31 Maple Ave · Harrisonville, NJ 08062

$80,000

2 bd · 2.0 ba · 840 sqft · SingleFamily · 72 Days on market

Built 2016 Poor condition Est $75k · 7% over $995/mo HOA · 42% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.3/15.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DOWNSIZE IN PRIVACY TODAY! Welcome to 31 Maple Ave, a WELL-MAINTAINED modular home situated in the quiet community of Harrisonville Park. Only 4 YEARS YOUNG, this 2 Bedroom, 2 Full Bath home offers TONS of LIVING SPACE for downsizing and is completely remodeled for a stylized modern feel. Stepping inside, you are welcomed into the Living Room. Cozy and comfortable bosting tons of NATURAL SUNLIGHT, you can instantly picture yourself relaxing in this quiet space while reading your favorite book or enjoying an afternoon nap. Kitchen is fully open to the Living Room, perfect for your entertaining needs. FULLY UPDATED, the Eat-In Kitchen is a true chef’s dream with polished tiled floors, recessed lighting, solid wood cabinetry and a full gas appliance package. You can instantly picture yourself making endless means and memories in your wonderful new Kitchen! Dining area is spacious, perfect for hosting all of your funfilled dinner parties and holiday gatherings with family and friends. There’s two generously sized Bedrooms, both with their very own PRIVATE PRIVY! Both Bedrooms come complete with fresh neutral carpeting, spacious closets and a large window showcasing the sunfilled view from outside. Both En-Suite Bathrooms are fully updated and have upgraded sink vanities and roomy stall showers for your endless at-home spa days. A full Laundry Room complete with newer washer and dryer with built-in shelving completes this lovely home to perfection. Outside is a nicely sized yard and utility shed for storing your outdoor amenities. The surrounding yard offers plenty of space for entertaining and is perfect for your outdoor gatherings and family cookouts. Also included is a BRAND NEW AC system, only 3 monthes young! GREAT LOCATION, close to Expressway, Rt-55 and 295 N/S for easily commuting to Atlantic City, Philadelphia and Cherry Hill. Located in close proximity to tons of shopping. Restaurants and parks. Just 14-minutes from Rowan University KINGSWAY SCHOOL DISTRICT! With so many amenities at such a GREAT PRICE- this home is truly a MUST-SEE! Call us today to book your showing!

Key facts

• Open layout
• Private yard
• Storage shed

Tags

• PRIVATE CUL-DE-SAC
• OPEN LAYOUT
• MODERN FINISHES
• PRIVATE YARD
• STORAGE SHED
• QUIET PRIVATE LOCATION

Property features AI

Finance

• Financial info: Land lease has 100 years remaining
• HOA & community: Monthly land lease / association fee of $995

Exterior

• Parking: On-street parking
• Security: Multiple (2+) access exits
• Utilities: 200+ amp electric service; Natural gas for heating and hot water; Private water; Shared septic
• Home design: Manufactured / modular home; Land lease ownership; Property manager present; Estimated year built
• Construction: Shingle roof; Drywall interior walls/ceilings; Above-grade structures
• Exterior features: Exterior lighting; Sidewalks; Shed on the property; No basement

Interior

• Kitchen: Built-in microwave; Refrigerator; Dishwasher; Single oven; Gas stove / oven-range
• Bedrooms: Two bedrooms on the main level (Master bedroom and Bedroom 2)
• Flooring: Carpet; Tile/brick
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Open floor plan with recessed lighting; Combination dining/living and combination kitchen/dining areas; Breakfast area and eat-in kitchen with table space; Family room off the kitchen; Dining area; Tub/shower
• Laundry & utility: Washer and dryer in unit (located on the main floor)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Kingsway Regional School District (rural): math 29% / reading 54% proficiency, ranked #175 of 472 in NJ (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Kingsway Regional High School (math 31% / reading 51%, grade F, #180 of 399 statewide, top 46%, 1,947 students, 10% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 148 active listings in the ZIP; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $80k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.
• 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 $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.93% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.31%
• DSCR: 1.73
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $74,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Maple Ave	0.00mi	2/2.0	840 (0%)	1mo	$75,000	$89	99

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: 8.0%
• Equity multiple: 1.32×
• Total profit: $7,075
• Equity at exit: $11,928

10-year hold

• IRR: 17.7%
• Equity multiple: 2.51×
• Total profit: $33,759
• Equity at exit: $6,917

Cash invested: $22,400 (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 08062

• Home prices YoY: -18.7%
• Active inventory: 148
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,345 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$995
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $304

Break-even live

Break-even rent $1,959

Max offer price $80,000

Occupancy floor 82%

Sensitivity live

Price	-10% $360	-5% $332	+0% $304	+5% $277	+10% $249
Rent	-10% $119	-5% $212	+0% $304	+5% $397	+10% $490
Rate	-1.0pp $345	-0.5pp $325	base $304	+0.5pp $284	+1.0pp $263

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $995 · $11,940/yr
• Likely covers: gas

Listing history 14 events

1. 2026-04-24
   price $80,000
2. 2026-03-29
   price $90,000
3. 2026-03-16
   listed $100,000 Active
4. 2026-03-06
   historical
5. 2025-10-01
   listed $100,000 Active
6. 2025-09-22
   historical
7. 2021-02-05
   soldstatus $47,000 Closed 2122-char remark

   Show marketing remark (2122 chars)

   DOWNSIZE IN PRIVACY TODAY! Welcome to 31 Maple Ave, a WELL-MAINTAINED modular home situated in the quiet community of Harrisonville Park. Only 4 YEARS YOUNG, this 2 Bedroom, 2 Full Bath home offers TONS of LIVING SPACE for downsizing and is completely remodeled for a stylized modern feel. Stepping inside, you are welcomed into the Living Room. Cozy and comfortable bosting tons of NATURAL SUNLIGHT, you can instantly picture yourself relaxing in this quiet space while reading your favorite book or enjoying an afternoon nap. Kitchen is fully open to the Living Room, perfect for your entertaining needs. FULLY UPDATED, the Eat-In Kitchen is a true chef’s dream with polished tiled floors, recessed lighting, solid wood cabinetry and a full gas appliance package. You can instantly picture yourself making endless means and memories in your wonderful new Kitchen! Dining area is spacious, perfect for hosting all of your funfilled dinner parties and holiday gatherings with family and friends. There’s two generously sized Bedrooms, both with their very own PRIVATE PRIVY! Both Bedrooms come complete with fresh neutral carpeting, spacious closets and a large window showcasing the sunfilled view from outside. Both En-Suite Bathrooms are fully updated and have upgraded sink vanities and roomy stall showers for your endless at-home spa days. A full Laundry Room complete with newer washer and dryer with built-in shelving completes this lovely home to perfection. Outside is a nicely sized yard and utility shed for storing your outdoor amenities. The surrounding yard offers plenty of space for entertaining and is perfect for your outdoor gatherings and family cookouts. Also included is a BRAND NEW AC system, only 3 monthes young! GREAT LOCATION, close to Expressway, Rt-55 and 295 N/S for easily commuting to Atlantic City, Philadelphia and Cherry Hill. Located in close proximity to tons of shopping. Restaurants and parks. Just 14-minutes from Rowan University KINGSWAY SCHOOL DISTRICT! With so many amenities at such a GREAT PRICE- this home is truly a MUST-SEE! Call us today to book your showing!

8. 2021-01-11
   status Pending 2122-char remark

   Show marketing remark (2122 chars)

   DOWNSIZE IN PRIVACY TODAY! Welcome to 31 Maple Ave, a WELL-MAINTAINED modular home situated in the quiet community of Harrisonville Park. Only 4 YEARS YOUNG, this 2 Bedroom, 2 Full Bath home offers TONS of LIVING SPACE for downsizing and is completely remodeled for a stylized modern feel. Stepping inside, you are welcomed into the Living Room. Cozy and comfortable bosting tons of NATURAL SUNLIGHT, you can instantly picture yourself relaxing in this quiet space while reading your favorite book or enjoying an afternoon nap. Kitchen is fully open to the Living Room, perfect for your entertaining needs. FULLY UPDATED, the Eat-In Kitchen is a true chef’s dream with polished tiled floors, recessed lighting, solid wood cabinetry and a full gas appliance package. You can instantly picture yourself making endless means and memories in your wonderful new Kitchen! Dining area is spacious, perfect for hosting all of your funfilled dinner parties and holiday gatherings with family and friends. There’s two generously sized Bedrooms, both with their very own PRIVATE PRIVY! Both Bedrooms come complete with fresh neutral carpeting, spacious closets and a large window showcasing the sunfilled view from outside. Both En-Suite Bathrooms are fully updated and have upgraded sink vanities and roomy stall showers for your endless at-home spa days. A full Laundry Room complete with newer washer and dryer with built-in shelving completes this lovely home to perfection. Outside is a nicely sized yard and utility shed for storing your outdoor amenities. The surrounding yard offers plenty of space for entertaining and is perfect for your outdoor gatherings and family cookouts. Also included is a BRAND NEW AC system, only 3 monthes young! GREAT LOCATION, close to Expressway, Rt-55 and 295 N/S for easily commuting to Atlantic City, Philadelphia and Cherry Hill. Located in close proximity to tons of shopping. Restaurants and parks. Just 14-minutes from Rowan University KINGSWAY SCHOOL DISTRICT! With so many amenities at such a GREAT PRICE- this home is truly a MUST-SEE! Call us today to book your showing!

9. 2020-12-21
   listed $50,000 Active 2122-char remark

   Show marketing remark (2122 chars)

   DOWNSIZE IN PRIVACY TODAY! Welcome to 31 Maple Ave, a WELL-MAINTAINED modular home situated in the quiet community of Harrisonville Park. Only 4 YEARS YOUNG, this 2 Bedroom, 2 Full Bath home offers TONS of LIVING SPACE for downsizing and is completely remodeled for a stylized modern feel. Stepping inside, you are welcomed into the Living Room. Cozy and comfortable bosting tons of NATURAL SUNLIGHT, you can instantly picture yourself relaxing in this quiet space while reading your favorite book or enjoying an afternoon nap. Kitchen is fully open to the Living Room, perfect for your entertaining needs. FULLY UPDATED, the Eat-In Kitchen is a true chef’s dream with polished tiled floors, recessed lighting, solid wood cabinetry and a full gas appliance package. You can instantly picture yourself making endless means and memories in your wonderful new Kitchen! Dining area is spacious, perfect for hosting all of your funfilled dinner parties and holiday gatherings with family and friends. There’s two generously sized Bedrooms, both with their very own PRIVATE PRIVY! Both Bedrooms come complete with fresh neutral carpeting, spacious closets and a large window showcasing the sunfilled view from outside. Both En-Suite Bathrooms are fully updated and have upgraded sink vanities and roomy stall showers for your endless at-home spa days. A full Laundry Room complete with newer washer and dryer with built-in shelving completes this lovely home to perfection. Outside is a nicely sized yard and utility shed for storing your outdoor amenities. The surrounding yard offers plenty of space for entertaining and is perfect for your outdoor gatherings and family cookouts. Also included is a BRAND NEW AC system, only 3 monthes young! GREAT LOCATION, close to Expressway, Rt-55 and 295 N/S for easily commuting to Atlantic City, Philadelphia and Cherry Hill. Located in close proximity to tons of shopping. Restaurants and parks. Just 14-minutes from Rowan University KINGSWAY SCHOOL DISTRICT! With so many amenities at such a GREAT PRICE- this home is truly a MUST-SEE! Call us today to book your showing!

10. 2020-12-12
    historical
11. 2020-12-09
    price $49,000
12. 2020-11-25
    status Active
13. 2020-11-24
    historical
14. 2020-10-25
    listed $50,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,137
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − HOA: −$11,940
• − Depreciation: −$2,327
• Taxable income: $3,286
• Est. tax owed @ 24.0%: −$789
• After-tax cash flow: $2,865/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates to bring it up to a livable condition. Significant work is needed on the exterior, interior, and mechanical systems to increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but age is unknown
• Major flooring — No visible flooring, but age is unknown
• Major interior walls/paint — No visible interior, but age is unknown
• Major kitchen — No visible kitchen, but age is unknown
• Major bathrooms — No visible bathrooms, but age is unknown
• Major HVAC/mechanicals — No visible HVAC/mechanicals, but age is unknown
• Major windows — No visible windows, but age is unknown
• Major foundation/structure — No visible foundation/structure, but age is unknown

Value-add opportunities

• Both exterior siding replacement — Improves curb appeal and value
• Both roof replacement — Essential for long-term durability and value
• Both interior painting — Enhances the home's appearance and value
• Both kitchen and bathroom updates — Modernizes the home and increases value
• Both HVAC and mechanical upgrades — Improves comfort and energy efficiency
• Both landscaping and curb appeal — Enhances the home's appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but age is unknown	Major	$15,000–50,000
flooring · No visible flooring, but age is unknown	Major	$15,000–50,000
interior walls/paint · No visible interior, but age is unknown	Major	$15,000–50,000
kitchen · No visible kitchen, but age is unknown	Major	$15,000–50,000
bathrooms · No visible bathrooms, but age is unknown	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals, but age is unknown	Major	$15,000–50,000
windows · No visible windows, but age is unknown	Major	$15,000–50,000
foundation/structure · No visible foundation/structure, but age is unknown	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both exterior siding replacement — Improves curb appeal and value ↑
• Both roof replacement — Essential for long-term durability and value ↑
• Both interior painting — Enhances the home's appearance and value ↑
• Both kitchen and bathroom updates — Modernizes the home and increases value ↑
• Both HVAC and mechanical upgrades — Improves comfort and energy efficiency ↑
• Both landscaping and curb appeal — Enhances the home's appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Kingsway Regional School District
• NCES district ID: 3407980
• Math proficiency: 29% ▼ -27.00%
• Reading proficiency: 54% ▼ -13.00%
• Median HH income: $108,204
• Composite: 41.2/100
• National rank: #3543
• State rank: #175 of 472 in NJ

Livability — Harrisonville

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

Census & demographics

• City population: 29
• Population (ZIP): 17,969

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 4% Asian 4% Two or more races 4% Black 4%
• Common ancestry: Romanian 7% Lithuanian 2% Subsaharan African 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.12%
• Current HPI: 300.2469
• 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

+60.0% since first listed

14 events — show timeline

• 2026-04-24 Price Changed $80,000 BRIGHT MLS
• 2026-03-29 Price Changed $90,000 BRIGHT MLS
• 2026-03-16 Listed $100,000 BRIGHT MLS
• 2026-03-06 Listing Removed — BRIGHT MLS
• 2025-10-01 Listed $100,000 BRIGHT MLS
• 2025-09-22 Coming Soon — BRIGHT MLS
• 2021-02-05 Sold (MLS) $47,000 BRIGHT MLS
• 2021-01-11 Pending — BRIGHT MLS
• 2020-12-21 Listed $50,000 BRIGHT MLS
• 2020-12-12 Listing Removed — BRIGHT MLS
• 2020-12-09 Price Changed $49,000 BRIGHT MLS
• 2020-11-25 Relisted — BRIGHT MLS
• 2020-11-24 Listing Removed — BRIGHT MLS
• 2020-10-25 Listed $50,000 BRIGHT MLS