2109 Marne Hwy · Moorestown-Lenola, NJ 08036

$215,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 109 Days on market

Built 1891 0.28 ac lot Est $378k · 43% 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +8.2/10.0
• Appreciation +4.3/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fantastic investment opportunity for prof/commercial investor. This affordable Colonial offers desirable eat in kitchen, charming sun room, three bedrooms, one full bath. Basement and bonus room. Seller converting septic to public sewer, property available for immediate occupancy! Don't miss this great value.

Key facts

• Gas hot water heater
• Roof replaced 2013
• Spacious rear yard

Tags

• SPACIOUS REAR YARD
• GAS WEIL-MCLAIN HEATER
• GAS HOT WATER HEATER
• FULL BASEMENT
• ROOF REPLACED 2013
• EASY ACCESS FOR COMMUTING

Property features AI

Exterior

• Parking: Driveway parking; Three driveway spaces; Three total garage/parking spaces
• Utilities: Public water; Public sewer; 100 amp electric service; Cable TV available; Natural gas for heating and hot water
• Home design: Detached structure; Main entrance faces south
• Construction: Frame construction with vinyl siding; Stone and brick/mortar foundation; Pitched, shingle and flat roof; Double-hung and bay/bow windows; Building not winterized; Year built estimated
• Exterior features: Front yard; Rear yard; Side yards

Interior

• Kitchen: Built-in range
• Bedrooms: Three bedrooms on the upper level; Total rooms include living room, master bedroom, two additional bedrooms, kitchen and family room
• Flooring: Fully carpeted; Vinyl flooring
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Radiator heating (natural gas); Wall-mounted cooling unit (electric)
• Interior features: Ceiling fans; Eat-in kitchen; Tub with shower; Carpeted areas; Dining area; Window treatments; Plaster and paneled walls
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.0% in Moorestown-Lenola — 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Hainesport Township School District (suburban): math 27% / reading 53% proficiency, ranked #205 of 472 in NJ (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 33 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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.
• At projected returns (-1.4% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $100k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% 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 $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1891 — 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. 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: 1.32% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.24%
• DSCR: 1.59
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $378,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Pennsylvania Ave	0.36mi	2/1.0 (-1)	1,344 (-4%)	7mo	$250,000	$186	66
2311 Marne Hwy	0.31mi	3/2.0	1,504 (+7%)	6mo	$405,000	$269	64
10 Delaware Ave	0.33mi	4/2.0 (+1)	1,450 (+4%)	8mo	$435,000	$300	63
1611 Marne Hwy	0.62mi	3/1.5	1,440 (+3%)	9mo	$480,000	$333	57
2303 Walnut Ave	0.33mi	2/1.0 (-1)	1,512 (+8%)	13mo	$336,000	$222	55
110 Delaware Ave	0.35mi	3/2.0	1,296 (-7%)	18mo	$480,000	$370	52
20 Lumberton Rd	0.74mi	3/2.0	1,360 (-3%)	17mo	$430,000	$316	43
2204 Creek Rd	0.64mi	2/1.5 (-1)	1,279 (-9%)	23mo	$345,000	$270	30
2126 Creek Rd	0.65mi	4/2.0 (+1)	1,572 (+12%)	13mo	$311,000	$198	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.38×
• Total profit: $22,753
• Equity at exit: $48,226

10-year hold

• IRR: 15.3%
• Equity multiple: 2.47×
• Total profit: $88,703
• Equity at exit: $47,575

Cash invested: $60,200 (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 08036

• Home prices YoY: -0.5%
• Active inventory: 33
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,848 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$369 /mo · $4,425/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $664

Break-even live

Break-even rent $2,007

Max offer price $215,000

Occupancy floor 72%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 Hainesport Lumberton Rd Unit 1 Hainesport, NJ	3.0	2.0	1100	$3,200	$2.91	1d	1	1.04mi
123 Creek Rd Mount Laurel, NJ	2.0–3.0	2.0	1195	$2,950	$2.47	1d	4	1.12mi
416 Magnolia Rd Mount Laurel, NJ	3.0	1.0	936	$2,000	$2.14	24d	1	1.23mi
1 Haddon Blvd Mount Laurel, NJ	1.0–2.0	1.0–2.0	1134	$3,065	$2.70	1d	15	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $215,000 Active 109 DOM
2. 2026-06-17
   status $215,000 Active 108 DOM
3. 2026-05-20
   status Pending
4. 2026-05-15
   historical Active Under Contract
5. 2026-05-08
   price $215,000
6. 2026-05-05
   status Active
7. 2026-04-27
   historical Active Under Contract
8. 2026-04-20
   price $249,999
9. 2026-04-01
   price $265,000
10. 2026-03-09
    price $275,000
11. 2026-02-11
    price $295,000
12. 2026-01-19
    listed $315,000 Active
13. 2007-07-03
    soldstatus $194,000
14. 2007-05-31
    soldstatus $194,000 310-char remark

    Show marketing remark (310 chars)

    Fantastic investment opportunity for prof/commercial investor. This affordable Colonial offers desirable eat in kitchen, charming sun room, three bedrooms, one full bath. Basement and bonus room. Seller converting septic to public sewer, property available for immediate occupancy! Don't miss this great value.

15. 2007-04-24
    historical 310-char remark

    Show marketing remark (310 chars)

    Fantastic investment opportunity for prof/commercial investor. This affordable Colonial offers desirable eat in kitchen, charming sun room, three bedrooms, one full bath. Basement and bonus room. Seller converting septic to public sewer, property available for immediate occupancy! Don't miss this great value.

16. 2006-08-11
    listed $194,000 310-char remark

    Show marketing remark (310 chars)

    Fantastic investment opportunity for prof/commercial investor. This affordable Colonial offers desirable eat in kitchen, charming sun room, three bedrooms, one full bath. Basement and bonus room. Seller converting septic to public sewer, property available for immediate occupancy! Don't miss this great value.

17. 1988-02-10
    soldstatus $70,000
18. 1983-12-01
    soldstatus $34,000

ⓘ 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: $4,425 · $369/mo
• Projected year-2 tax: $4,889 · $407/mo
• Expected delta: +$464/yr (+$39/mo · 10.5%)

ⓘ 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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $34,174
• − Mortgage interest: −$12,043
• − Property taxes: −$4,425
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,734
• − Management: −$2,734
• − Depreciation: −$6,255
• Taxable income: $4,908
• Est. tax owed @ 24.0%: −$1,178
• After-tax cash flow: $6,790/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: Hainesport Township School District
• NCES district ID: 3406420
• Math proficiency: 27% ▼ -29.00%
• Reading proficiency: 53% ▼ -12.00%
• Median HH income: $88,435
• Composite: 38.07/100
• National rank: #4283
• State rank: #205 of 472 in NJ

Livability — Moorestown-Lenola

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

Census & demographics

• City population: 20,990
• Population (ZIP): 6,028

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 11% Two or more races 7% Asian 7% Black 6%
• Hispanic origin (detail): Puerto Rican 6% Cuban 1%
• Common ancestry: Romanian 5% Scotch-Irish 2% Italian 1%
• Foreign-born: 7% · Canada, South Korea, Guatemala
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Tagalog/Filipino 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: ▼ -1.36%
• Current HPI: 302.0676
• 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

+532.4% since first listed

16 events — show timeline

• 2026-05-20 Pending — BRIGHT MLS
• 2026-05-15 Contingent — BRIGHT MLS
• 2026-05-08 Price Changed $215,000 BRIGHT MLS
• 2026-05-05 Relisted — BRIGHT MLS
• 2026-04-27 Contingent — BRIGHT MLS
• 2026-04-20 Price Changed $249,999 BRIGHT MLS
• 2026-04-01 Price Changed $265,000 BRIGHT MLS
• 2026-03-09 Price Changed $275,000 BRIGHT MLS
• 2026-02-11 Price Changed $295,000 BRIGHT MLS
• 2026-01-19 Listed $315,000 BRIGHT MLS
• 2007-07-03 Sold (Public Records) $194,000 Public Records
• 2007-05-31 Sold (MLS) $194,000 BRIGHT MLS
• 2007-04-24 Listing Removed — BRIGHT MLS
• 2006-08-11 Listed $194,000 BRIGHT MLS
• 1988-02-10 Sold (Public Records) $70,000 Public Records
• 1983-12-01 Sold (Public Records) $34,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $4,425 · +10.6% YoY. Source: county tax records.