8 Wagon Wheel Dr · Sicklerville, NJ 08081

$285,000

3 bd · 2.5 ba · 1,370 sqft · SingleFamily public records · 31 Days on market

Built 1990 1,999 sqft lot $208/sqft · 27% above area Est $312k · 9% under $108/mo HOA · 4% 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 +17.0/30.0
• ARV discount +11.4/15.0
• 1% rule +5.6/10.0
• DSCR +5.3/10.0
• 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

Welcome to 8 Wagon Wheel Drive in the desirable Wilton's Corner neighborhood of Sicklerville. This 3-bedroom home offers flexible living space, including a mostly finished walkout basement with approximately 650 square feet and a potential 4th bedroom, along with a full bathroom—ideal for guests, a home office, or extended living arrangements. The main level features luxury vinyl plank flooring and a functional kitchen equipped with a refrigerator, gas cooking, dishwasher, and built-in microwave. Upstairs, the primary bedroom includes a walk-in closet along with two additional closets, providing ample storage. The hall bathroom has been modestly updated. The fully fenced yard offers space for outdoor enjoyment, pets, or entertaining. The home could benefit from some freshening up, presenting a great opportunity for buyers to add their own personal touches and build equity. With its versatile layout, additional finished basement space, and strong potential, this home presents a great opportunity in a well-established community.

Key facts

• Functional kitchen
• Walkout basement
• Versatile layout

Tags

• WALKOUT BASEMENT
• FUNCTIONAL KITCHEN
• WALK-IN CLOSET
• FULLY FENCED YARD
• VERSATILE LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $276k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 D — 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 34% of the median local income ($106k/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 $2k of loan paydown is wiped out by about $9k 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 31 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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 $154k; list at $285k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $276,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.06% ✓
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 7.9

CMA / ARV

• ARV (median comp): $311,869
• List price: $285,000
• Delta: -8.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Ciseley Dr	0.36mi	3/2.5	1,440 (+5%)	9mo	$410,000	$285	67
15 Crawford Dr	0.44mi	3/2.5	1,512 (+10%)	2mo	$385,000	$255	61
10 Morris Dr	0.73mi	3/2.5	1,392 (+2%)	11mo	$410,000	$295	54
36 Morris Dr	0.58mi	4/2.0 (+1)	1,452 (+6%)	3mo	$290,000	$200	53
16 Wildcat Branch Dr	0.44mi	3/2.5	1,551 (+13%)	9mo	$390,000	$251	50

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: -11.1%
• Equity multiple: 0.59×
• Total profit: $-32,378
• Equity at exit: $42,494

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-6,349
• Equity at exit: $24,642

Cash invested: $79,800 (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 08081

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

Monthly cashflow live

• Estimated rent: $3,020 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$470 /mo · $5,641/yr
• Insurance: −$119
• HOA: −$108
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $194

Break-even live

Break-even rent $2,774

Max offer price $285,000

Occupancy floor 89%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
68 Arbor Meadow Dr Sicklerville, NJ	3.0	2.5	1666	$3,000	$1.80	3d	1	1.22mi
120 Sickler Ct Sicklerville, NJ	3.0	2.5	1580	$3,200	$2.03	43d	1	1.28mi
106 Sickler Ct Sicklerville, NJ	3.0	2.5	1580	$2,900	$1.84	18d	1	1.31mi

HOA detail

• Monthly dues: $108 · $1,296/yr
• Likely covers: gas

Listing history 11 events

1. 2026-05-03
   historical Active Under Contract 1048-char remark

   Show marketing remark (1048 chars)

   Welcome to 8 Wagon Wheel Drive in the desirable Wilton's Corner neighborhood of Sicklerville. This 3-bedroom home offers flexible living space, including a mostly finished walkout basement with approximately 650 square feet and a potential 4th bedroom, along with a full bathroom—ideal for guests, a home office, or extended living arrangements. The main level features luxury vinyl plank flooring and a functional kitchen equipped with a refrigerator, gas cooking, dishwasher, and built-in microwave. Upstairs, the primary bedroom includes a walk-in closet along with two additional closets, providing ample storage. The hall bathroom has been modestly updated. The fully fenced yard offers space for outdoor enjoyment, pets, or entertaining. The home could benefit from some freshening up, presenting a great opportunity for buyers to add their own personal touches and build equity. With its versatile layout, additional finished basement space, and strong potential, this home presents a great opportunity in a well-established community.

2. 2026-04-02
   listed $285,000 Active 1048-char remark

   Show marketing remark (1048 chars)

   Welcome to 8 Wagon Wheel Drive in the desirable Wilton's Corner neighborhood of Sicklerville. This 3-bedroom home offers flexible living space, including a mostly finished walkout basement with approximately 650 square feet and a potential 4th bedroom, along with a full bathroom—ideal for guests, a home office, or extended living arrangements. The main level features luxury vinyl plank flooring and a functional kitchen equipped with a refrigerator, gas cooking, dishwasher, and built-in microwave. Upstairs, the primary bedroom includes a walk-in closet along with two additional closets, providing ample storage. The hall bathroom has been modestly updated. The fully fenced yard offers space for outdoor enjoyment, pets, or entertaining. The home could benefit from some freshening up, presenting a great opportunity for buyers to add their own personal touches and build equity. With its versatile layout, additional finished basement space, and strong potential, this home presents a great opportunity in a well-established community.

3. 2013-05-11
   historical
4. 2012-05-17
   listed $125,000
5. 2005-01-14
   soldstatus $153,827
6. 2004-11-26
   listed $153,827
7. 1999-02-19
   soldstatus $89,000
8. 1999-01-15
   soldstatus $89,000
9. 1998-10-15
   historical
10. 1998-09-20
    listed $89,000
11. 1992-08-04
    soldstatus $89,900

ⓘ 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: $5,641 · $470/mo
• Projected year-2 tax: $6,369 · $531/mo
• Expected delta: +$728/yr (+$61/mo · 12.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $36,237
• − Mortgage interest: −$15,964
• − Property taxes: −$5,641
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,899
• − Management: −$2,899
• − HOA: −$1,296
• − Depreciation: −$8,291
• Taxable loss: −$2,178
• Est. tax savings @ 24.0%: +$523
• After-tax cash flow: $2,854/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

+217.0% since first listed

11 events — show timeline

• 2026-05-03 Contingent — BRIGHT MLS
• 2026-04-02 Listed $285,000 BRIGHT MLS
• 2013-05-11 Listing Removed — BRIGHT MLS
• 2012-05-17 Listed $125,000 BRIGHT MLS
• 2005-01-14 Sold (MLS) $153,827 BRIGHT MLS
• 2004-11-26 Listed $153,827 BRIGHT MLS
• 1999-02-19 Sold (Public Records) $89,000 Public Records
• 1999-01-15 Sold (MLS) $89,000 BRIGHT MLS
• 1998-10-15 Listing Removed — BRIGHT MLS
• 1998-09-20 Listed $89,000 BRIGHT MLS
• 1992-08-04 Sold (Public Records) $89,900 Public Records

Property tax history

+2.1%/yr

Latest (2025): $5,641 · +1.9% YoY. Source: county tax records.