62 Yellowwood Ct · Glassboro, NJ 08028

$254,500

2 bd · 1.5 ba · 1,218 sqft · Townhouse public records · 3 Days on market

Built 2001 Est $275k · 8% under $250/mo HOA · 11% 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).

• ARV discount +10.9/15.0
• Cash flow +7.6/30.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 STORY, 2 Bedroom townhouse located in Doubletree. Conveniently located close to Rowan University and Glassboro's many shopping plazas. Close to Rts. 55,322 and 47 (Delsea Dr. ) with access to all Philadelphia bridges. AS-IS CONDITION! SHORT SALE! THIRD PARTY APPROVAL REQUIRED!

Key facts

• Open concept living
• Community pool
• Modern appliances

Tags

• OPEN CONCEPT LIVING
• FINISHED BASEMENT
• SIZABLE DECK
• COMMUNITY POOL
• MODERN APPLIANCES
• FRESH INTERIOR PAINT

Property features AI

Finance

• Other: Pets allowed on a case-by-case basis; Not located in a federal flood zone
• HOA & community: Monthly condo fee of $250; HOA covers lawn maintenance, snow removal, and trash; Community amenities include clubhouse and outdoor pool

Exterior

• Parking: Assigned parking space in a parking lot (1 assigned)
• Utilities: Public water; Public sewer; Cable TV available; Natural gas hot water
• Home design: Condominium ownership in an interior townhouse/rowhouse; Very good property condition; Above-grade finished living area and finished below-grade area
• Construction: Vinyl siding; Concrete perimeter foundation; Fully finished basement
• Exterior features: Sidewalks; Street lights; Deck(s); Community pool

Interior

• Kitchen: Stainless steel appliances; Refrigerator; Gas range/oven; Range hood
• Bedrooms: Two bedrooms on the first upper level; Total of 7 rooms including living room, dining room, family room, office
• Flooring: Carpet; Laminate plank; Vinyl
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level; Total: 1 full bath, 1 half bath
• Heating & cooling: Forced air heating (natural gas); Central A/C
• Interior features: Open floor plan with combined dining and living area; Ceiling fans; Tub/shower
• Laundry & utility: Washer and electric dryer located on the upper floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $254k.

Deal economics

• At list price, monthly cash flow is $-310 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (13.2% below list).
• Recommended offer: $200k (21.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 81/100 on livability (#57 in NJ, #1,498 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D+, cost of living D-.
• Glassboro School District (suburban): math 10% / reading 33% proficiency, ranked #412 of 472 in NJ (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.6%/yr); 75 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $8k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y ago; this cycle's ask is 367% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $105k; list at $254k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $199,757 (21.5% 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. 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.22%
• DSCR: 0.77
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $275,268
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Winterberry Ct	0.03mi	2/1.5	1,227 (+1%)	3mo	$235,000	$192	94
64 Yellowwood Ct	0.01mi	2/2.5	1,218 (0%)	3mo	$270,000	$222	93
16 Winterberry	0.10mi	2/1.5	1,227 (+1%)	2mo	$255,000	$208	92
21 Winterberry Ct	0.09mi	2/1.5	1,227 (+1%)	4mo	$300,000	$244	92
70 Yellowwood Ct	0.03mi	2/2.5	1,218 (0%)	5mo	$275,000	$226	90
54 Winterberry Ct	0.02mi	2/1.5	1,227 (+1%)	19mo	$242,500	$198	82
81 Yellowwood Ct	0.05mi	2/2.0	1,390 (+14%)	11mo	$225,000	$162	63
155 Stoneshire Dr	0.64mi	2/2.0	1,240 (+2%)	8mo	$310,000	$250	59
107 Stoneshire Dr	0.64mi	3/1.5 (+1)	1,252 (+3%)	6mo	$320,000	$256	56
113 Stoneshire Dr	0.65mi	3/1.5 (+1)	1,240 (+2%)	12mo	$310,000	$250	52
94 Stoneshire Dr	0.63mi	3/1.5 (+1)	1,280 (+5%)	13mo	$300,000	$234	47
116 Stoneshire Dr	0.68mi	2/2.0	1,280 (+5%)	20mo	$279,900	$219	41

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 · 4.64% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.20×
• Total profit: $-57,055
• Equity at exit: $37,947

10-year hold

• IRR: -12.9%
• Equity multiple: 0.18×
• Total profit: $-58,496
• Equity at exit: $22,005

Cash invested: $71,260 (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 08028

• Home prices YoY: -21.2%
• Rents YoY: 4.6%
• Active inventory: 75
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,210 high
• Mortgage (P&I): −$1,335
• Tax from tax record: −$365 /mo · $4,379/yr
• Insurance: −$106
• HOA: −$250
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-310

Break-even live

Break-even rent $2,602

Max offer price $199,757

Occupancy floor —

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: $63,625
• Closing costs: $7,635
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Campus Ter Unit J Glassboro, NJ	2.0	1.0	1000	$2,200	$2.20	19d	1	0.73mi
32 Beau Rivage Dr Glassboro, NJ	3.0	1.5	1152	$1,725	$1.50	10d	1	0.99mi
220 Rowan Blvd Glassboro, NJ	2.0	2.0	1093	$2,300	$2.10	1d	4	1.09mi
200 High St W Glassboro, NJ	2.0	1.0	750	$2,000	$2.67	24d	1	1.24mi
136 5th Ave Pitman, NJ	2.0	1.0	836	$2,300	$2.75	1d	1	1.33mi
95 Linden Ave Unit B Pitman, NJ	2.0	1.0	1200	$2,200	$1.83	1d	1	1.38mi
15 Williams St Glassboro, NJ	3.0	1.0	1216	$2,200	$1.81	15d	1	1.41mi
61 West Ave Pitman, NJ	2.0	1.0	900	$1,700	$1.89	1d	1	1.42mi
228 High St E Unit 2ND FL Glassboro, NJ	2.0	1.0	1000	$1,700	$1.70	24d	1	1.46mi
128-130 Wilmer St Glassboro, NJ	3.0	1.0	1140	$2,100	$1.84	19d	1	1.47mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 19 events

1. 2026-04-30
   status Pending
2. 2026-04-21
   historical Active Under Contract
3. 2026-04-18
   price $254,500
4. 2026-04-18
   listed $54,500 Active
5. 2014-06-18
   soldstatus $105,000
6. 2014-06-12
   soldstatus $105,000 279-char remark

   Show marketing remark (280 chars)

   2 STORY, 2 Bedroom townhouse located in Doubletree. Conveniently located close to Rowan University and Glassboro's many shopping plazas. Close to Rts. 55,322 and 47 (Delsea Dr.) with access to all Philadelphia bridges. AS-IS CONDITION! SHORT SALE! THIRD PARTY APPROVAL REQUIRED!

7. 2014-06-12
   soldstatus $105,000 Sold 280-char remark

   Show marketing remark (280 chars)

   2 STORY, 2 Bedroom townhouse located in Doubletree. Conveniently located close to Rowan University and Glassboro's many shopping plazas. Close to Rts. 55,322 and 47 (Delsea Dr.) with access to all Philadelphia bridges. AS-IS CONDITION! SHORT SALE! THIRD PARTY APPROVAL REQUIRED!

8. 2014-01-16
   status Under Contract 280-char remark

   Show marketing remark (280 chars)

   2 STORY, 2 Bedroom townhouse located in Doubletree. Conveniently located close to Rowan University and Glassboro's many shopping plazas. Close to Rts. 55,322 and 47 (Delsea Dr.) with access to all Philadelphia bridges. AS-IS CONDITION! SHORT SALE! THIRD PARTY APPROVAL REQUIRED!

9. 2014-01-11
   historical 279-char remark

   Show marketing remark (279 chars)

   2 STORY, 2 Bedroom townhouse located in Doubletree. Conveniently located close to Rowan University and Glassboro's many shopping plazas. Close to Rts. 55,322 and 47 (Delsea Dr. ) with access to all Philadelphia bridges. AS-IS CONDITION! SHORT SALE! THIRD PARTY APPROVAL REQUIRED!

10. 2014-01-02
    price $109,000 280-char remark

    Show marketing remark (280 chars)

    2 STORY, 2 Bedroom townhouse located in Doubletree. Conveniently located close to Rowan University and Glassboro's many shopping plazas. Close to Rts. 55,322 and 47 (Delsea Dr.) with access to all Philadelphia bridges. AS-IS CONDITION! SHORT SALE! THIRD PARTY APPROVAL REQUIRED!

11. 2013-10-21
    listed $109,000 279-char remark

    Show marketing remark (280 chars)

    2 STORY, 2 Bedroom townhouse located in Doubletree. Conveniently located close to Rowan University and Glassboro's many shopping plazas. Close to Rts. 55,322 and 47 (Delsea Dr.) with access to all Philadelphia bridges. AS-IS CONDITION! SHORT SALE! THIRD PARTY APPROVAL REQUIRED!

12. 2013-10-21
    listed $120,000 Active 280-char remark

    Show marketing remark (280 chars)

    2 STORY, 2 Bedroom townhouse located in Doubletree. Conveniently located close to Rowan University and Glassboro's many shopping plazas. Close to Rts. 55,322 and 47 (Delsea Dr.) with access to all Philadelphia bridges. AS-IS CONDITION! SHORT SALE! THIRD PARTY APPROVAL REQUIRED!

13. 2005-08-10
    soldstatus $179,900
14. 2005-08-09
    soldstatus $179,900
15. 2005-06-14
    historical
16. 2005-05-02
    listed $179,900
17. 2001-06-28
    soldstatus $84,900
18. 2001-03-12
    historical
19. 2001-03-12
    listed $84,900

ⓘ 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: $4,379 · $365/mo
• Projected year-2 tax: $5,358 · $446/mo
• Expected delta: +$979/yr (+$82/mo · 22.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $26,517
• − Mortgage interest: −$14,256
• − Property taxes: −$4,379
• − Insurance: −$1,272
• − Repairs & maintenance: −$2,121
• − Management: −$2,121
• − HOA: −$3,000
• − Depreciation: −$7,404
• Taxable loss: −$8,037
• Est. tax savings @ 24.0%: +$1,929
• After-tax cash flow: $-1,790/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: Glassboro School District
• NCES district ID: 3405880
• Math proficiency: 10% ▼ -20.00%
• Reading proficiency: 33% ▼ -3.00%
• Median HH income: $61,819
• Composite: 20.19/100
• National rank: #8631
• State rank: #412 of 472 in NJ

Livability — Glassboro

• Score: 81/100
• State rank: #57
• US rank: #1498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glassboro, NJ
• County: Gloucester County · 160,422 people
• City population: 25,098
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 25,098
• Household income: $89,130
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 775.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Black 18% Hispanic / Latino 10% Asian 7% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 3% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 3% 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: ▼ -79.06%
• Current HPI: 293.7251
• Rent YoY: ▲ 4.64%
• 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

+199.8% since first listed

19 events — show timeline

• 2026-04-30 Pending — BRIGHT MLS
• 2026-04-21 Contingent — BRIGHT MLS
• 2026-04-18 Price Changed $254,500 BRIGHT MLS
• 2026-04-18 Listed $54,500 BRIGHT MLS
• 2014-06-18 Sold (Public Records) $105,000 Public Records
• 2014-06-12 Sold (MLS) $105,000 TREND
• 2014-06-12 Sold (MLS) $105,000 BRIGHT MLS
• 2014-01-16 Pending — TREND
• 2014-01-11 Listing Removed — BRIGHT MLS
• 2014-01-02 Price Changed $109,000 TREND
• 2013-10-21 Listed $120,000 TREND
• 2013-10-21 Listed $109,000 BRIGHT MLS
• 2005-08-10 Sold (Public Records) $179,900 Public Records
• 2005-08-09 Sold (MLS) $179,900 BRIGHT MLS
• 2005-06-14 Listing Removed — BRIGHT MLS
• 2005-05-02 Listed $179,900 BRIGHT MLS
• 2001-06-28 Sold (MLS) $84,900 BRIGHT MLS
• 2001-03-12 Listed $84,900 BRIGHT MLS
• 2001-03-12 Listing Removed — BRIGHT MLS

Property tax history

-0.6%/yr

Latest (2025): $4,379 · +3.3% YoY. Source: county tax records.