21 Dogwood W · Tabernacle, NJ 08088

$119,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 51 Days on market

Built 2009 Est $89k · 33% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you want new without the "new" price check this out. Meticulously maintained and almost new at six years, this home offers so much. Park your cars under the huge 50x12 ft carport and enter through the laundry room or come in the front door to the huge 16x13 great room. The adjacent kitchen boasts walls of cabinets and counter space for even the most demanding gourmet. Natural wood and glass front cabinets will be sure to please. Natural gas cooking with exterior venting hood, large refrigerator and built in dishwasher provide all the conveniences. The large master bedroom has two closets for plenty of storage and the master bath provides even more with a linen closet. The huge walk in shower will surprise and delight. The large second bedroom is complete with bay window and its own adjacent full bath. Both bedrooms and the living room have remote controlled ceiling fans and the energy efficient windows keep the utilities to a minimum. Added features include an extra storage closet and exterior placement of the HVAC unit for extremely quiet and efficient use. Outside there is an extra driveway and parking for guests as well as a large storage shed that would make a great workshop. This great home provides peace and tranquility on one of the nicest locations in the acclaimed Allenwood Estates. Peaceful, park like, vacation life and NO PROPERTY TAXES! This may seem like a dream but it can be yours today!

Key facts

• 2 separate driveways
• Eat-in kitchen
• Spacious living room

Tags

• EAT-IN KITCHEN
• SPACIOUS LIVING ROOM
• AMPLE STORAGE CLOSETS
• 2 SEPARATE DRIVEWAYS
• SHED FOR OUTDOOR STORAGE

Property features AI

Finance

• HOA & community: Association fee covers common area maintenance; Land lease (approximately $725/month; ~1 year remaining)

Exterior

• Parking: Attached carport (3 spaces total)
• Utilities: Well (shared); On-site septic; 100 amp electric service; Natural gas for heating and hot water; Cable TV available
• Home design: Manufactured single-wide home; Senior community (55+)
• Construction: Vinyl siding; Pitched shingle roof; Pilings foundation; Bay/Bow and energy-efficient windows
• Exterior features: Level lot with front, rear and side yards; Trees/wooded; Above-grade other structures: shed

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms on the main level
• Flooring: Fully carpeted; Vinyl flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Master bath(s); Ceiling fan(s); Eat-in kitchen; Cathedral and high ceilings
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $115k (3.0% 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.
• Zoned schools: Tabernacle Elementary School (374 students, 8% FRL) — zoned schools at 8% FRL track the district average.
• 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 $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $75k; list at $119k implies a 59% gain — meaningful room to come down on a strong offer.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.85% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.90%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $89,180
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Cherry Ln	0.04mi	2/1.5	1,100 (+12%)	24mo	$100,000	$91	56

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: 28.1%
• Equity multiple: 2.17×
• Total profit: $38,930
• Equity at exit: $17,743

10-year hold

• IRR: 35.5%
• Equity multiple: 4.27×
• Total profit: $108,951
• Equity at exit: $10,289

Cash invested: $33,320 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,197 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $913

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 53%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $119,000 Active 51 DOM
2. 2026-06-17
   days on market $119,000 Active 50 DOM
3. 2026-06-16
   days on market $119,000 Active 49 DOM
4. 2026-06-15
   days on market $119,000 Active 48 DOM
5. 2026-06-13
   days on market $119,000 Active 46 DOM
6. 2026-06-12
   days on market $119,000 Active 45 DOM
7. 2026-06-09
   days on market $119,000 Active 42 DOM
8. 2026-06-08
   days on market $119,000 Active 41 DOM
9. 2026-06-07
   days on market $119,000 Active 40 DOM
10. 2026-06-05
    days on market $119,000 Active 38 DOM
11. 2026-06-04
    days on market $119,000 Active 37 DOM
12. 2026-06-03
    days on market $119,000 Active 36 DOM
13. 2026-06-02
    days on market $119,000 Active 35 DOM
14. 2026-06-01
    days on market $119,000 Active 34 DOM
15. 2026-05-31
    days on market $119,000 Active 33 DOM
16. 2026-04-28
    listed $119,000 Active 402-char remark
17. 2016-02-12
    soldstatus $75,000 1437-char remark

    Show marketing remark (1440 chars)

    If you want new without the "new" price check this out. Meticulously maintained and almost new at six years, this home offers so much. Park your cars under the huge 50x12 ft carport and enter through the laundry room or come in the front door to the huge 16x13 great room. The adjacent kitchen boasts walls of cabinets and counter space for even the most demanding gourmet. Natural wood and glass front cabinets will be sure to please. Natural gas cooking with exterior venting hood, large refrigerator and built in dishwasher provide all the conveniences. The large master bedroom has two closets for plenty of storage and the master bath provides even more with a linen closet. The huge walk in shower will surprise and delight. The large second bedroom is complete with bay window and its own adjacent full bath. Both bedrooms and the living room have remote controlled ceiling fans and the energy efficient windows keep the utilities to a minimum. Added features include an extra storage closet and exterior placement of the HVAC unit for extremely quiet and efficient use. Outside there is an extra driveway and parking for guests as well as a large storage shed that would make a great workshop. This great home provides peace and tranquility on one of the nicest locations in the acclaimed Allenwood Estates. Peaceful, park like, vacation life and NO PROPERTY TAXES! This may seem like a dream but it can be yours today!

18. 2016-02-12
    soldstatus $75,000 Sold

    Show marketing remark (1440 chars)

    If you want new without the "new" price check this out. Meticulously maintained and almost new at six years, this home offers so much. Park your cars under the huge 50x12 ft carport and enter through the laundry room or come in the front door to the huge 16x13 great room. The adjacent kitchen boasts walls of cabinets and counter space for even the most demanding gourmet. Natural wood and glass front cabinets will be sure to please. Natural gas cooking with exterior venting hood, large refrigerator and built in dishwasher provide all the conveniences. The large master bedroom has two closets for plenty of storage and the master bath provides even more with a linen closet. The huge walk in shower will surprise and delight. The large second bedroom is complete with bay window and its own adjacent full bath. Both bedrooms and the living room have remote controlled ceiling fans and the energy efficient windows keep the utilities to a minimum. Added features include an extra storage closet and exterior placement of the HVAC unit for extremely quiet and efficient use. Outside there is an extra driveway and parking for guests as well as a large storage shed that would make a great workshop. This great home provides peace and tranquility on one of the nicest locations in the acclaimed Allenwood Estates. Peaceful, park like, vacation life and NO PROPERTY TAXES! This may seem like a dream but it can be yours today!

19. 2015-12-17
    historical 1437-char remark

    Show marketing remark (1437 chars)

    If you want new without the "new" price check this out. Meticulously maintained and almost new at six years, this home offers so much. Park your cars under the huge 50x12 ft carport and enter through the laundry room or come in the front door to the huge 16x13 great room. The adjacent kitchen boasts walls of cabinets and counter space for even the most demanding gourmet. Natural wood and glass front cabinets will be sure to please. Natural gas cooking with exterior venting hood, large refrigerator and built in dishwasher provide all the conveniences. The large master bedroom has two closets for plenty of storage and the master bath provides even more with a linen closet. The huge walk in shower will surprise and delight. The large second bedroom is complete with bay window and its own adjacent full bath. Both bedrooms and the living room have remote controlled ceiling fans and the energy efficient windows keep the utilities to a minimum. Added features include an extra storage closet and exterior placement of the HVAC unit for extremely quiet and efficient use. Outside there is an extra driveway and parking for guests as well as a large storage shed that would make a great workshop. This great home provides peace and tranquility on one of the nicest locations in the acclaimed Allenwood Estates. Peaceful, park like, vacation life and NO PROPERTY TAXES! This may seem like a dream but it can be yours today!

20. 2015-10-17
    status Active

    Show marketing remark (1440 chars)

    If you want new without the "new" price check this out. Meticulously maintained and almost new at six years, this home offers so much. Park your cars under the huge 50x12 ft carport and enter through the laundry room or come in the front door to the huge 16x13 great room. The adjacent kitchen boasts walls of cabinets and counter space for even the most demanding gourmet. Natural wood and glass front cabinets will be sure to please. Natural gas cooking with exterior venting hood, large refrigerator and built in dishwasher provide all the conveniences. The large master bedroom has two closets for plenty of storage and the master bath provides even more with a linen closet. The huge walk in shower will surprise and delight. The large second bedroom is complete with bay window and its own adjacent full bath. Both bedrooms and the living room have remote controlled ceiling fans and the energy efficient windows keep the utilities to a minimum. Added features include an extra storage closet and exterior placement of the HVAC unit for extremely quiet and efficient use. Outside there is an extra driveway and parking for guests as well as a large storage shed that would make a great workshop. This great home provides peace and tranquility on one of the nicest locations in the acclaimed Allenwood Estates. Peaceful, park like, vacation life and NO PROPERTY TAXES! This may seem like a dream but it can be yours today!

21. 2015-08-07
    status Under Contract

    Show marketing remark (1440 chars)

    If you want new without the "new" price check this out. Meticulously maintained and almost new at six years, this home offers so much. Park your cars under the huge 50x12 ft carport and enter through the laundry room or come in the front door to the huge 16x13 great room. The adjacent kitchen boasts walls of cabinets and counter space for even the most demanding gourmet. Natural wood and glass front cabinets will be sure to please. Natural gas cooking with exterior venting hood, large refrigerator and built in dishwasher provide all the conveniences. The large master bedroom has two closets for plenty of storage and the master bath provides even more with a linen closet. The huge walk in shower will surprise and delight. The large second bedroom is complete with bay window and its own adjacent full bath. Both bedrooms and the living room have remote controlled ceiling fans and the energy efficient windows keep the utilities to a minimum. Added features include an extra storage closet and exterior placement of the HVAC unit for extremely quiet and efficient use. Outside there is an extra driveway and parking for guests as well as a large storage shed that would make a great workshop. This great home provides peace and tranquility on one of the nicest locations in the acclaimed Allenwood Estates. Peaceful, park like, vacation life and NO PROPERTY TAXES! This may seem like a dream but it can be yours today!

22. 2015-06-07
    listed $75,000 Active

    Show marketing remark (1437 chars)

    If you want new without the "new" price check this out. Meticulously maintained and almost new at six years, this home offers so much. Park your cars under the huge 50x12 ft carport and enter through the laundry room or come in the front door to the huge 16x13 great room. The adjacent kitchen boasts walls of cabinets and counter space for even the most demanding gourmet. Natural wood and glass front cabinets will be sure to please. Natural gas cooking with exterior venting hood, large refrigerator and built in dishwasher provide all the conveniences. The large master bedroom has two closets for plenty of storage and the master bath provides even more with a linen closet. The huge walk in shower will surprise and delight. The large second bedroom is complete with bay window and its own adjacent full bath. Both bedrooms and the living room have remote controlled ceiling fans and the energy efficient windows keep the utilities to a minimum. Added features include an extra storage closet and exterior placement of the HVAC unit for extremely quiet and efficient use. Outside there is an extra driveway and parking for guests as well as a large storage shed that would make a great workshop. This great home provides peace and tranquility on one of the nicest locations in the acclaimed Allenwood Estates. Peaceful, park like, vacation life and NO PROPERTY TAXES! This may seem like a dream but it can be yours today!

23. 2015-06-07
    listed $75,000 1437-char remark

    Show marketing remark (1437 chars)

    If you want new without the "new" price check this out. Meticulously maintained and almost new at six years, this home offers so much. Park your cars under the huge 50x12 ft carport and enter through the laundry room or come in the front door to the huge 16x13 great room. The adjacent kitchen boasts walls of cabinets and counter space for even the most demanding gourmet. Natural wood and glass front cabinets will be sure to please. Natural gas cooking with exterior venting hood, large refrigerator and built in dishwasher provide all the conveniences. The large master bedroom has two closets for plenty of storage and the master bath provides even more with a linen closet. The huge walk in shower will surprise and delight. The large second bedroom is complete with bay window and its own adjacent full bath. Both bedrooms and the living room have remote controlled ceiling fans and the energy efficient windows keep the utilities to a minimum. Added features include an extra storage closet and exterior placement of the HVAC unit for extremely quiet and efficient use. Outside there is an extra driveway and parking for guests as well as a large storage shed that would make a great workshop. This great home provides peace and tranquility on one of the nicest locations in the acclaimed Allenwood Estates. Peaceful, park like, vacation life and NO PROPERTY TAXES! This may seem like a dream but it can be yours today!

ⓘ 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: $26,368
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$3,462
• Taxable income: $9,641
• Est. tax owed @ 24.0%: −$2,314
• After-tax cash flow: $8,648/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: 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

+58.7% since first listed

8 events — show timeline

• 2026-04-28 Listed $119,000 BRIGHT MLS
• 2016-02-12 Sold (MLS) $75,000 TREND
• 2016-02-12 Sold (MLS) $75,000 BRIGHT MLS
• 2015-12-17 Listing Removed — BRIGHT MLS
• 2015-10-17 Relisted — TREND
• 2015-08-07 Pending — TREND
• 2015-06-07 Listed $75,000 TREND
• 2015-06-07 Listed $75,000 BRIGHT MLS