1806 Huntingdon · Pine Hill, NJ 08030

$185,000

2 bd · 2.0 ba · 882 sqft · Condo · 35 Days on market

Built 1988 Good condition $248/mo HOA · 13% of rent

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Why this score? — see what drove the D 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 +13.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity Knocks! Immaculate 2 Bedroom, 2 Full Bath END Unit in the highly sought Huntingdon Mews development. This floor floor unit features hardwood floors, Living Room w/ fireplace, eat In Kitchen w/ popular white cabinetry, and Primary Bedroom suite. The perfect townhome choice for you, the next Owner.

Key facts

• $248 HOA
• Built 1988
• Listed 35 days

Property features AI

Finance

• HOA & community: Monthly association fee (First Service Residential)

Exterior

• Parking: No garage spaces
• Utilities: Public sewer
• Home design: Condominium ownership
• Exterior features: Shingle roof; Property is attached (condominium)

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: 2 bedrooms (all on the first level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Fireplace (1)
• Laundry & utility: Laundry room on the first level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3 ($-42/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (0.3% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.7% in Pine Hill — 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 65/100 on livability (#385 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B, cost of living B; Watch: schools D-, amenities F, commute F.
• Gloucester Township Public Schools (suburban): math 14% / reading 41% proficiency, ranked #351 of 472 in NJ (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 92 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 36% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Camden County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 52% 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 $179,450 (3.0% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 6.27%
• Cash-on-cash: -0.08%
• DSCR: 1.00
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-30,018
• Equity at exit: $27,584

10-year hold

• IRR: -7.8%
• Equity multiple: 0.50×
• Total profit: $-25,687
• Equity at exit: $15,995

Cash invested: $51,800 (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 08030

• Home prices YoY: -27.9%
• Active inventory: 92
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$248
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-3

Break-even live

Break-even rent $1,932

Max offer price $184,497

Occupancy floor 95%

Sensitivity live

Price	-10% $124	-5% $60	+0% $-3	+5% $-67	+10% $-131
Rent	-10% $-156	-5% $-80	+0% $-3	+5% $73	+10% $149
Rate	-1.0pp $90	-0.5pp $44	base $-3	+0.5pp $-51	+1.0pp $-100

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 Huntingdon Mews Clementon, NJ	2.0	2.0	946	$1,750	$1.85	16d	1	0.18mi
1801 Broadacres Dr Clementon, NJ	2.0	1.0–2.0	910	$2,032	$2.23	2d	8	0.24mi
1990 Laurel Rd Apt AK313 Lindenwold, NJ	1.0–2.0	1.0	691	$1,450	$2.10	13d	3	0.48mi
225 La Cascata Clementon, NJ	1.0	1.0	616	$1,575	$2.56	2d	1	0.57mi
1900 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0	625	$1,650	$2.64	25d	1	0.63mi
1200 Little Gloucester Rd Clementon, NJ	1.0–2.0	1.0	875	$3,100	$3.54	2d	1	0.67mi
1800 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–2.0	885	$2,072	$2.34	2d	22	0.81mi
1341 Blackwood Clementon Rd Clementon, NJ	1.0–2.0	1.0	925	$2,564	$2.77	2d	26	0.82mi
51 Chiswick Dr Unit 1 Lindenwold, NJ	3.0	2.0	1110	$2,650	$2.39	2d	1	0.82mi
432 Highland Ests Clementon, NJ	1.0	1.0	827	$1,500	$1.81	13d	1	0.83mi
1600 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–1.5	900	$1,600	$1.78	25d	1	0.87mi
500 Chews Landing Rd Lindenwold, NJ	1.0–2.0	1.0	875	$1,750	$2.00	25d	1	0.93mi
828 Blackwood Clementon Rd Pine Hill, NJ	1.0–2.0	1.0	734	$1,575	$2.15	23d	1	0.94mi
2541 Erial Rd Blackwood, NJ	2.0	1.0	1000	$1,700	$1.70	2d	1	1.08mi
105 Blackwood Clementon Rd Lindenwold, NJ	1.0–2.0	1.0	800	$1,600	$2.00	17d	1	1.17mi
752 Davistown Rd Blackwood, NJ	1.0–2.0	1.0–2.0	950	$2,817	$2.96	2d	19	1.30mi
320 W Branch Ave Pine Hill, NJ	1.0–2.0	1.0	882	$1,700	$1.93	25d	1	1.40mi
116 Blackwood Clementon Rd Clementon, NJ	1.0	1.0	610	$1,225	$2.01	6d	3	1.44mi

HOA detail condo

• Monthly dues: $248 · $2,976/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-17
   status $185,000 Pending 35 DOM
2. 2026-06-17
   days on market $185,000 Active 35 DOM
3. 2026-06-16
   days on market $185,000 Active 34 DOM
4. 2026-06-15
   days on market $185,000 Active 33 DOM
5. 2026-06-13
   days on market $185,000 Active 31 DOM
6. 2026-06-13
   days on market $185,000 Active 30 DOM
7. 2026-06-09
   days on market $185,000 Active 27 DOM
8. 2026-06-08
   days on market $185,000 Active 26 DOM
9. 2026-06-07
   days on market $185,000 Active 25 DOM
10. 2026-06-04
    days on market $185,000 Active 22 DOM
11. 2026-06-03
    days on market $185,000 Active 21 DOM
12. 2026-06-02
    days on market $185,000 Active 20 DOM
13. 2026-06-01
    days on market $185,000 Active 19 DOM
14. 2026-05-31
    days on market $185,000 Active 18 DOM
15. 2026-05-13
    listed $185,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,134
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − HOA: −$2,976
• − Depreciation: −$5,382
• Taxable loss: −$2,988
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $675/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 · 25 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse in Huntingdon Mews is move-in ready with good condition and minimal repairs needed.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace ceiling fans — improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace ceiling fans — improves energy efficiency and aesthetics ↑

ⓘ 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: Gloucester Township Public Schools
• NCES district ID: 3406030
• Math proficiency: 14% ▼ -28.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $72,539
• Composite: 26.18/100
• National rank: #7269
• State rank: #351 of 472 in NJ

Livability — Pine Hill

• Score: 65/100
• State rank: #385
• US rank: #13124

Category grades

Amenities F Commute F Cost of living B Crime B Employment C Housing A+ Health & safety D- User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Camden County · 407,624 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 13,217
• Household income: $63,384
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 431.0

Population outlook (Camden County) Hauer SSP2

• Today (2025): 507,964 people
• By 2030: 502,182 · -1.1%
• By 2040: 485,602 · -4.4%
• By 2050: 465,630 · -8.3%
• By 2075: 419,986 · -17.3%
• By 2100: 369,492 · -27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Black 7% Asian 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10%
• Common ancestry: Romanian 4% Lithuanian 3% Hispanic 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 13% Other Indo-European 4% Arabic 1%

Political lean MEDSL · Camden

• 2024 margin: Strong D (+27.4) · D 63.0% · R 35.5% · Other 1.5%
• 2008→2024 swing: -8.8pp toward R · 2008: 36.2pp · 2024: 27.4pp
• All cycles: 2024: D+27.4 2020: D+33.5 2016: D+32.4 2012: D+36.6 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.59%
• Current HPI: 298.9139
• 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

1 event — show timeline

• 2026-05-13 Listed $185,000 MOMLS