11 Errickson Ave · Moorestown-Lenola, NJ 08057

$75,000

2 bd · 1.0 ba · 908 sqft · SingleFamily public records · 16 Days on market

Built 1930 7,248 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +5.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Real Estate Auction – Moorestown, NJ Auction opportunity in Moorestown, New Jersey featuring a 50’ x 145’ lot with an existing dwelling. Property is being sold for land value. Bidding will begin at $75,000, plus buyer’s premium and required reimbursements. ✔ Pre-registration is required to bid
 ✔ Seller reserves the right to accept an acceptable offer and end the auction early
 ✔ Drive-by viewing only — do not enter the property
 Auction to commence on December 12th and conclude on December 22nd. Seller reserves the right to accept an acceptable bid and terminate the auction prior to the scheduled end date. Submit your bid today.

Key facts

• 7,248 sq ft lot
• 3 parking spots
• Built 1930

🔨 Auction listing. The $75,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $293,284 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $-377 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 4.7% 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 F — affects rentability + tenant quality, not the cash-flow math above.
• Moorestown Township Public School District (suburban): math 51% / reading 63% proficiency, ranked #58 of 472 in NJ (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 117 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).
• This rent is only 15% of the median local income ($159k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.
• Burlington County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% 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 $73,875 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.66% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $293,284
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Pine St	0.33mi	2/1.0	979 (+8%)	2mo	$344,400	$352	70
124 E Wilson Ave	0.15mi	2/1.0	1,024 (+13%)	5mo	$355,000	$347	67
206 Moore St	0.17mi	3/1.0 (+1)	928 (+2%)	23mo	$270,000	$291	64
213 E Camden Ave	0.37mi	3/1.0 (+1)	960 (+6%)	23mo	$310,000	$323	49
21 N Holly Ave	0.74mi	2/1.0	980 (+8%)	12mo	$260,000	$265	43

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: -25.8%
• Equity multiple: 0.13×
• Total profit: $-71,607
• Equity at exit: $43,730

10-year hold

• IRR: -22.4%
• Equity multiple: -0.14×
• Total profit: $-93,485
• Equity at exit: $25,358

Cash invested: $82,120 (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 08057

• Active inventory: 117
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$1,538
• Tax from tax record: −$248 /mo · $2,972/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-377

Break-even live

Break-even rent $2,415

Max offer price $226,611

Occupancy floor —

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: $73,321
• Closing costs: $8,799
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 New Albany Rd Moorestown, NJ	2.0	1.5	1080	$2,355	$2.18	2d	4	0.17mi
100 Andrews Ave Moorestown, NJ	2.0	1.0	1000	$1,959	$1.96	43d	1	0.22mi
101 E Camden Ave Moorestown, NJ	2.0	1.0	850	$1,995	$2.35	14d	1	0.31mi
106 W Camden Ave Unit TOP Moorestown, NJ	1.0	1.0	700	$1,600	$2.29	43d	1	0.32mi
12 S Lenola Rd Moorestown, NJ	2.0	1.0	864	$1,900	$2.20	24d	1	0.34mi
711-717 E Main St Unit 711-3 Maple Shade, NJ	1.0	1.0	675	$1,425	$2.11	24d	1	0.69mi
717 E Main St Maple Shade, NJ	1.0	1.0	675	$1,438	$2.13	16d	2	0.69mi
717 E Main St Unit 1BR Maple Shade, NJ	1.0	1.0	650	$1,450	$2.23	2d	1	0.69mi
711-717 E Main St Unit 715-5 Maple Shade, NJ	1.0	1.0	675	$1,450	$2.15	24d	1	0.69mi
220 S Lenola Rd Maple Shade, NJ	2.0	1.0–2.0	640	$1,928	$3.01	1d	16	0.81mi
500 E Camden Ave Moorestown, NJ	2.0	1.0	765	$1,882	$2.46	5d	6	0.88mi
124 Stiles Ave Maple Shade, NJ	2.0	1.0	1105	$1,999	$1.81	5d	1	0.88mi
100 Fox Meadow Dr Maple Shade, NJ	1.0–3.0	1.0	780	$1,838	$2.36	5d	13	0.95mi
2000 Maplewood Dr Maple Shade, NJ	1.0–2.0	1.0–1.5	1072	$2,480	$2.31	24d	1	1.22mi
1330 E Kings Hwy Maple Shade, NJ	1.0	1.0	805	$1,665	$2.07	17d	1	1.39mi
1330 E Kings Hwy Apt 1805 Maple Shade, NJ	1.0	1.0	805	$1,690	$2.10	16d	1	1.41mi
11 E Rudderow Ave Maple Shade, NJ	1.0	1.0	720	$1,572	$2.18	24d	1	1.46mi

Listing history 3 events

1. 2025-12-26
   status Pending
2. 2025-12-11
   listed $75,000 Active
3. 2025-12-10
   historical $75,000

ⓘ 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: $2,972 · $248/mo
• Projected year-2 tax: $2,972 · $248/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $23,248
• − Mortgage interest: −$16,428
• − Property taxes: −$2,972
• − Insurance: −$1,466
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$8,532
• Taxable loss: −$9,871
• Est. tax savings @ 24.0%: +$2,369
• After-tax cash flow: $-2,160/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: Moorestown Township Public School District
• NCES district ID: 3410710
• Math proficiency: 51% ▼ -19.00%
• Reading proficiency: 63% ▼ -13.00%
• Median HH income: $115,968
• Composite: 54.85/100
• National rank: #1313
• State rank: #58 of 472 in NJ

Livability — Moorestown-Lenola

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

Census & demographics

• Census place: Moorestown-Lenola, NJ
• County: Burlington County · 323,710 people
• City population: 20,990
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 21,529
• Household income: $158,770
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 470.0

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 (77%)
• Race & ethnicity: White 77% Asian 8% Two or more races 7% Hispanic / Latino 6% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 2% Italian 2%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 86% English-only · Other Indo-European 4% Chinese 4% Spanish 3%

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: ▼ -645.09%
• Current HPI: 293.3163
• Rent YoY: —
• 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

+0.0% since first listed

3 events — show timeline

• 2025-12-26 Pending — BRIGHT MLS
• 2025-12-11 Listed $75,000 BRIGHT MLS
• 2025-12-10 Coming Soon $75,000 BRIGHT MLS

Property tax history

-0.5%/yr

Latest (2025): $2,972 · +1.9% YoY. Source: county tax records.