19 Foxglove Dr · Moorestown-Lenola, NJ 08075

$95,000

2 bd · 1.0 ba · 840 sqft · Condo public records · 211 Days on market

Built 1997 $113/sqft · 58% below area $410/mo HOA · 22% 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 +29.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a HUD property, case #351-437325 2nd fl unit in Summerhill This property is being sold in "AS IS" condition This Unit must be sold to a Low-income household, and this household must be income-qualified by the Housing Affordability Service (“HAS”), through the HAS certification process, prior to the signing of a contract of sale. This property is a deed restricted Affordable Housing unit. This property is not eligible for FHA, VA or USDA financing. Cash buyers are permitted. Must have at least 2 people living in this property, one person occupying each bedroom, per Affordable housing regulations. 2025 Maximum income limits for a low-income unit in Burlington County: 2-person household - $47,800.00 3-person household - $53,750.00 4-person household - $59,700.00 Features spacious living area, sliders leading to a nice balcony, kitchen with oak type cabinets, electric cooking, and tiled floor. You will also find two good sized bedrooms, a full bath with soak tub, and a laundry area! Situated in a nicely landscaped community, close to roadways, shopping and schools! Set your appointment today!

Key facts

• $410 HOA
• Built 1997
• Listed 211 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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.
• Delran Township School District (suburban): math 22% / reading 49% proficiency, ranked #251 of 472 in NJ (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $657 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask is 40% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $59k; list at $95k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 22% of rent.
• Climate carrying-cost: major wind risk, 39% 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.00% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.47%
• DSCR: 1.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $224,092
• List price: $95,000
• Delta: -57.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.5%
• Equity multiple: 1.26×
• Total profit: $6,788
• Equity at exit: $14,165

10-year hold

• IRR: 16.1%
• Equity multiple: 2.33×
• Total profit: $35,412
• Equity at exit: $8,214

Cash invested: $26,600 (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 08075

• Active inventory: 129
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$213 /mo · $2,555/yr
• Insurance: −$40
• HOA: −$410
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $343

Break-even live

Break-even rent $1,469

Max offer price $95,000

Occupancy floor 77%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Foxglove Dr Delran, NJ	2.0	1.0	790	$1,900	$2.41	24d	1	0.08mi

HOA detail condo

• Monthly dues: $410 · $4,920/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $95,000 Active 211 DOM
2. 2026-06-17
   days on market $95,000 Active 210 DOM
3. 2026-06-16
   days on market $95,000 Active 209 DOM
4. 2026-06-15
   days on market $95,000 Active 208 DOM
5. 2026-06-13
   days on market $95,000 Active 206 DOM
6. 2026-06-13
   days on market $95,000 Active 205 DOM
7. 2026-06-09
   days on market $95,000 Active 202 DOM
8. 2026-06-08
   days on market $95,000 Active 201 DOM
9. 2026-06-07
   days on market $95,000 Active 200 DOM
10. 2026-06-04
    days on market $95,000 Active 197 DOM
11. 2026-06-03
    days on market $95,000 Active 196 DOM
12. 2026-06-02
    days on market $95,000 Active 195 DOM
13. 2026-06-01
    days on market $95,000 Active 194 DOM
14. 2026-05-31
    days on market $95,000 Active 193 DOM
15. 2025-11-19
    status Active 1137-char remark

    Show marketing remark (1137 chars)

    This is a HUD property, case #351-437325 2nd fl unit in Summerhill This property is being sold in "AS IS" condition This Unit must be sold to a Low-income household, and this household must be income-qualified by the Housing Affordability Service (“HAS”), through the HAS certification process, prior to the signing of a contract of sale. This property is a deed restricted Affordable Housing unit. This property is not eligible for FHA, VA or USDA financing. Cash buyers are permitted. Must have at least 2 people living in this property, one person occupying each bedroom, per Affordable housing regulations. 2025 Maximum income limits for a low-income unit in Burlington County: 2-person household - $47,800.00 3-person household - $53,750.00 4-person household - $59,700.00 Features spacious living area, sliders leading to a nice balcony, kitchen with oak type cabinets, electric cooking, and tiled floor. You will also find two good sized bedrooms, a full bath with soak tub, and a laundry area! Situated in a nicely landscaped community, close to roadways, shopping and schools! Set your appointment today!

16. 2025-11-06
    historical $95,000 1137-char remark

    Show marketing remark (1137 chars)

    This is a HUD property, case #351-437325 2nd fl unit in Summerhill This property is being sold in "AS IS" condition This Unit must be sold to a Low-income household, and this household must be income-qualified by the Housing Affordability Service (“HAS”), through the HAS certification process, prior to the signing of a contract of sale. This property is a deed restricted Affordable Housing unit. This property is not eligible for FHA, VA or USDA financing. Cash buyers are permitted. Must have at least 2 people living in this property, one person occupying each bedroom, per Affordable housing regulations. 2025 Maximum income limits for a low-income unit in Burlington County: 2-person household - $47,800.00 3-person household - $53,750.00 4-person household - $59,700.00 Features spacious living area, sliders leading to a nice balcony, kitchen with oak type cabinets, electric cooking, and tiled floor. You will also find two good sized bedrooms, a full bath with soak tub, and a laundry area! Situated in a nicely landscaped community, close to roadways, shopping and schools! Set your appointment today!

17. 2025-11-06
    historical 1137-char remark

    Show marketing remark (1137 chars)

    This is a HUD property, case #351-437325 2nd fl unit in Summerhill This property is being sold in "AS IS" condition This Unit must be sold to a Low-income household, and this household must be income-qualified by the Housing Affordability Service (“HAS”), through the HAS certification process, prior to the signing of a contract of sale. This property is a deed restricted Affordable Housing unit. This property is not eligible for FHA, VA or USDA financing. Cash buyers are permitted. Must have at least 2 people living in this property, one person occupying each bedroom, per Affordable housing regulations. 2025 Maximum income limits for a low-income unit in Burlington County: 2-person household - $47,800.00 3-person household - $53,750.00 4-person household - $59,700.00 Features spacious living area, sliders leading to a nice balcony, kitchen with oak type cabinets, electric cooking, and tiled floor. You will also find two good sized bedrooms, a full bath with soak tub, and a laundry area! Situated in a nicely landscaped community, close to roadways, shopping and schools! Set your appointment today!

18. 2018-09-21
    historical
19. 2018-09-01
    price $62,000
20. 2018-07-12
    price $67,000
21. 2017-01-20
    listed $68,000 Active
22. 2016-11-01
    historical
23. 2016-07-04
    listed $75,100
24. 2016-06-17
    historical
25. 2015-09-17
    listed $75,122
26. 2003-03-27
    soldstatus $58,708
27. 2003-02-28
    soldstatus $58,708
28. 2003-02-09
    historical
29. 2002-12-19
    listed $58,708
30. 1994-06-28
    soldstatus $42,231

ⓘ 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: $2,555 · $213/mo
• Projected year-2 tax: $2,555 · $213/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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% 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: $22,840
• − Mortgage interest: −$5,321
• − Property taxes: −$2,555
• − Insurance: −$475
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − HOA: −$4,920
• − Depreciation: −$2,764
• Taxable income: $3,151
• Est. tax owed @ 24.0%: −$756
• After-tax cash flow: $3,359/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: Delran Township School District
• NCES district ID: 3403780
• Math proficiency: 22% ▼ -16.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $83,417
• Composite: 33.85/100
• National rank: #5354
• State rank: #251 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): 30,615
• Household income: $94,407
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 1103.0

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 (70%)
• Race & ethnicity: White 70% Black 10% Hispanic / Latino 9% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 8% Estonian 3% Russian 2%
• Foreign-born: 13% · Canada, China
• Languages at home: 82% English-only · Other Indo-European 8% Spanish 6% Other Asian/Pacific 2%

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: ▼ -396.76%
• Current HPI: 281.8091
• 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

+125.0% since first listed

16 events — show timeline

• 2025-11-19 Relisted — BRIGHT MLS
• 2025-11-06 Coming Soon $95,000 BRIGHT MLS
• 2025-11-06 Listing Removed — BRIGHT MLS
• 2018-09-21 Listing Removed — BRIGHT MLS
• 2018-09-01 Price Changed $62,000 BRIGHT MLS
• 2018-07-12 Price Changed $67,000 BRIGHT MLS
• 2017-01-20 Listed $68,000 BRIGHT MLS
• 2016-11-01 Listing Removed — BRIGHT MLS
• 2016-07-04 Listed $75,100 BRIGHT MLS
• 2016-06-17 Listing Removed — BRIGHT MLS
• 2015-09-17 Listed $75,122 BRIGHT MLS
• 2003-03-27 Sold (Public Records) $58,708 Public Records
• 2003-02-28 Sold (MLS) $58,708 BRIGHT MLS
• 2003-02-09 Listing Removed — BRIGHT MLS
• 2002-12-19 Listed $58,708 BRIGHT MLS
• 1994-06-28 Sold (Public Records) $42,231 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,555 · +0.7% YoY. Source: county tax records.