3193A Neils Ct · Moorestown-Lenola, NJ 08054

$86,417

1 bd · 1.0 ba · 778 sqft · Townhouse · 35 Days on market

Built 1988 Fair condition $365/mo HOA · 18% 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
• Schools +4.2/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What you've been waiting for. One bedroom lower condo, certified resale price is $58,982 set by Mt. Laurel Township. Quick settlement for qualified 55+ or older buyer, income verification needed. Enjoy first floor living with a neutral, open floor plan. Kitchen has granite countertop and real cork floor. New heater and air conditioner (2008), new hot water heater in 2012. Large storage room off patio. Parking at front door. An application is required to be submitted to the Mount Laurel Housing Office (per Affordable Housing Act), once a seller accepts buyer's offer. This must be done in conjunction with signing an agreement of sale, provided by the Township. Contact listing agent to receive copy of application forms. Township great to work with! Lots of activities in Renaissance: Club house, pool, trips, parties. Come enjoy the good life at South Jersey's best maintained adult community.

Key facts

• $365 HOA
• Community pool
• Built 1988

Property features AI

Finance

• HOA & community: Condo association fee of $365 monthly; Association covers pool(s), common area maintenance, exterior building maintenance, lawn maintenance, snow removal, trash, parking fee, insurance, all ground fee, and management; Community amenities include swimming pool, tennis courts, and clubhouse; Pets allowed with breed restrictions

Exterior

• Parking: Parking fee included in association
• Utilities: Public water; Public sewer; Electric service 200+ amp, underground; Electric hot water; Natural gas heating fuel; Cable TV available
• Home design: Interior townhouse/rowhouse; Part of a senior community (55+)
• Construction: Vinyl and wood siding; Pitched shingle roof; Slab foundation; Above-grade structure; Building name: ARRAS
• Exterior features: Sidewalks; Street lights; Lawn sprinkler; Community pool; Patio(s); Level lot

Interior

• Kitchen: Self-cleaning oven; Dishwasher; Garbage disposal
• Bedrooms: 1 bedroom on the main level
• Flooring: Fully carpeted
• Bathrooms: 1 full bathroom (1 on the main level)
• Heating & cooling: Heat pump with electric backup; Forced air heating; Central air conditioning
• Interior features: Master bath; Sprinkler system; Eat-in kitchen; Estimated living area
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $86k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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.
• Mount Laurel Township School District (suburban): math 37% / reading 54% proficiency, ranked #161 of 472 in NJ (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.5%/yr); 246 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $598 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 + 1.5% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $59k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% 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 $83,824 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.33% ✓
• Cap rate: 15.01%
• Cash-on-cash: 31.14%
• DSCR: 2.39
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $212,394
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
882A Scotswood Ct #882	0.06mi	2/1.0 (+1)	880 (+13%)	2mo	$205,000	$233	68
552-A-A Thornwood Dr	0.06mi	1/1.0	696 (-10%)	20mo	$73,280	$105	63
329-B Delancey Pl	0.55mi	1/1.0	792 (+2%)	11mo	$185,000	$234	62
3185-A Neils Ct	0.01mi	2/1.0 (+1)	888 (+14%)	14mo	$249,900	$281	59
670-A Thornwood Dr	0.08mi	2/1.0 (+1)	880 (+13%)	14mo	$268,125	$305	58
1677-A Thornwood Dr	0.13mi	2/1.0 (+1)	880 (+13%)	14mo	$277,000	$315	55
4907-A Adelaide Dr	0.06mi	2/1.0 (+1)	880 (+13%)	20mo	$230,000	$261	54
4701-A Adelaide Dr	0.07mi	2/1.0 (+1)	880 (+13%)	20mo	$220,000	$250	53
5105 Adelaide Dr Unit A	0.05mi	2/1.0 (+1)	880 (+13%)	23mo	$240,000	$273	52
1006-A Scotswood Ct	0.11mi	2/1.0 (+1)	880 (+13%)	22mo	$244,900	$278	50
540 Willow Turn Unit A	0.53mi	2/2.0 (+1)	888 (+14%)	6mo	$255,000	$287	37
536-A Willow Turn	0.54mi	2/2.0 (+1)	888 (+14%)	15mo	$239,000	$269	30

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 · 1.49% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 1.96×
• Total profit: $23,235
• Equity at exit: $12,885

10-year hold

• IRR: 30.6%
• Equity multiple: 3.51×
• Total profit: $60,776
• Equity at exit: $7,472

Cash invested: $24,197 (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 08054

• Rents YoY: 1.5%
• Active inventory: 246
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,013 high
• Mortgage (P&I): −$453
• Tax est. 1.5%: −$108 /mo · $1,296/yr
• Insurance: −$36
• HOA: −$365
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $628

Break-even live

Break-even rent $1,218

Max offer price $86,417

Occupancy floor 64%

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: $21,604
• Closing costs: $2,593
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5107A Adelaide Dr Mt Laurel Township, NJ	2.0	1.0	880	$2,000	$2.27	1d	1	0.06mi
3815A Adelaide Dr Mt Laurel Township, NJ	2.0	1.0	880	$2,000	$2.27	1d	1	0.13mi
1 Haddon Blvd Mount Laurel, NJ	1.0–2.0	1.0–2.0	1134	$2,380	$2.10	1d	15	0.38mi
1 Larchmont Pl Mount Laurel, NJ	1.0–2.0	1.0–2.0	887	$2,013	$2.27	1d	13	0.39mi
314B Willow Turn Unit B Mount Laurel, NJ	2.0	1.0	1080	$2,000	$1.85	1d	1	0.41mi
318 Delancey Pl Unit A Mt Laurel Township, NJ	2.0	1.0	960	$2,150	$2.24	22d	1	0.48mi
406A Willow Turn Unit A Mt Laurel Township, NJ	2.0	2.0	990	$2,100	$2.12	1d	1	0.53mi
350A Delancey Pl Unit A Mt Laurel Township, NJ	2.0	1.0	928	$1,850	$1.99	19d	1	0.58mi
4306 Aberdeen Dr Mt Laurel Township, NJ	1.0	1.0	944	$2,000	$2.12	1d	1	0.72mi
123 Creek Rd Mount Laurel, NJ	2.0–3.0	2.0	1195	$2,185	$1.83	1d	4	0.82mi
2000 Schindler Dr Mt Laurel Township, NJ	1.0–2.0	1.0–2.0	979	$2,020	$2.06	1d	12	1.00mi
12000 Knox Way Mt Laurel Township, NJ	1.0–2.0	1.0–2.0	973	$1,969	$2.02	1d	27	1.21mi
140B Bradford Ct Mt Laurel Township, NJ	2.0	1.0	984	$2,000	$2.03	15d	1	1.29mi
227A Derry Hill Ct #227 Mount Laurel, NJ	2.0	2.0	1080	$2,300	$2.13	1d	1	1.32mi
227 Derry Hill Ct Unit A Mt Laurel Township, NJ	2.0	2.0	1080	$2,300	$2.13	1d	1	1.33mi
169A Bradford Ct Mt Laurel Township, NJ	2.0	2.0	1080	$2,500	$2.31	1d	1	1.35mi
1908B Ralston Dr Mt Laurel Township, NJ	2.0	1.0	984	$2,000	$2.03	1d	1	1.36mi

HOA detail

• Monthly dues: $365 · $4,380/yr
• Likely covers: waterpool

Listing history 5 events

1. 2026-05-12
   status Pending
2. 2026-04-07
   listed $86,417 Active
3. 2014-09-29
   soldstatus $58,982 901-char remark

   Show marketing remark (901 chars)

   What you've been waiting for. One bedroom lower condo, certified resale price is $58,982 set by Mt. Laurel Township. Quick settlement for qualified 55+ or older buyer, income verification needed. Enjoy first floor living with a neutral, open floor plan. Kitchen has granite countertop and real cork floor. New heater and air conditioner (2008), new hot water heater in 2012. Large storage room off patio. Parking at front door. An application is required to be submitted to the Mount Laurel Housing Office (per Affordable Housing Act), once a seller accepts buyer's offer. This must be done in conjunction with signing an agreement of sale, provided by the Township. Contact listing agent to receive copy of application forms. Township great to work with! Lots of activities in Renaissance: Club house, pool, trips, parties. Come enjoy the good life at South Jersey's best maintained adult community.

4. 2014-08-28
   historical 901-char remark

   Show marketing remark (901 chars)

   What you've been waiting for. One bedroom lower condo, certified resale price is $58,982 set by Mt. Laurel Township. Quick settlement for qualified 55+ or older buyer, income verification needed. Enjoy first floor living with a neutral, open floor plan. Kitchen has granite countertop and real cork floor. New heater and air conditioner (2008), new hot water heater in 2012. Large storage room off patio. Parking at front door. An application is required to be submitted to the Mount Laurel Housing Office (per Affordable Housing Act), once a seller accepts buyer's offer. This must be done in conjunction with signing an agreement of sale, provided by the Township. Contact listing agent to receive copy of application forms. Township great to work with! Lots of activities in Renaissance: Club house, pool, trips, parties. Come enjoy the good life at South Jersey's best maintained adult community.

5. 2014-08-12
   listed $58,982 901-char remark

   Show marketing remark (901 chars)

   What you've been waiting for. One bedroom lower condo, certified resale price is $58,982 set by Mt. Laurel Township. Quick settlement for qualified 55+ or older buyer, income verification needed. Enjoy first floor living with a neutral, open floor plan. Kitchen has granite countertop and real cork floor. New heater and air conditioner (2008), new hot water heater in 2012. Large storage room off patio. Parking at front door. An application is required to be submitted to the Mount Laurel Housing Office (per Affordable Housing Act), once a seller accepts buyer's offer. This must be done in conjunction with signing an agreement of sale, provided by the Township. Contact listing agent to receive copy of application forms. Township great to work with! Lots of activities in Renaissance: Club house, pool, trips, parties. Come enjoy the good life at South Jersey's best maintained adult community.

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $24,155
• − Mortgage interest: −$4,841
• − Property taxes: −$1,296
• − Insurance: −$432
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − HOA: −$4,380
• − Depreciation: −$2,514
• Taxable income: $6,827
• Est. tax owed @ 24.0%: −$1,639
• After-tax cash flow: $5,897/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 · 12 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate repairs and maintenance to improve its condition and value. Upgrading the exterior siding, kitchen cabinets, bathroom fixtures, and flooring would significantly enhance its appeal and marketability.

Repairs flagged

• Moderate Exterior siding — Weathered appearance
• Moderate Kitchen cabinets — Dated appearance
• Moderate Bathroom fixtures — Worn appearance
• Moderate Hardwood flooring — Signs of wear

Value-add opportunities

• Resale Paint exterior siding — Fresh paint enhances curb appeal
• Resale Replace kitchen cabinets — Modern cabinets improve kitchen functionality
• Resale Upgrade bathroom fixtures — New fixtures enhance bathroom aesthetics
• Resale Refinish hardwood flooring — Fresh flooring improves overall home appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Kitchen cabinets · Dated appearance	Moderate	$3,000–15,000
Bathroom fixtures · Worn appearance	Moderate	$3,000–15,000
Hardwood flooring · Signs of wear	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint enhances curb appeal ↑
• Resale Replace kitchen cabinets — Modern cabinets improve kitchen functionality ↑
• Resale Upgrade bathroom fixtures — New fixtures enhance bathroom aesthetics ↑
• Resale Refinish hardwood flooring — Fresh flooring improves overall home appearance ↑

ⓘ 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: Mount Laurel Township School District
• NCES district ID: 3410950
• Math proficiency: 37% ▼ -18.00%
• Reading proficiency: 54% ▼ -6.00%
• Median HH income: $85,735
• Composite: 42.4/100
• National rank: #3235
• State rank: #161 of 472 in NJ

Livability — Moorestown-Lenola

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

Census & demographics

• County: Burlington County · 323,710 people
• City population: 20,990
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 46,026
• Household income: $118,802
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 1055.0

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 (65%)
• Race & ethnicity: White 65% Black 13% Asian 9% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 6% Scotch-Irish 2% Subsaharan African 1%
• Foreign-born: 14% · Canada, South Korea, China
• Languages at home: 87% English-only · Other Indo-European 4% Spanish 2% Other Asian/Pacific 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: ▼ -360.83%
• Current HPI: 294.2044
• Rent YoY: ▲ 1.49%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

+46.5% since first listed

5 events — show timeline

• 2026-05-12 Pending — BRIGHT MLS
• 2026-04-07 Listed $86,417 BRIGHT MLS
• 2014-09-29 Sold (MLS) $58,982 BRIGHT MLS
• 2014-08-28 Listing Removed — BRIGHT MLS
• 2014-08-12 Listed $58,982 BRIGHT MLS