327 Allens Ln · Mullica Hill, NJ 08062

$289,000

3 bd · 2.5 ba · 1,790 sqft · Townhouse public records · 13 Days on market

Built 1991 1.00 ac lot Est $303k · at est. $278/mo HOA · 8% of rent ↓ 35% since listing

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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 +20.6/30.0
• ARV discount +9.5/15.0
• 1% rule +7.1/10.0
• DSCR +6.6/10.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set in beautiful Walnut Glen, this end-unit Townhouse is pleasingly arranged with elegance throughout. Enter to an open living space with plush wall-to-wall carpeting that comprises a formal dining area and a living room with a corner fireplace and recessed accent lighting. Featuring lovely hardwood flooring, the huge eat-in kitchen provides extra dining space and has a set of glass sliders that open to a relaxing rear deck. A stunning bedroom suite on the top floor has a towering vaulted ceiling, a large walk-in closet and a beautiful full bathroom that boasts an inviting soaking tub. Two additional bedrooms, a laundry closet and a full bathroom also occupy this floor. The full basement is half finished to provide a nice family room or recreation area which is illuminated by recessed lighting overhead.

Key facts

• $278 HOA
• Parking
• Built 1991

Property features AI

Finance

• HOA & community: Monthly HOA fee of $278

Exterior

• Parking: Assigned parking space in a parking lot (1 total assigned space)
• Utilities: Public water; Public sewer
• Home design: End-of-row townhouse; Fee simple ownership
• Construction: Built (year source: assessor); Block foundation; Block and vinyl siding construction; Asphalt/shingle/wood roof
• Exterior features: Partially finished basement (about 50% finished); Below-grade finished and unfinished areas; Not in a federal flood zone; 2+ access exits

Interior

• Kitchen: Stainless steel appliances; Dishwasher; Stove; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Wood; Luxury vinyl plank; Carpet; Ceramic tile
• Bathrooms: Two full bathrooms (all upper levels); One half bathroom on the main level
• Heating & cooling: 90% efficient forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Open floor plan; Tub/shower; Soaking tub; Ceiling fans; Dry wall; Cathedral and 9'+ high ceilings
• Laundry & utility: Washer and dryer (laundry on upper floor); Water heater (60+ gallon tank)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $289k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $289k).
• Cap rate 7.9% vs local median 2.8% in Mullica Hill — 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 72/100 on livability (#211 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• Harrison Township School District (suburban): math 44% / reading 55% proficiency, ranked #99 of 472 in NJ (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 148 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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 $228k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% 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 $289,000

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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $302,510
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
335 Allens Ln	0.02mi	3/2.5	1,742 (-3%)	10mo	$315,000	$181	86
130 Allens Ln	0.12mi	3/2.5	1,742 (-3%)	12mo	$295,000	$169	80
106 Allens Ln	0.08mi	3/2.5	1,732 (-3%)	23mo	$285,000	$165	72
23 W Woodstown Rd	0.35mi	3/1.5	1,696 (-5%)	12mo	$320,000	$189	61
114 Allens Ln	0.12mi	2/2.0 (-1)	1,600 (-11%)	15mo	$265,000	$166	58

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-21,799
• Equity at exit: $43,091

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $14,043
• Equity at exit: $24,987

Cash invested: $80,920 (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: 6.9×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$463 /mo · $5,550/yr
• Insurance: −$120
• HOA: −$278
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $389

Break-even live

Break-even rent $3,008

Max offer price $289,000

Occupancy floor 84%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Fostertown Ln Mullica Hill, NJ	3.0	1.5	1636	$3,500	$2.14	18d	1	1.48mi

HOA detail

• Monthly dues: $278 · $3,336/yr

Listing history 10 events

1. 2026-05-16
   listed $289,000 Active
2. 2026-05-07
   historical $289,000
3. 2013-10-04
   historical
4. 2013-04-04
   listed $210,000
5. 2006-12-20
   soldstatus $228,000
6. 2006-12-08
   soldstatus $228,000 814-char remark

   Show marketing remark (814 chars)

   Set in beautiful Walnut Glen, this end-unit Townhouse is pleasingly arranged with elegance throughout. Enter to an open living space with plush wall-to-wall carpeting that comprises a formal dining area and a living room with a corner fireplace and recessed accent lighting. Featuring lovely hardwood flooring, the huge eat-in kitchen provides extra dining space and has a set of glass sliders that open to a relaxing rear deck. A stunning bedroom suite on the top floor has a towering vaulted ceiling, a large walk-in closet and a beautiful full bathroom that boasts an inviting soaking tub. Two additional bedrooms, a laundry closet and a full bathroom also occupy this floor. The full basement is half finished to provide a nice family room or recreation area which is illuminated by recessed lighting overhead.

7. 2006-10-13
   historical 814-char remark

   Show marketing remark (814 chars)

   Set in beautiful Walnut Glen, this end-unit Townhouse is pleasingly arranged with elegance throughout. Enter to an open living space with plush wall-to-wall carpeting that comprises a formal dining area and a living room with a corner fireplace and recessed accent lighting. Featuring lovely hardwood flooring, the huge eat-in kitchen provides extra dining space and has a set of glass sliders that open to a relaxing rear deck. A stunning bedroom suite on the top floor has a towering vaulted ceiling, a large walk-in closet and a beautiful full bathroom that boasts an inviting soaking tub. Two additional bedrooms, a laundry closet and a full bathroom also occupy this floor. The full basement is half finished to provide a nice family room or recreation area which is illuminated by recessed lighting overhead.

8. 2006-08-19
   listed $228,000 814-char remark

   Show marketing remark (814 chars)

   Set in beautiful Walnut Glen, this end-unit Townhouse is pleasingly arranged with elegance throughout. Enter to an open living space with plush wall-to-wall carpeting that comprises a formal dining area and a living room with a corner fireplace and recessed accent lighting. Featuring lovely hardwood flooring, the huge eat-in kitchen provides extra dining space and has a set of glass sliders that open to a relaxing rear deck. A stunning bedroom suite on the top floor has a towering vaulted ceiling, a large walk-in closet and a beautiful full bathroom that boasts an inviting soaking tub. Two additional bedrooms, a laundry closet and a full bathroom also occupy this floor. The full basement is half finished to provide a nice family room or recreation area which is illuminated by recessed lighting overhead.

9. 2003-01-21
   soldstatus $157,000
10. 1995-04-24
    soldstatus $445,000

ⓘ 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: $5,550 · $463/mo
• Projected year-2 tax: $6,373 · $531/mo
• Expected delta: +$823/yr (+$69/mo · 14.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$16,188
• − Property taxes: −$5,550
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − HOA: −$3,336
• − Depreciation: −$8,407
• Taxable income: $353
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $4,578/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: Harrison Township School District
• NCES district ID: 3406900
• Math proficiency: 44% ▼ -21.00%
• Reading proficiency: 55% ▼ -18.00%
• Median HH income: $119,751
• Composite: 49.0/100
• National rank: #2067
• State rank: #99 of 472 in NJ

Livability — Mullica Hill

• Score: 72/100
• State rank: #211
• US rank: #5942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mullica Hill, NJ
• City population: 17,969
• 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

-35.1% since first listed

10 events — show timeline

• 2026-05-16 Listed $289,000 BRIGHT MLS
• 2026-05-07 Coming Soon $289,000 BRIGHT MLS
• 2013-10-04 Listing Removed — BRIGHT MLS
• 2013-04-04 Listed $210,000 BRIGHT MLS
• 2006-12-20 Sold (Public Records) $228,000 Public Records
• 2006-12-08 Sold (MLS) $228,000 BRIGHT MLS
• 2006-10-13 Listing Removed — BRIGHT MLS
• 2006-08-19 Listed $228,000 BRIGHT MLS
• 2003-01-21 Sold (Public Records) $157,000 Public Records
• 1995-04-24 Sold (Public Records) $445,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $5,550 · +1.7% YoY. Source: county tax records.