49 Magnolia Ln · Tabernacle, NJ 08088

$92,000

2 bd · 1.0 ba · 750 sqft · Manufactured · 37 Days on market

Built 1976 Poor condition

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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
• Schools +3.2/10.0
• 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

NO PROPERTY TAXES!! Enjoy the comfort of this great Holiday Cottage model for sale in peaceful Allenwood Estates. Relax in the cool breeze shaded by the trees and you know you are home. Own your home in Tabernacle without paying property taxes. Step inside and the huge family room welcomes you home. It just feels like home with the cathedral ceilings, exposed beams, ceiling fan and spacious area that is sure to please. The kitchen is large enough to satisfy the hungriest appetites and there is room for a full table and china cabinet as well. You can add your favorite coffee and cappuccino machines and enjoy the morning coffee with a park-like view. The spacious owner's bedroom is complete with double closets and plenty of room for all your needs. The large full bath has a generous counter and dressing area as well as a full laundry area. Outside there is a covered and screened in sunroom to enjoy with friends and neighbors. Extra storage is available with the included 12x8 shed. Shopping is easy with the full service Murphy’s Market just down the street and the shops of Medford are close by. Easy access to Rt. 206 and Rt. 70 can get you anywhere you need to go. Atsion Lake, the Jersey Pines, Philadelphia, Atlantic City, and New York are an easy reach from this central location. You will not want to miss owning this great home at a great price!

Key facts

• Ceiling fans
• Eat-in kitchen
• Essential appliances

Tags

• EAT-IN KITCHEN
• ESSENTIAL APPLIANCES
• THOUGHTFULLY DESIGNED BATHROOM
• TUB SHOWER
• CEILING FANS
• ENCLOSED PATIO

Property features AI

Finance

• HOA & community: Land lease community with a monthly land lease of $912; Land lease years remaining: 0

Exterior

• Parking: Driveway
• Utilities: Shared well water; Shared septic
• Home design: Mobile home (single wide, manufactured before 1976); Located in a senior community (55+)
• Construction: Estimated year built
• Exterior features: Aluminum siding; Above-grade other structures

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Baseboard hot water heating; Natural gas heating fuel; Central air conditioning (electric)
• Interior features: Estimated living area; No basement; Two or more accessible exits

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $92k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $985 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $89k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Tabernacle Township School District (rural): math 19% / reading 44% proficiency, ranked #278 of 472 in NJ (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 156 active listings in the ZIP; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 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 (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 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 $48k; list at $92k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $89,240 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.23% ✓
• Cap rate: 19.14%
• Cash-on-cash: 45.87%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $38,250
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Magnolia Ln	0.00mi	2/2.0	780 (+4%)	19mo	$40,000	$51	73

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: 43.1%
• Equity multiple: 2.86×
• Total profit: $47,835
• Equity at exit: $13,717

10-year hold

• IRR: 49.1%
• Equity multiple: 5.76×
• Total profit: $122,531
• Equity at exit: $7,954

Cash invested: $25,760 (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 08088

• Active inventory: 156
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,051 medium
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $985

Break-even live

Break-even rent $805

Max offer price $92,000

Occupancy floor 47%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $92,000 Active 37 DOM
2. 2026-06-17
   days on market $92,000 Active 36 DOM
3. 2026-06-16
   days on market $92,000 Active 35 DOM
4. 2026-06-15
   days on market $92,000 Active 34 DOM
5. 2026-06-13
   days on market $92,000 Active 32 DOM
6. 2026-06-12
   days on market $92,000 Active 31 DOM
7. 2026-06-09
   days on market $92,000 Active 28 DOM
8. 2026-06-08
   days on market $92,000 Active 27 DOM
9. 2026-06-07
   days on market $92,000 Active 26 DOM
10. 2026-06-05
    days on market $92,000 Active 24 DOM
11. 2026-06-04
    days on market $92,000 Active 23 DOM
12. 2026-06-03
    days on market $92,000 Active 22 DOM
13. 2026-06-02
    days on market $92,000 Active 21 DOM
14. 2026-06-01
    days on market $92,000 Active 20 DOM
15. 2026-05-31
    days on market $92,000 Active 19 DOM
16. 2026-05-12
    listed $92,000 Active
17. 2026-04-14
    historical
18. 2026-03-21
    price $95,000
19. 2026-03-15
    status Active
20. 2026-03-09
    historical
21. 2026-02-02
    price $99,999
22. 2025-12-07
    listed $104,999 Active
23. 2025-05-23
    soldstatus $48,000 Closed 1371-char remark

    Show marketing remark (1371 chars)

    NO PROPERTY TAXES!! Enjoy the comfort of this great Holiday Cottage model for sale in peaceful Allenwood Estates. Relax in the cool breeze shaded by the trees and you know you are home. Own your home in Tabernacle without paying property taxes. Step inside and the huge family room welcomes you home. It just feels like home with the cathedral ceilings, exposed beams, ceiling fan and spacious area that is sure to please. The kitchen is large enough to satisfy the hungriest appetites and there is room for a full table and china cabinet as well. You can add your favorite coffee and cappuccino machines and enjoy the morning coffee with a park-like view. The spacious owner's bedroom is complete with double closets and plenty of room for all your needs. The large full bath has a generous counter and dressing area as well as a full laundry area. Outside there is a covered and screened in sunroom to enjoy with friends and neighbors. Extra storage is available with the included 12x8 shed. Shopping is easy with the full service Murphy’s Market just down the street and the shops of Medford are close by. Easy access to Rt. 206 and Rt. 70 can get you anywhere you need to go. Atsion Lake, the Jersey Pines, Philadelphia, Atlantic City, and New York are an easy reach from this central location. You will not want to miss owning this great home at a great price!

24. 2025-05-17
    status Pending 1371-char remark

    Show marketing remark (1371 chars)

    NO PROPERTY TAXES!! Enjoy the comfort of this great Holiday Cottage model for sale in peaceful Allenwood Estates. Relax in the cool breeze shaded by the trees and you know you are home. Own your home in Tabernacle without paying property taxes. Step inside and the huge family room welcomes you home. It just feels like home with the cathedral ceilings, exposed beams, ceiling fan and spacious area that is sure to please. The kitchen is large enough to satisfy the hungriest appetites and there is room for a full table and china cabinet as well. You can add your favorite coffee and cappuccino machines and enjoy the morning coffee with a park-like view. The spacious owner's bedroom is complete with double closets and plenty of room for all your needs. The large full bath has a generous counter and dressing area as well as a full laundry area. Outside there is a covered and screened in sunroom to enjoy with friends and neighbors. Extra storage is available with the included 12x8 shed. Shopping is easy with the full service Murphy’s Market just down the street and the shops of Medford are close by. Easy access to Rt. 206 and Rt. 70 can get you anywhere you need to go. Atsion Lake, the Jersey Pines, Philadelphia, Atlantic City, and New York are an easy reach from this central location. You will not want to miss owning this great home at a great price!

25. 2025-05-09
    historical Active Under Contract 1371-char remark

    Show marketing remark (1371 chars)

    NO PROPERTY TAXES!! Enjoy the comfort of this great Holiday Cottage model for sale in peaceful Allenwood Estates. Relax in the cool breeze shaded by the trees and you know you are home. Own your home in Tabernacle without paying property taxes. Step inside and the huge family room welcomes you home. It just feels like home with the cathedral ceilings, exposed beams, ceiling fan and spacious area that is sure to please. The kitchen is large enough to satisfy the hungriest appetites and there is room for a full table and china cabinet as well. You can add your favorite coffee and cappuccino machines and enjoy the morning coffee with a park-like view. The spacious owner's bedroom is complete with double closets and plenty of room for all your needs. The large full bath has a generous counter and dressing area as well as a full laundry area. Outside there is a covered and screened in sunroom to enjoy with friends and neighbors. Extra storage is available with the included 12x8 shed. Shopping is easy with the full service Murphy’s Market just down the street and the shops of Medford are close by. Easy access to Rt. 206 and Rt. 70 can get you anywhere you need to go. Atsion Lake, the Jersey Pines, Philadelphia, Atlantic City, and New York are an easy reach from this central location. You will not want to miss owning this great home at a great price!

26. 2025-03-16
    listed $60,000 Active 1371-char remark

    Show marketing remark (1371 chars)

    NO PROPERTY TAXES!! Enjoy the comfort of this great Holiday Cottage model for sale in peaceful Allenwood Estates. Relax in the cool breeze shaded by the trees and you know you are home. Own your home in Tabernacle without paying property taxes. Step inside and the huge family room welcomes you home. It just feels like home with the cathedral ceilings, exposed beams, ceiling fan and spacious area that is sure to please. The kitchen is large enough to satisfy the hungriest appetites and there is room for a full table and china cabinet as well. You can add your favorite coffee and cappuccino machines and enjoy the morning coffee with a park-like view. The spacious owner's bedroom is complete with double closets and plenty of room for all your needs. The large full bath has a generous counter and dressing area as well as a full laundry area. Outside there is a covered and screened in sunroom to enjoy with friends and neighbors. Extra storage is available with the included 12x8 shed. Shopping is easy with the full service Murphy’s Market just down the street and the shops of Medford are close by. Easy access to Rt. 206 and Rt. 70 can get you anywhere you need to go. Atsion Lake, the Jersey Pines, Philadelphia, Atlantic City, and New York are an easy reach from this central location. You will not want to miss owning this great home at a great price!

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

Taxation est. · year 1

• Rental income: $24,614
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$460
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$2,676
• Taxable income: $11,006
• Est. tax owed @ 24.0%: −$2,641
• After-tax cash flow: $9,174/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 manufactured home requires extensive repairs and updates to bring it up to a livable condition. Significant investment is needed to address the poor condition of the kitchen, bathroom, exterior, and landscaping.

Repairs flagged

• Major kitchen appliances — No appliances visible
• Major bathroom fixtures — No fixtures visible
• Major exterior siding — Weathered siding
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Resale kitchen appliances — Modern appliances improve functionality and attract buyers
• Resale bathroom fixtures — Upgraded fixtures enhance appeal and functionality
• Both exterior siding — Fresh siding improves curb appeal and value
• Both landscaping — Pruned vegetation enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · No appliances visible	Major	$15,000–50,000
bathroom fixtures · No fixtures visible	Major	$15,000–50,000
exterior siding · Weathered siding	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale kitchen appliances — Modern appliances improve functionality and attract buyers ↑
• Resale bathroom fixtures — Upgraded fixtures enhance appeal and functionality ↑
• Both exterior siding — Fresh siding improves curb appeal and value ↑
• Both landscaping — Pruned vegetation enhances curb appeal and property 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: Tabernacle Township School District
• NCES district ID: 3416020
• Math proficiency: 19% ▼ -20.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $96,192
• Composite: 31.76/100
• National rank: #5900
• State rank: #278 of 472 in NJ

Livability — Tabernacle

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

Census & demographics

• Population (ZIP): 24,153

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 4% Asian 2% Black 1%
• Common ancestry: Romanian 8% Slovak 2% Iranian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Chinese 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: ▼ -214.45%
• Current HPI: 302.9094
• 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

+53.3% since first listed

11 events — show timeline

• 2026-05-12 Listed $92,000 BRIGHT MLS
• 2026-04-14 Listing Removed — BRIGHT MLS
• 2026-03-21 Price Changed $95,000 BRIGHT MLS
• 2026-03-15 Relisted — BRIGHT MLS
• 2026-03-09 Listing Removed — BRIGHT MLS
• 2026-02-02 Price Changed $99,999 BRIGHT MLS
• 2025-12-07 Listed $104,999 BRIGHT MLS
• 2025-05-23 Sold (MLS) $48,000 BRIGHT MLS
• 2025-05-17 Pending — BRIGHT MLS
• 2025-05-09 Contingent — BRIGHT MLS
• 2025-03-16 Listed $60,000 BRIGHT MLS