5 Locust Ct · Sicklerville, NJ 08081

$199,900

2 bd · 1.0 ba · 968 sqft · Townhouse public records · 27 Days on market

Built 1975 Est $200k · at est. $110/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 +21.2/30.0
• ARV discount +7.6/15.0
• DSCR +6.8/10.0
• 1% rule +5.5/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Home Shows Real Well, F/P In Lr, Good Closet Space Fenced Yard, Upgraded Exterior, Upgraded Windows, Alarm System, Maintenance Free Exterior, Upgraded Roof, Flat Top Stove, All Offered At A Great Price. Don't Wait!!!!! Bring An Offer, Owner Is Ready To Move,

Key facts

• Two story townhouse
• Living room
• Eat in kitchen

Tags

• TWO STORY TOWNHOUSE
• LIVING ROOM
• FIREPLACE
• EAT IN KITCHEN
• LAMINATE STYLE FLOORING
• PRIVATE FENCED OUTDOOR AREA

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; Ground rent paid annually
• HOA & community: Monthly HOA fee of $110; HOA covers common area maintenance and trash; Community amenities include basketball courts and common grounds

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water; Public sewer; Natural gas available; Electric available; Hot water (natural gas)
• Home design: Condominium; End of row/townhouse; Estimated year built
• Construction: Vinyl siding; Architectural shingle roof; Crawl space foundation
• Exterior features: Sidewalks; Above-grade other structures

Interior

• Kitchen: Dishwasher; Microwave; Electric oven/range; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Flooring: Laminate plank
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas cooling fuel)
• Interior features: Tub with shower; Ceiling fans; Eat-in kitchen; Estimated living area
• Laundry & utility: Washer and dryer in unit; Gas dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.7% in Sicklerville — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Winslow Township School District (suburban): math 11% / reading 36% proficiency, ranked #387 of 472 in NJ (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.4%/yr); 329 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 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.
• 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 27 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $72k; list at $200k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $196,901 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — 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. 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: 1.05% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $200,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Longbow Ct	0.05mi	2/1.0	968 (0%)	3mo	$185,000	$191	95
15 Lawrence Ct	0.06mi	2/1.0	968 (0%)	3mo	$189,900	$196	94
7 Lyric Ct	0.14mi	2/1.0	968 (0%)	1mo	$200,000	$207	93
3 Linden Ct	0.14mi	2/1.0	968 (0%)	3mo	$200,000	$207	91
9 Linden Ct	0.13mi	2/1.0	968 (0%)	4mo	$170,000	$176	90
7 Lennox Ct	0.14mi	2/1.0	968 (0%)	6mo	$212,000	$219	88
23 Lennox Ct	0.15mi	2/1.0	968 (0%)	6mo	$199,500	$206	88
24 Lennox Ct	0.15mi	2/1.0	968 (0%)	6mo	$194,000	$200	88
21 Locust Ct	0.02mi	3/1.0 (+1)	1,034 (+7%)	2mo	$220,000	$213	81
9 Lawrence Ct	0.09mi	3/1.0 (+1)	1,034 (+7%)	0mo	$234,900	$227	79
18 Langdon Ct	0.11mi	3/1.0 (+1)	1,034 (+7%)	3mo	$225,000	$218	76
13 Lamont Ct	0.07mi	3/1.5 (+1)	1,034 (+7%)	4mo	$229,999	$222	76

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-13,069
• Equity at exit: $29,806

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $16,070
• Equity at exit: $17,284

Cash invested: $55,972 (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 08081

• Rents YoY: 3.4%
• Active inventory: 329
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,108 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$135 /mo · $1,615/yr
• Insurance: −$83
• HOA: −$110
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $289

Break-even live

Break-even rent $1,742

Max offer price $199,900

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Lawrence Ct Sicklerville, NJ	2.0	1.0	968	$1,850	$1.91	1d	1	0.13mi

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 22 events

1. 2026-06-18
   days on market $199,900 Active 27 DOM
2. 2026-06-17
   days on market $199,900 Active 26 DOM
3. 2026-06-16
   days on market $199,900 Active 25 DOM
4. 2026-06-15
   days on market $199,900 Active 24 DOM
5. 2026-06-13
   days on market $199,900 Active 22 DOM
6. 2026-06-09
   days on market $199,900 Active 18 DOM
7. 2026-06-08
   days on market $199,900 Active 17 DOM
8. 2026-06-07
   days on market $199,900 Active 16 DOM
9. 2026-06-04
   days on market $199,900 Active 13 DOM
10. 2026-06-03
    days on market $199,900 Active 12 DOM
11. 2026-06-02
    days on market $199,900 Active 11 DOM
12. 2026-06-01
    days on market $199,900 Active 10 DOM
13. 2026-05-31
    days on market $199,900 Active 9 DOM
14. 2026-05-22
    listed $199,900 Active
15. 2009-11-20
    soldstatus $72,000
16. 2005-02-01
    soldstatus $54,900
17. 2004-12-15
    soldstatus $54,900 265-char remark

    Show marketing remark (265 chars)

    This Home Shows Real Well, F/P In Lr, Good Closet Space Fenced Yard, Upgraded Exterior, Upgraded Windows, Alarm System, Maintenance Free Exterior, Upgraded Roof, Flat Top Stove, All Offered At A Great Price. Don't Wait!!!!! Bring An Offer, Owner Is Ready To Move,

18. 2004-11-04
    historical 265-char remark

    Show marketing remark (265 chars)

    This Home Shows Real Well, F/P In Lr, Good Closet Space Fenced Yard, Upgraded Exterior, Upgraded Windows, Alarm System, Maintenance Free Exterior, Upgraded Roof, Flat Top Stove, All Offered At A Great Price. Don't Wait!!!!! Bring An Offer, Owner Is Ready To Move,

19. 2004-04-06
    listed $54,900 265-char remark

    Show marketing remark (265 chars)

    This Home Shows Real Well, F/P In Lr, Good Closet Space Fenced Yard, Upgraded Exterior, Upgraded Windows, Alarm System, Maintenance Free Exterior, Upgraded Roof, Flat Top Stove, All Offered At A Great Price. Don't Wait!!!!! Bring An Offer, Owner Is Ready To Move,

20. 1989-08-25
    soldstatus $44,028
21. 1987-01-15
    soldstatus $42,000
22. 1979-03-01
    soldstatus $28,500

ⓘ 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: $1,615 · $135/mo
• Projected year-2 tax: $3,296 · $275/mo
• Expected delta: +$1,681/yr (+$140/mo · 104.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,297
• − Mortgage interest: −$11,198
• − Property taxes: −$1,615
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − HOA: −$1,320
• − Depreciation: −$5,815
• Taxable income: $302
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $3,398/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: Winslow Township School District
• NCES district ID: 3418060
• Math proficiency: 11% ▼ -17.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $70,254
• Composite: 22.65/100
• National rank: #8057
• State rank: #387 of 472 in NJ

Livability — Sicklerville

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

Census & demographics

• Census place: Sicklerville, NJ
• County: Camden County · 407,624 people
• City population: 50,264
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 50,264
• Household income: $105,800
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 979.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 47% Black 34% Two or more races 9% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 6% Slovak 2% Iranian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 1% Tagalog/Filipino 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: ▼ -176.48%
• Current HPI: 303.1017
• Rent YoY: ▲ 3.41%
• 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

+601.4% since first listed

9 events — show timeline

• 2026-05-22 Listed $199,900 BRIGHT MLS
• 2009-11-20 Sold (Public Records) $72,000 Public Records
• 2005-02-01 Sold (Public Records) $54,900 Public Records
• 2004-12-15 Sold (MLS) $54,900 BRIGHT MLS
• 2004-11-04 Listing Removed — BRIGHT MLS
• 2004-04-06 Listed $54,900 BRIGHT MLS
• 1989-08-25 Sold (Public Records) $44,028 Public Records
• 1987-01-15 Sold (Public Records) $42,000 Public Records
• 1979-03-01 Sold (Public Records) $28,500 Public Records

Property tax history

-1.2%/yr

Latest (2025): $1,615 · +1.9% YoY. Source: county tax records.