18-A E Daisy Ln Unit A · Mount Laurel, NJ 08054

$164,135

2 bd · 1.0 ba · 1,004 sqft · Condo · 7 Days on market

Built 1975 $467/mo HOA · 21% 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 +19.0/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +4.2/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing first floor condo that features two bedrooms and one full bath. This unit is well appointed and has plenty of closet space. Living room, hallway and master bedroom have hardwood floors. Kitchen and dining room have ceramic floors. This unit has a fenced in backyard and comes with its own storage shed. Short walk to the community swimming pool and lake. There is even a gym which you can use 24 hrs a day.

Key facts

• Community lake
• Swimming pool
• Private patio

Tags

• FIRST FLOOR CONDO
• PRIVATE PATIO
• STORAGE SHED
• COMMUNITY LAKE
• SWIMMING POOL
• 24 HOUR FITNESS CENTER

Property features AI

Finance

• HOA & community: Monthly condo/coop fee of $467; HOA covers ground fees, common area maintenance, exterior building maintenance, health club, lawn maintenance, management, pool, snow removal, and trash; Community amenities include fitness center, lake, outdoor pool, playground, and tennis courts; Pets allowed on a case-by-case basis with breed restrictions

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric service
• Home design: Garden-style building (1–4 floors); Unit/flat; Entry on level 1; Fee simple ownership
• Construction: Above-grade and below-grade structures; Built year source: Assessor
• Exterior features: Community pool; Common grounds

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 2 bedrooms on the main level (Master Bedroom, Bedroom 2)
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heat pump with electric backup; Central air conditioning; Electric hot water
• Interior features: Living room; Dining room; Kitchen; No basement
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $164k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).

Location & tenants

• Location reads: area grade C — 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,135

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.49% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-18,785
• Equity at exit: $24,473

10-year hold

• IRR: -5.3%
• Equity multiple: 0.69×
• Total profit: $-14,447
• Equity at exit: $14,191

Cash invested: $45,958 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,243 high
• Mortgage (P&I): −$861
• Tax est. 1.5%: −$205 /mo · $2,462/yr
• Insurance: −$68
• HOA: −$467
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $170

Break-even live

Break-even rent $2,027

Max offer price $164,135

Occupancy floor 87%

Sensitivity live

Price	-10% $284	-5% $227	+0% $170	+5% $114	+10% $57
Rent	-10% $-7	-5% $82	+0% $170	+5% $259	+10% $347
Rate	-1.0pp $253	-0.5pp $212	base $170	+0.5pp $128	+1.0pp $85

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: $41,034
• Closing costs: $4,924
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 E Bluebell Ln Mount Laurel, NJ	3.0	1.0	1400	$2,550	$1.82	2d	1	0.17mi
39 Sumac Ct Mt Laurel Township, NJ	2.0	1.0	1171	$2,300	$1.96	11d	1	0.27mi
55 Sumac Ct Mt Laurel Township, NJ	2.0	1.5	1171	$2,100	$1.79	15d	1	0.28mi
27 W Azalea Ln Mount Laurel, NJ	1.0	1.5	970	$1,800	$1.86	2d	1	0.33mi
6 Moneta Ct Mount Laurel, NJ	2.0	2.0	1459	$3,000	$2.06	2d	1	0.93mi
1190 S Church St Mt Laurel Township, NJ	1.0–4.0	1.0–3.0	1101	$2,263	$2.05	2d	33	1.12mi
306A Kelly Cv Mt Laurel Township, NJ	1.0	1.0	884	$1,875	$2.12	2d	1	1.23mi
402B Cypress Point Cir Mt Laurel Township, NJ	1.0	1.0	884	$2,000	$2.26	2d	1	1.32mi
306B Mulberry Cv Mt Laurel Township, NJ	2.0	2.0	1110	$2,100	$1.89	2d	1	1.37mi

HOA detail condo

• Monthly dues: $467 · $5,604/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $164,135 Active 7 DOM
2. 2026-06-17
   days on market $164,135 Active 6 DOM
3. 2026-06-16
   days on market $164,135 Active 5 DOM
4. 2026-06-15
   days on market $164,135 Active 4 DOM
5. 2026-06-13
   remarks 695-char remark
6. 2026-06-13
   listed $164,135 Active 2 DOM

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,911
• − Mortgage interest: −$9,194
• − Property taxes: −$2,462
• − Insurance: −$821
• − Repairs & maintenance: −$2,153
• − Management: −$2,153
• − HOA: −$5,604
• − Depreciation: −$4,775
• Taxable loss: −$251
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $2,104/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: 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 — Mount Laurel

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

Census & demographics

• County: Burlington County · 323,710 people
• 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

+5.6% since first listed

11 events — show timeline

• 2026-06-11 Listed $164,135 BRIGHT MLS
• 2020-11-06 Sold (MLS) $145,000 BRIGHT MLS
• 2020-09-30 Pending — BRIGHT MLS
• 2020-09-22 Contingent — BRIGHT MLS
• 2020-09-10 Price Changed $139,900 BRIGHT MLS
• 2020-08-27 Listed $142,900 BRIGHT MLS
• 2010-07-01 Listing Removed — BRIGHT MLS
• 2010-01-26 Listed $149,900 BRIGHT MLS
• 2006-10-20 Sold (MLS) $155,500 BRIGHT MLS
• 2006-09-11 Listing Removed — BRIGHT MLS
• 2006-06-23 Listed $155,500 BRIGHT MLS