1206 Huntingdon Mews · Lindenwold, NJ 08021

$190,000

2 bd · 2.0 ba · 882 sqft · Condo public records · 7 Days on market

Built 1988 $248/mo HOA · 13% of rent

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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 +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Location--cute condo with brick front and nice curb appeal. Well maintained community. This condo has an updated primary bathroom in the primary bedroom, and the second bedroom has outdoor access through a sliding glass door. Main level laundry closet is behind 6 panel doors. Refrigerator, washer and dryer included, custom fireplace mantle, recessed lighting in living room, and good cabinet space in the kitchen. Large storage closets. This is an excellent opportunity to have your own space and be close to major roads, schools, shopping and dining.

Key facts

• $248 HOA
• Built 1988
• Listed 7 days

Property features AI

Finance

• Other: Not located in a federal flood zone; Finished above-grade area reported as 882 (source: assessor); Condominium ownership
• HOA & community: Monthly HOA/condo fee of $248; HOA fee covers all ground fee, insurance, front and rear lawn care, and lawn maintenance

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric power
• Home design: Condominium unit / Unit-Flat; Entry on level 1
• Construction: Brick construction
• Exterior features: Garden-style building (1–4 floors); Brick exterior; Above-grade and below-grade structures

Interior

• Kitchen: Built-in range; Electric oven/range (self-cleaning); Range hood; Dishwasher; Refrigerator; Garbage disposal
• Bedrooms: 2 bedrooms on the main level (including master bedroom and a second bedroom)
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: Exterior lighting; Sidewalks; Street lights; Living room; Dining room; Kitchen; Laundry room; Master bathroom; Bathroom 2
• Laundry & utility: Washer in unit; Dryer in unit (electric); Main floor laundry; Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-42 ($-506/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (3.9% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $183k (3.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 68/100 on livability (#312 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, cost of living B; Watch: employment C-, crime D, schools F.
• Gloucester Township Public Schools (suburban): math 14% / reading 41% proficiency, ranked #351 of 472 in NJ (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.0%/yr); 237 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 34% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $6k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y 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 $90k; list at $190k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% 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 $182,558 (3.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.37×
• Total profit: $-33,250
• Equity at exit: $28,330

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-31,510
• Equity at exit: $16,428

Cash invested: $53,200 (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 08021

• Home prices YoY: -31.6%
• Rents YoY: 3.0%
• Active inventory: 237
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,924 high
• Mortgage (P&I): −$996
• Tax from tax record: −$239 /mo · $2,864/yr
• Insurance: −$79
• HOA: −$248
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-42

Break-even live

Break-even rent $1,977

Max offer price $182,558

Occupancy floor 97%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 Huntingdon Mews Clementon, NJ	2.0	2.0	946	$1,750	$1.85	14d	1	0.01mi
1801 Broadacres Dr Clementon, NJ	2.0	1.0–2.0	910	$2,032	$2.23	1d	8	0.08mi
1990 Laurel Rd Apt AK313 Lindenwold, NJ	1.0–2.0	1.0	691	$1,450	$2.10	12d	3	0.47mi
1200 Little Gloucester Rd Clementon, NJ	1.0–2.0	1.0	875	$3,100	$3.54	1d	1	0.53mi
225 La Cascata Clementon, NJ	1.0	1.0	616	$1,575	$2.56	1d	1	0.54mi
1900 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0	625	$1,650	$2.64	24d	1	0.62mi
1341 Blackwood Clementon Rd Clementon, NJ	1.0–2.0	1.0	925	$2,564	$2.77	1d	26	0.66mi
432 Highland Ests Clementon, NJ	1.0	1.0	827	$1,500	$1.81	12d	1	0.67mi
1800 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–2.0	885	$2,072	$2.34	1d	22	0.80mi
1600 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–1.5	900	$1,600	$1.78	24d	1	0.87mi
51 Chiswick Dr Unit 1 Lindenwold, NJ	3.0	2.0	1110	$2,650	$2.39	1d	1	0.90mi
500 Chews Landing Rd Lindenwold, NJ	1.0–2.0	1.0	875	$1,750	$2.00	24d	1	0.98mi
828 Blackwood Clementon Rd Pine Hill, NJ	1.0–2.0	1.0	734	$1,575	$2.15	21d	1	1.07mi
752 Davistown Rd Blackwood, NJ	1.0–2.0	1.0–2.0	950	$2,817	$2.96	1d	19	1.18mi
2541 Erial Rd Blackwood, NJ	2.0	1.0	1000	$1,700	$1.70	1d	1	1.19mi
105 Blackwood Clementon Rd Lindenwold, NJ	1.0–2.0	1.0	800	$1,600	$2.00	16d	1	1.30mi

HOA detail condo

• Monthly dues: $248 · $2,976/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-05-22
   status Pending
2. 2026-05-18
   historical Active Under Contract
3. 2026-05-12
   listed $190,000 Active
4. 2026-05-08
   historical $190,000
5. 2021-07-14
   soldstatus $90,000
6. 2021-05-18
   soldstatus $90,000 Closed 560-char remark

   Show marketing remark (560 chars)

   Great Location--cute condo with brick front and nice curb appeal. Well maintained community. This condo has an updated primary bathroom in the primary bedroom, and the second bedroom has outdoor access through a sliding glass door. Main level laundry closet is behind 6 panel doors. Refrigerator, washer and dryer included, custom fireplace mantle, recessed lighting in living room, and good cabinet space in the kitchen. Large storage closets. This is an excellent opportunity to have your own space and be close to major roads, schools, shopping and dining.

7. 2021-04-30
   status Pending 560-char remark

   Show marketing remark (560 chars)

   Great Location--cute condo with brick front and nice curb appeal. Well maintained community. This condo has an updated primary bathroom in the primary bedroom, and the second bedroom has outdoor access through a sliding glass door. Main level laundry closet is behind 6 panel doors. Refrigerator, washer and dryer included, custom fireplace mantle, recessed lighting in living room, and good cabinet space in the kitchen. Large storage closets. This is an excellent opportunity to have your own space and be close to major roads, schools, shopping and dining.

8. 2021-04-18
   listed $89,900 Active 560-char remark

   Show marketing remark (560 chars)

   Great Location--cute condo with brick front and nice curb appeal. Well maintained community. This condo has an updated primary bathroom in the primary bedroom, and the second bedroom has outdoor access through a sliding glass door. Main level laundry closet is behind 6 panel doors. Refrigerator, washer and dryer included, custom fireplace mantle, recessed lighting in living room, and good cabinet space in the kitchen. Large storage closets. This is an excellent opportunity to have your own space and be close to major roads, schools, shopping and dining.

9. 2004-01-15
   soldstatus $70,000
10. 2003-11-24
    soldstatus $70,000 198-char remark

    Show marketing remark (198 chars)

    Mint Condition 2 Br 2 Bath Condo, Decorated Beautifully! Newer Carpet In 2nd Br, New Kitchen & Bath Flooring, New Sliders. Pride Of Ownership Shows. Decorator Fp Mantle. This One Will Go Fast.

11. 2003-10-01
    historical 198-char remark

    Show marketing remark (198 chars)

    Mint Condition 2 Br 2 Bath Condo, Decorated Beautifully! Newer Carpet In 2nd Br, New Kitchen & Bath Flooring, New Sliders. Pride Of Ownership Shows. Decorator Fp Mantle. This One Will Go Fast.

12. 2003-09-23
    listed $70,000 198-char remark

    Show marketing remark (198 chars)

    Mint Condition 2 Br 2 Bath Condo, Decorated Beautifully! Newer Carpet In 2nd Br, New Kitchen & Bath Flooring, New Sliders. Pride Of Ownership Shows. Decorator Fp Mantle. This One Will Go Fast.

13. 1999-04-30
    soldstatus $43,500
14. 1999-03-24
    listed $43,500
15. 1999-03-24
    historical
16. 1987-06-12
    soldstatus $64,900

ⓘ 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: $2,864 · $239/mo
• Projected year-2 tax: $3,797 · $316/mo
• Expected delta: +$934/yr (+$78/mo · 32.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,090
• − Mortgage interest: −$10,643
• − Property taxes: −$2,864
• − Insurance: −$950
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − HOA: −$2,976
• − Depreciation: −$5,527
• Taxable loss: −$3,565
• Est. tax savings @ 24.0%: +$856
• After-tax cash flow: $350/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: Gloucester Township Public Schools
• NCES district ID: 3406030
• Math proficiency: 14% ▼ -28.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $72,539
• Composite: 26.18/100
• National rank: #7269
• State rank: #351 of 472 in NJ

Livability — Lindenwold

• Score: 68/100
• State rank: #312
• US rank: #9603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Camden County · 407,624 people
• City population: 49,305
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 49,305
• Household income: $68,044
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 3050.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 44% Black 27% Hispanic / Latino 20% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 14% Chinese 1% Tagalog/Filipino 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: ▼ -156.73%
• Current HPI: 338.8351
• Rent YoY: ▲ 3.02%
• 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

+192.8% since first listed

16 events — show timeline

• 2026-05-22 Pending — BRIGHT MLS
• 2026-05-18 Contingent — BRIGHT MLS
• 2026-05-12 Listed $190,000 BRIGHT MLS
• 2026-05-08 Coming Soon $190,000 BRIGHT MLS
• 2021-07-14 Sold (Public Records) $90,000 Public Records
• 2021-05-18 Sold (MLS) $90,000 BRIGHT MLS
• 2021-04-30 Pending — BRIGHT MLS
• 2021-04-18 Listed $89,900 BRIGHT MLS
• 2004-01-15 Sold (Public Records) $70,000 Public Records
• 2003-11-24 Sold (MLS) $70,000 BRIGHT MLS
• 2003-10-01 Listing Removed — BRIGHT MLS
• 2003-09-23 Listed $70,000 BRIGHT MLS
• 1999-04-30 Sold (MLS) $43,500 BRIGHT MLS
• 1999-03-24 Listing Removed — BRIGHT MLS
• 1999-03-24 Listed $43,500 BRIGHT MLS
• 1987-06-12 Sold (Public Records) $64,900 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,864 · +2.0% YoY. Source: county tax records.