135 Huntington Dr · Leisuretowne, NJ 08088

$185,000

2 bd · 1.0 ba · 1,012 sqft · Townhouse public records · 15 Days on market

Built 1976 7,035 sqft lot Est $210k · 12% under $90/mo HOA · 5% 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 +21.3/30.0
• ARV discount +13.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.7/10.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Neutral & clean. 2BR, 1BA. End unit townhome in Leisuretowne. Nice carpeting, large closets and new windows. Screened in front porch w/ storage shed. Great price, come see it today. Being sold "AS IS".

Key facts

• $90 HOA
• Parking
• Community pool

Property features AI

Finance

• HOA & community: Monthly HOA fee of $90; HOA covers snow removal, trash, and management; Community outdoor pool

Exterior

• Parking: Driveway parking (1 space); One total garage/parking space
• Utilities: Public water; Public sewer; Electric service
• Home design: Semi-detached; Pitched roof; Single-story entry (main living on one level); Located in a 55+ senior community
• Construction: Aluminum siding; Slab foundation; Estimated year built
• Exterior features: Corner lot; Sidewalks; Street lights; Porch(es); Community pool

Interior

• Kitchen: Kitchen
• Bedrooms: Two bedrooms on the main level; Master bedroom
• Bathrooms: One full bathroom (on the main level)
• Heating & cooling: Baseboard electric heat; Central air conditioning; Electric hot water
• Interior features: Estimated living area; Attic
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.2% in Leisuretowne — 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 57/100 on livability (#516 in NJ) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+, cost of living A-; Watch: schools F, amenities F, commute F.
• Lenape Regional High School District (suburban): math 34% / reading 60% proficiency, ranked #136 of 472 in NJ (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 156 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $6k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask is 61% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $115k; list at $185k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.07% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $210,496
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Kingston Way	0.19mi	2/1.0	1,012 (0%)	7mo	$180,000	$178	85
148 Huntington Dr	0.06mi	2/1.0	1,012 (0%)	15mo	$238,450	$236	84
6 Gramercy Pl	0.17mi	2/1.0	1,012 (0%)	12mo	$210,000	$208	82
14 Kingston Way	0.34mi	2/1.0	1,012 (0%)	3mo	$204,000	$202	82

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-12,779
• Equity at exit: $27,584

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $11,119
• 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 08088

• Active inventory: 156
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,972 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$151 /mo · $1,817/yr
• Insurance: −$77
• HOA: −$90
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $269

Break-even live

Break-even rent $1,631

Max offer price $185,000

Occupancy floor 81%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Narberth Pl Southampton, NJ	2.0	1.0	984	$2,100	$2.13	1d	1	0.12mi
62 Kingston Way Southampton, NJ	1.0	1.0	782	$1,500	$1.92	1d	1	0.18mi
42 Chatham Pl Southampton, NJ	2.0	2.0	1360	$2,500	$1.84	2d	1	0.40mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 13 events

1. 2026-06-18
   days on market $185,000 Active 15 DOM
2. 2026-06-17
   days on market $185,000 Active 14 DOM
3. 2026-06-16
   days on market $185,000 Active 13 DOM
4. 2026-06-15
   days on market $185,000 Active 12 DOM
5. 2026-06-13
   days on market $185,000 Active 10 DOM
6. 2026-06-13
   pricedays on market $185,000 Active 9 DOM
7. 2026-06-09
   days on market $190,000 Active 6 DOM
8. 2026-06-08
   days on market $190,000 Active 5 DOM
9. 2026-06-07
   days on market $190,000 Active 4 DOM
10. 2026-06-04
    statusdays on market $190,000 Active 1 DOM
11. 2026-06-03
    days on market $190,000 Coming Soon 2 DOM
12. 2026-06-02
    remarks 398-char remark
13. 2026-06-02
    listed $190,000 Coming Soon 1 DOM

ⓘ 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: $1,817 · $151/mo
• Projected year-2 tax: $3,212 · $268/mo
• Expected delta: +$1,395/yr (+$116/mo · 76.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,668
• − Mortgage interest: −$10,363
• − Property taxes: −$1,817
• − Insurance: −$925
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − HOA: −$1,080
• − Depreciation: −$5,382
• Taxable income: $314
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $3,158/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: Lenape Regional High School District
• NCES district ID: 3408490
• Math proficiency: 34% ▼ -2.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $98,739
• Composite: 44.86/100
• National rank: #2724
• State rank: #136 of 472 in NJ

Livability — Leisuretowne

• Score: 57/100
• State rank: #516
• US rank: #21971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leisuretowne, NJ
• 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

+261.9% since first listed

11 events — show timeline

• 2026-06-02 Coming Soon $190,000 BRIGHT MLS
• 2007-08-31 Sold (Public Records) $115,000 Public Records
• 2007-08-17 Sold (MLS) $115,000 BRIGHT MLS
• 2007-06-22 Listing Removed — BRIGHT MLS
• 2007-05-31 Listed $115,000 BRIGHT MLS
• 2000-08-09 Sold (Public Records) $55,500 Public Records
• 2000-06-30 Sold (MLS) $55,500 BRIGHT MLS
• 2000-05-19 Listing Removed — BRIGHT MLS
• 2000-05-19 Listed $55,500 BRIGHT MLS
• 1998-05-06 Sold (Public Records) $46,000 Public Records
• 1991-07-02 Sold (Public Records) $52,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,817 · +1.6% YoY. Source: county tax records.