219 Allens Ln · Harrison, NJ 08062

$314,900

3 bd · 2.5 ba · 2,068 sqft · Condo public records · 54 Days on market

Built 1991 $278/mo HOA · 8% of rent

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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 +18.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• DSCR +5.7/10.0
• Schools +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great buy in Mullica Hill! Well-maintained 3-story townhouse is located in desirable Walnut Glen neighborhood. This 3 bedroom, 2.5 bath unit has an additional finished loft/bonus room with skylights and 2 extra large closets; can be used for an office or possible a fourth bedroom. Master bedrooms has ceiling fan and private full bath. Laundry room is located upstairs and includes washer and new dryer. The living room and dining room have newer wood laminate flooring. A new sliding glass door leads out back to patio with a storage area. Close to shopping, post office, historic Mullica Hill and more. Short drive to Rt. 55, Rt. 322, Rt. 295 and NJ Turnpike. Short sale.

Key facts

• $278 HOA
• 2 parking spots
• Built 1991

Property features AI

Finance

• HOA & community: Monthly HOA fee; HOA covers front/side/rear lawn care, lawn maintenance, snow removal, common area maintenance, and exterior building maintenance

Exterior

• Parking: Two assigned parking spaces
• Utilities: Public water; Public sewer; Underground electric; Natural gas for heating and hot water; Cable TV
• Home design: Interior townhouse/rowhouse; Estimated year built; Good condition
• Construction: Stucco exterior; Pitched shingle roof; Other foundation
• Exterior features: Patio; Sidewalks; Street lights; Fully wood fenced yard

Interior

• Kitchen: Dishwasher; Electric oven/range; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms on the upper level; One half bathroom on the main level; Total: two full baths and one half bath
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Dining area; Eat-in kitchen; Primary/master bath; Modular walls
• Laundry & utility: Washer and dryer located on the upper floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $315k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $305k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#71 in NJ, #1,725 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, amenities A; Watch: cost of living F.
• Harrison Township School District (suburban): math 44% / reading 55% proficiency, ranked #99 of 472 in NJ (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 148 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

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.
• Gloucester 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 54 days — a 3% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 53% 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 $305,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 7.5

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-33,081
• Equity at exit: $46,953

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-5,021
• Equity at exit: $27,227

Cash invested: $88,172 (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 08062

• Home prices YoY: -18.7%
• Active inventory: 148
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$426 /mo · $5,118/yr
• Insurance: −$131
• HOA: −$278
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $278

Break-even live

Break-even rent $3,148

Max offer price $314,900

Occupancy floor 87%

Sensitivity live

Price	-10% $456	-5% $367	+0% $278	+5% $189	+10% $100
Rent	-10% $1	-5% $140	+0% $278	+5% $416	+10% $554
Rate	-1.0pp $437	-0.5pp $358	base $278	+0.5pp $196	+1.0pp $113

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Fostertown Ln Mullica Hill, NJ	3.0	1.5	1636	$3,500	$2.14	19d	1	1.45mi

HOA detail condo

• Monthly dues: $278 · $3,336/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-04-29
   status Pending
2. 2026-04-27
   historical Active Under Contract
3. 2026-03-05
   listed $314,900 Active
4. 2026-03-02
   historical $314,900
5. 2025-03-31
   soldstatus $300,000
6. 2009-11-20
   soldstatus $165,000
7. 2009-11-09
   soldstatus $165,000 674-char remark

   Show marketing remark (674 chars)

   Great buy in Mullica Hill! Well-maintained 3-story townhouse is located in desirable Walnut Glen neighborhood. This 3 bedroom, 2.5 bath unit has an additional finished loft/bonus room with skylights and 2 extra large closets; can be used for an office or possible a fourth bedroom. Master bedrooms has ceiling fan and private full bath. Laundry room is located upstairs and includes washer and new dryer. The living room and dining room have newer wood laminate flooring. A new sliding glass door leads out back to patio with a storage area. Close to shopping, post office, historic Mullica Hill and more. Short drive to Rt. 55, Rt. 322, Rt. 295 and NJ Turnpike. Short sale.

8. 2009-11-09
   soldstatus $165,000 674-char remark

   Show marketing remark (674 chars)

   Great buy in Mullica Hill! Well-maintained 3-story townhouse is located in desirable Walnut Glen neighborhood. This 3 bedroom, 2.5 bath unit has an additional finished loft/bonus room with skylights and 2 extra large closets; can be used for an office or possible a fourth bedroom. Master bedrooms has ceiling fan and private full bath. Laundry room is located upstairs and includes washer and new dryer. The living room and dining room have newer wood laminate flooring. A new sliding glass door leads out back to patio with a storage area. Close to shopping, post office, historic Mullica Hill and more. Short drive to Rt. 55, Rt. 322, Rt. 295 and NJ Turnpike. Short sale.

9. 2009-08-13
   historical 674-char remark

   Show marketing remark (674 chars)

   Great buy in Mullica Hill! Well-maintained 3-story townhouse is located in desirable Walnut Glen neighborhood. This 3 bedroom, 2.5 bath unit has an additional finished loft/bonus room with skylights and 2 extra large closets; can be used for an office or possible a fourth bedroom. Master bedrooms has ceiling fan and private full bath. Laundry room is located upstairs and includes washer and new dryer. The living room and dining room have newer wood laminate flooring. A new sliding glass door leads out back to patio with a storage area. Close to shopping, post office, historic Mullica Hill and more. Short drive to Rt. 55, Rt. 322, Rt. 295 and NJ Turnpike. Short sale.

10. 2009-03-13
    listed $159,000 674-char remark

    Show marketing remark (674 chars)

    Great buy in Mullica Hill! Well-maintained 3-story townhouse is located in desirable Walnut Glen neighborhood. This 3 bedroom, 2.5 bath unit has an additional finished loft/bonus room with skylights and 2 extra large closets; can be used for an office or possible a fourth bedroom. Master bedrooms has ceiling fan and private full bath. Laundry room is located upstairs and includes washer and new dryer. The living room and dining room have newer wood laminate flooring. A new sliding glass door leads out back to patio with a storage area. Close to shopping, post office, historic Mullica Hill and more. Short drive to Rt. 55, Rt. 322, Rt. 295 and NJ Turnpike. Short sale.

11. 2009-03-13
    listed $159,000 674-char remark

    Show marketing remark (674 chars)

    Great buy in Mullica Hill! Well-maintained 3-story townhouse is located in desirable Walnut Glen neighborhood. This 3 bedroom, 2.5 bath unit has an additional finished loft/bonus room with skylights and 2 extra large closets; can be used for an office or possible a fourth bedroom. Master bedrooms has ceiling fan and private full bath. Laundry room is located upstairs and includes washer and new dryer. The living room and dining room have newer wood laminate flooring. A new sliding glass door leads out back to patio with a storage area. Close to shopping, post office, historic Mullica Hill and more. Short drive to Rt. 55, Rt. 322, Rt. 295 and NJ Turnpike. Short sale.

12. 2003-07-11
    soldstatus $154,000
13. 2003-06-30
    soldstatus $154,000
14. 2003-05-08
    historical
15. 2003-02-24
    listed $154,000
16. 1994-01-27
    soldstatus $91,635

ⓘ 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: $5,118 · $426/mo
• Projected year-2 tax: $6,479 · $540/mo
• Expected delta: +$1,362/yr (+$113/mo · 26.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$17,639
• − Property taxes: −$5,118
• − Insurance: −$1,574
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − HOA: −$3,336
• − Depreciation: −$9,161
• Taxable loss: −$1,548
• Est. tax savings @ 24.0%: +$372
• After-tax cash flow: $3,707/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: Harrison Township School District
• NCES district ID: 3406900
• Math proficiency: 44% ▼ -21.00%
• Reading proficiency: 55% ▼ -18.00%
• Median HH income: $119,751
• Composite: 49.0/100
• National rank: #2067
• State rank: #99 of 472 in NJ

Livability — Harrison

• Score: 80/100
• State rank: #71
• US rank: #1725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mullica Hill, NJ
• City population: 22,866
• Population (ZIP): 17,969

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 4% Asian 4% Two or more races 4% Black 4%
• Common ancestry: Romanian 7% Lithuanian 2% Subsaharan African 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.12%
• Current HPI: 300.2469
• 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

+243.6% since first listed

16 events — show timeline

• 2026-04-29 Pending — BRIGHT MLS
• 2026-04-27 Contingent — BRIGHT MLS
• 2026-03-05 Listed $314,900 BRIGHT MLS
• 2026-03-02 Coming Soon $314,900 BRIGHT MLS
• 2025-03-31 Sold (Public Records) $300,000 Public Records
• 2009-11-20 Sold (Public Records) $165,000 Public Records
• 2009-11-09 Sold (MLS) $165,000 BRIGHT MLS
• 2009-11-09 Sold (MLS) $165,000 TREND
• 2009-08-13 Listing Removed — BRIGHT MLS
• 2009-03-13 Listed $159,000 BRIGHT MLS
• 2009-03-13 Listed $159,000 TREND
• 2003-07-11 Sold (Public Records) $154,000 Public Records
• 2003-06-30 Sold (MLS) $154,000 BRIGHT MLS
• 2003-05-08 Listing Removed — BRIGHT MLS
• 2003-02-24 Listed $154,000 BRIGHT MLS
• 1994-01-27 Sold (Public Records) $91,635 Public Records

Property tax history

+2.2%/yr

Latest (2025): $5,118 · +1.7% YoY. Source: county tax records.