107 Tartan Ln · Moorestown-Lenola, NJ 08036

$105,109

2 bd · 1.5 ba · 1,030 sqft · Townhouse public records · 1 Days on market

Built 2000 $146/mo HOA · 7% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Property back on market due to buyer’s circumstances. Welcome to this beautiful 55+ affordable housing condo in the Glen at Mason's Creek! The move-in ready property features an eat-in kitchen , master bedroom with his & her closets, upstairs laundry room with full size washer & dryer, outdoor patio and storage closet. Clubhouse amenities include a fitness center, library, and a billiards table. In order to be eligible for this affordable housing unit, you have to meet certain income limits as determined by the New Jersey Council on Affordable Housing of New Jersey. This is not an investment property and cannot be used as a rental property. All showings/open houses are ap

Key facts

• Fitness center
• Storage closet
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• UPSTAIRS LAUNDRY ROOM
• OUTDOOR PATIO
• STORAGE CLOSET
• FITNESS CENTER
• LIBRARY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $105k.

Deal economics

• At list price, monthly cash flow is $842 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 15.9% 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; 14 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 $727 of loan paydown is wiped out by about $1k 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $32; list at $105k implies a 328366% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% 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 $105,109

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.12% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.34%
• DSCR: 2.53
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $287,370
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 Trescott Pl	0.37mi	2/1.5	1,071 (+4%)	10mo	$299,000	$279	68
1401-A Yarmouth Pl	0.33mi	2/1.0	1,008 (-2%)	15mo	$262,000	$260	67
3901-A Fenwick Ln	0.49mi	2/2.0	1,008 (-2%)	12mo	$308,000	$306	62
2605-A Yarmouth Ln	0.35mi	2/1.0	920 (-11%)	5mo	$250,000	$272	60
2005A Sutton Pl	0.46mi	2/1.0	970 (-6%)	10mo	$271,350	$280	58
1207-A Yarmouth Ln	0.32mi	2/1.0	920 (-11%)	13mo	$245,000	$266	55
2305A Yarmouth Ln	0.41mi	2/1.0	920 (-11%)	12mo	$275,000	$299	52

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: 32.8%
• Equity multiple: 2.50×
• Total profit: $44,191
• Equity at exit: $23,577

10-year hold

• IRR: 37.9%
• Equity multiple: 4.91×
• Total profit: $115,024
• Equity at exit: $23,258

Cash invested: $29,431 (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: 3.9×

Monthly cashflow live

• Estimated rent: $2,233 high
• Mortgage (P&I): −$551
• Tax from tax record: −$181 /mo · $2,173/yr
• Insurance: −$44
• HOA: −$146
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $842

Break-even live

Break-even rent $1,167

Max offer price $105,109

Occupancy floor 57%

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: $26,277
• Closing costs: $3,153
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Haddon Blvd Mount Laurel, NJ	1.0–2.0	1.0–2.0	1134	$3,065	$2.70	1d	15	0.63mi
123 Creek Rd Mount Laurel, NJ	2.0–3.0	2.0	1195	$2,185	$1.83	1d	4	0.71mi
442A Thornwood Dr Mt Laurel Township, NJ	2.0	2.0	1136	$2,100	$1.85	1d	1	0.99mi
5107A Adelaide Dr Mt Laurel Township, NJ	2.0	1.0	880	$2,000	$2.27	1d	1	1.03mi
314B Willow Turn Unit B Mount Laurel, NJ	2.0	1.0	1080	$2,000	$1.85	1d	1	1.06mi
318 Delancey Pl Unit A Mt Laurel Township, NJ	2.0	1.0	960	$2,150	$2.24	22d	1	1.10mi
4208 Adelaide Dr Mt Laurel Township, NJ	2.0	2.0	1184	$2,000	$1.69	4d	1	1.12mi
3815A Adelaide Dr Mt Laurel Township, NJ	2.0	1.0	880	$2,000	$2.27	1d	1	1.14mi
350A Delancey Pl Unit A Mt Laurel Township, NJ	2.0	1.0	928	$1,850	$1.99	19d	1	1.16mi
406A Willow Turn Unit A Mt Laurel Township, NJ	2.0	2.0	990	$2,100	$2.12	1d	1	1.27mi
416 Magnolia Rd Mount Laurel, NJ	3.0	1.0	936	$2,000	$2.14	24d	1	1.29mi
1 Larchmont Pl Mount Laurel, NJ	1.0–2.0	1.0–2.0	887	$2,681	$3.02	1d	13	1.38mi
522A Willow Turn Mt Laurel Township, NJ	2.0	2.0	1136	$2,100	$1.85	1d	1	1.40mi
104 Willow Turn Unit B Mt Laurel Township, NJ	3.0	2.0	1000	$2,500	$2.50	18d	1	1.40mi

HOA detail

• Monthly dues: $146 · $1,752/yr
• Likely covers: gym

Listing history 10 events

1. 2026-04-13
   status Pending
2. 2026-04-12
   listed $105,109 Active
3. 2026-01-27
   historical
4. 2025-12-06
   status Active
5. 2025-08-17
   historical Active Under Contract
6. 2025-08-17
   status Active
7. 2025-06-11
   historical
8. 2025-06-02
   price $105,109
9. 2025-05-31
   listed $105,000 Active
10. 2001-02-22
    soldstatus $32

ⓘ 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: $2,173 · $181/mo
• Projected year-2 tax: $2,395 · $200/mo
• Expected delta: +$222/yr (+$19/mo · 10.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $26,798
• − Mortgage interest: −$5,888
• − Property taxes: −$2,173
• − Insurance: −$526
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − HOA: −$1,752
• − Depreciation: −$3,058
• Taxable income: $9,115
• Est. tax owed @ 24.0%: −$2,188
• After-tax cash flow: $7,918/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

+0.1% since first listed

10 events — show timeline

• 2026-04-13 Pending — BRIGHT MLS
• 2026-04-12 Listed $105,109 BRIGHT MLS
• 2026-01-27 Listing Removed — BRIGHT MLS
• 2025-12-06 Relisted — BRIGHT MLS
• 2025-08-17 Contingent — BRIGHT MLS
• 2025-08-17 Relisted — BRIGHT MLS
• 2025-06-11 Listing Removed — BRIGHT MLS
• 2025-06-02 Price Changed $105,109 BRIGHT MLS
• 2025-05-31 Listed $105,000 BRIGHT MLS
• 2001-02-22 Sold (Public Records) $32 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,173 · +10.6% YoY. Source: county tax records.