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $280,000

Questions for the listing agent

1. Built in 1959 — 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: 1.23% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $388,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Belmont Ln	0.36mi	4/2.5	1,797 (0%)	2mo	$335,000	$186	81
55 Babcock Ln	0.36mi	4/2.5	1,797 (0%)	3mo	$440,000	$245	81
60 Pinafore Ln	0.48mi	4/2.5	1,797 (0%)	2mo	$362,000	$201	76
44 Pastoral Ln	0.55mi	4/—	1,824 (+2%)	2mo	$311,000	$171	71
29 Plumtree Ln	0.71mi	4/2.5	1,797 (0%)	1mo	$425,000	$237	66
10 Hancock Ln	0.69mi	3/2.5 (-1)	1,799 (+0%)	1mo	$415,000	$231	62
47 Holstone Ln	0.64mi	3/2.0 (-1)	1,843 (+3%)	1mo	$350,000	$190	58
61 Babbitt Ln	0.44mi	3/2.5 (-1)	1,970 (+10%)	1mo	$425,000	$216	58
21 Stafford Ln	0.45mi	4/2.0	1,572 (-12%)	2mo	$369,000	$235	55
24 Pilgrim Ln	0.69mi	5/2.0 (+1)	1,684 (-6%)	1mo	$405,000	$240	50
34 Bolton Ln	0.62mi	3/2.5 (-1)	2,000 (+11%)	2mo	$380,000	$190	46
38 Hamilton Ln	0.59mi	5/2.0 (+1)	1,562 (-13%)	2mo	$335,000	$214	42

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-7,556
• Equity at exit: $41,749

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $42,600
• Equity at exit: $24,209

Cash invested: $78,400 (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: 151
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $3,451 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$550 /mo · $6,599/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $591

Break-even live

Break-even rent $2,702

Max offer price $280,000

Occupancy floor 78%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46 Beaverdale Ln Willingboro, NJ	5.0	2.0	1650	$3,450	$2.09	15d	1	0.11mi
17 Bonnie Ln Willingboro, NJ	4.0	2.5	1797	$2,890	$1.61	24d	1	0.14mi
48 Sandstone Ln Willingboro, NJ	4.0	2.0	1372	$2,700	$1.97	1d	1	0.40mi
5 Burgess Ln Willingboro, NJ	5.0	2.0	1864	$4,500	$2.41	1d	1	0.45mi
10 Melville Ln Willingboro, NJ	4.0	2.5	1797	$3,000	$1.67	15d	1	0.56mi
124 Pennypacker Dr Willingboro, NJ	5.0	2.0	1624	$4,450	$2.74	1d	1	0.59mi
1 Mystic Way Willingboro, NJ	4.0	2.5	1952	$3,000	$1.54	5d	1	0.60mi
6 Sherwood Ln Willingboro, NJ	4.0	2.0	1372	$3,200	$2.33	1d	1	0.77mi
74 Plumtree Ln Willingboro, NJ	4.0	2.0	1624	$3,000	$1.85	1d	1	0.77mi
34 Hopkins Ln Willingboro, NJ	3.0	2.0	1696	$3,200	$1.89	1d	1	0.78mi
61 Pennant Ln Willingboro, NJ	3.0	2.0	1384	$2,800	$2.02	1d	1	0.78mi
29 Hinsdale Ln Willingboro, NJ	4.0	2.0	1570	$3,750	$2.39	1d	1	0.83mi
12 Holbrook Ln Willingboro, NJ	5.0	2.0	2100	$3,750	$1.79	15d	1	0.84mi
89 Hampshire Ln Willingboro, NJ	4.0	2.0	1562	$3,400	$2.18	10d	1	0.88mi
51 Peacock Ln Willingboro, NJ	4.0	2.0	1372	$2,550	$1.86	1d	1	0.90mi
41 Messenger Ln Willingboro, NJ	5.0	2.0	1497	$3,500	$2.34	5d	1	0.93mi
23 Raleigh Pl Willingboro, NJ	3.0	2.0	1430	$2,600	$1.82	44d	1	0.99mi
4236 Route 130 Willingboro, NJ	1.0–3.0	1.0–2.0	1278	$2,710	$2.12	1d	1	1.04mi
128 Rockland Dr Willingboro, NJ	3.0	1.5	1430	$2,500	$1.75	1d	1	1.08mi
48 Marboro Ln Willingboro, NJ	4.0	2.0	1497	$3,995	$2.67	3d	1	1.10mi
40 Rittenhouse Dr Willingboro, NJ	3.0	1.5	1430	$2,600	$1.82	1d	1	1.12mi
2 Radnor Ct Willingboro, NJ	3.0	1.5	1462	$2,750	$1.88	1d	1	1.20mi
16 Elridge Ln Willingboro, NJ	3.0	2.0	1350	$2,650	$1.96	1d	1	1.30mi

Listing history 3 events

1. 2026-03-17
   status Pending
2. 2026-02-09
   historical Active Under Contract
3. 2026-01-25
   listed $280,000 Active

ⓘ 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: $6,599 · $550/mo
• Projected year-2 tax: $6,785 · $565/mo
• Expected delta: +$187/yr (+$16/mo · 2.8%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $41,406
• − Mortgage interest: −$15,684
• − Property taxes: −$6,599
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,312
• − Management: −$3,312
• − Depreciation: −$8,145
• Taxable income: $2,953
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $6,383/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 — 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): 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

3 events — show timeline

• 2026-03-17 Pending — BRIGHT MLS
• 2026-02-09 Contingent — BRIGHT MLS
• 2026-01-25 Listed $280,000 BRIGHT MLS

Property tax history

+2.3%/yr

Latest (2025): $6,599 · +2.0% YoY. Source: county tax records.