83 Holly Ct · Tabernacle, NJ 08088

$172,000

2 bd · 2.0 ba · 924 sqft · SingleFamily · 135 Days on market

Built 2025 Good condition ↓ 3% 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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity for a newer home without the new home price! This 2025 Champion manufactured home in Allenwood Estates gives you all the benefits and features of a new home without having to pay the high price. Step inside this 2 bedroom, 2 bath home and you will appreciate the open floor plan, and expansive spaces. The large living room has plenty of space for large furniture and all your friends and family. The spacious kitchen makes meal prep a joy and the free flow of the floor plan makes it all easy. There is lots of counter space and plenty of cabinets in the upgraded kitchen and stainless-steel shines brightly with the appliances and farm style sink. There is a large main bedroom with attached full bath at one end of the home to provide a great place to relax in peace and quiet. At the other end of the home is the second bedroom with another full bathroom just outside the door. The home will amaze you with its energy efficiency keeping you warm during the coldest nights and cool on the hottest days. There is so much to love here and the fact that you do not pay for property taxes, water bills or sewer bills is the icing on the cake. All this in Tabernacle's premier community of Allenwood Estates. Close to major highways, great shopping and recreation areas. This home has them all.

Key facts

• Farm style sink
• Open floor plan
• Upgraded kitchen

Tags

• OPEN FLOOR PLAN
• EXPANSIVE SPACES
• UPGRADED KITCHEN
• STAINLESS STEEL APPLIANCES
• FARM STYLE SINK
• ENERGY EFFICIENCY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $172k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $151k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Tabernacle Township School District (rural): math 19% / reading 44% proficiency, ranked #278 of 472 in NJ (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 156 active listings in the ZIP; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($151k) is reasonable based on typical stale-listing flexibility.

Recommended offer $151,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.23% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $92,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Magnolia Ln	0.06mi	2/1.0	900 (-3%)	6mo	$80,000	$89	84
76 Holly Ct	0.00mi	2/2.0	950 (+3%)	16mo	$85,000	$89	82
62 Dogwood East	0.09mi	2/1.0	870 (-6%)	18mo	$120,100	$138	68
77 Holly Ct	0.08mi	1/1.0 (-1)	790 (-14%)	12mo	$79,000	$100	53

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,863
• Equity at exit: $25,646

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $42,157
• Equity at exit: $14,871

Cash invested: $48,160 (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 08088

• Active inventory: 156
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,115 medium
• Mortgage (P&I): −$902
• Tax est. 1.5%: −$215 /mo · $2,580/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $482

Break-even live

Break-even rent $1,505

Max offer price $172,000

Occupancy floor 72%

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $172,000 Active 135 DOM
2. 2026-06-17
   days on market $172,000 Active 134 DOM
3. 2026-06-16
   days on market $172,000 Active 133 DOM
4. 2026-06-15
   days on market $172,000 Active 132 DOM
5. 2026-06-13
   days on market $172,000 Active 130 DOM
6. 2026-06-12
   days on market $172,000 Active 129 DOM
7. 2026-06-09
   days on market $172,000 Active 126 DOM
8. 2026-06-08
   days on market $172,000 Active 125 DOM
9. 2026-06-07
   days on market $172,000 Active 124 DOM
10. 2026-06-05
    days on market $172,000 Active 122 DOM
11. 2026-06-04
    days on market $172,000 Active 121 DOM
12. 2026-06-03
    days on market $172,000 Active 120 DOM
13. 2026-06-02
    days on market $172,000 Active 119 DOM
14. 2026-06-01
    days on market $172,000 Active 118 DOM
15. 2026-05-31
    days on market $172,000 Active 117 DOM
16. 2026-05-13
    price $172,000 1311-char remark

    Show marketing remark (1311 chars)

    Rare opportunity for a newer home without the new home price! This 2025 Champion manufactured home in Allenwood Estates gives you all the benefits and features of a new home without having to pay the high price. Step inside this 2 bedroom, 2 bath home and you will appreciate the open floor plan, and expansive spaces. The large living room has plenty of space for large furniture and all your friends and family. The spacious kitchen makes meal prep a joy and the free flow of the floor plan makes it all easy. There is lots of counter space and plenty of cabinets in the upgraded kitchen and stainless-steel shines brightly with the appliances and farm style sink. There is a large main bedroom with attached full bath at one end of the home to provide a great place to relax in peace and quiet. At the other end of the home is the second bedroom with another full bathroom just outside the door. The home will amaze you with its energy efficiency keeping you warm during the coldest nights and cool on the hottest days. There is so much to love here and the fact that you do not pay for property taxes, water bills or sewer bills is the icing on the cake. All this in Tabernacle's premier community of Allenwood Estates. Close to major highways, great shopping and recreation areas. This home has them all.

17. 2026-02-03
    listed $178,000 Active 1311-char remark

    Show marketing remark (1311 chars)

    Rare opportunity for a newer home without the new home price! This 2025 Champion manufactured home in Allenwood Estates gives you all the benefits and features of a new home without having to pay the high price. Step inside this 2 bedroom, 2 bath home and you will appreciate the open floor plan, and expansive spaces. The large living room has plenty of space for large furniture and all your friends and family. The spacious kitchen makes meal prep a joy and the free flow of the floor plan makes it all easy. There is lots of counter space and plenty of cabinets in the upgraded kitchen and stainless-steel shines brightly with the appliances and farm style sink. There is a large main bedroom with attached full bath at one end of the home to provide a great place to relax in peace and quiet. At the other end of the home is the second bedroom with another full bathroom just outside the door. The home will amaze you with its energy efficiency keeping you warm during the coldest nights and cool on the hottest days. There is so much to love here and the fact that you do not pay for property taxes, water bills or sewer bills is the icing on the cake. All this in Tabernacle's premier community of Allenwood Estates. Close to major highways, great shopping and recreation areas. This home has them all.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,378
• − Mortgage interest: −$9,635
• − Property taxes: −$2,580
• − Insurance: −$860
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$5,004
• Taxable income: $3,239
• Est. tax owed @ 24.0%: −$777
• After-tax cash flow: $5,007/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

Good 80/100 Cosmetic rehab

This 2025 Champion manufactured home in Allenwood Estates is in good condition with a good condition score of 80. It offers a good opportunity for a newer home without the high price tag, with a good floor plan and modern features. The home is move-in ready and can be further enhanced with minor updates to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Replacing the carpet with hardwood or tile flooring — Hardwood or tile flooring can increase both resale and rental value.
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase both resale and rental value.
• Both Adding a deck or patio area — An outdoor living space can significantly increase both resale and rental value.
• Both Landscaping the front yard — A well-maintained front yard can enhance curb appeal and increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Replacing the carpet with hardwood or tile flooring — Hardwood or tile flooring can increase both resale and rental value. ↑
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase both resale and rental value. ↑
• Both Adding a deck or patio area — An outdoor living space can significantly increase both resale and rental value. ↑
• Both Landscaping the front yard — A well-maintained front yard can enhance curb appeal and increase both resale and rental value. ↑

ⓘ 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: Tabernacle Township School District
• NCES district ID: 3416020
• Math proficiency: 19% ▼ -20.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $96,192
• Composite: 31.76/100
• National rank: #5900
• State rank: #278 of 472 in NJ

Livability — Tabernacle

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

Census & demographics

• Population (ZIP): 24,153

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 4% Asian 2% Black 1%
• Common ancestry: Romanian 8% Slovak 2% Iranian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Chinese 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: ▼ -214.45%
• Current HPI: 302.9094
• 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

-3.4% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $172,000 BRIGHT MLS
• 2026-02-03 Listed $178,000 BRIGHT MLS