55 Ferris Ln · Victory Lakes, NJ 08094

$174,999

2 bd · 2.0 ba · 1,100 sqft · SingleFamily · 62 Days on market

Built 2022 Est $145k · 21% over

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very Clean!! Move In Condition!! Restricted Community!! Poss:Immediate

Key facts

• Pantry
• Single-floor layout
• Recessed lighting

Tags

• SINGLE-FLOOR LAYOUT
• OPEN-CONCEPT FLOOR PLAN
• RECESSED LIGHTING
• WHITE SHAKER CABINETRY
• BREAKFAST BAR SEATING
• PANTRY

Property features AI

Finance

• HOA & community: Land lease: $894 per month; Land lease has 99 years remaining; Senior community (age 55+)

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage and parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-story home; Located in a 55+ senior community; Land lease ownership
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Estimated year built
• Exterior features: Above-grade structure

Interior

• Kitchen: Kitchen
• Bedrooms: 2 bedrooms on the main level (Master bedroom, Bedroom 2)
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Living room; Dining room; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $625 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 5.2% in Victory Lakes — 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 60/100 on livability (#477 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: schools F, amenities F, commute F.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 268 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 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 $20k; list at $175k implies a 775% gain — meaningful room to come down on a strong offer.

Recommended offer $164,499 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.33% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.30%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $145,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
237 Virginia Pl	0.30mi	2/2.0	1,060 (-4%)	7mo	$150,000	$142	74
463 Edgemont Dr	0.20mi	2/2.0	1,026 (-7%)	10mo	$162,500	$158	71
324 Jasmine Ln	0.11mi	2/2.0	1,200 (+9%)	11mo	$120,000	$100	71
530 Dogwood Ln	0.29mi	2/2.0	1,056 (-4%)	11mo	$127,500	$121	70
540 Dogwood Ln	0.28mi	2/2.0	1,000 (-9%)	2mo	$155,000	$155	70
178 Palomino Pl	0.22mi	2/2.0	1,200 (+9%)	8mo	$75,000	$63	68
602 Club	0.19mi	2/2.0	1,248 (+14%)	2mo	$70,000	$56	67
472 Edgemont St	0.26mi	2/2.0	1,026 (-7%)	13mo	$135,000	$132	65
466 Edgemont Ave	0.27mi	2/2.0	1,026 (-7%)	15mo	$131,000	$128	64
21 Cornwall Pl	0.05mi	2/1.0	1,000 (-9%)	18mo	$50,000	$50	63
566 Homewood Ln	0.22mi	3/2.0 (+1)	1,222 (+11%)	9mo	$215,000	$176	59
916 Willow Ln	0.70mi	3/1.5 (+1)	1,248 (+14%)	1mo	$339,900	$272	37

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: 6.0%
• Equity multiple: 1.23×
• Total profit: $11,461
• Equity at exit: $26,093

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $61,350
• Equity at exit: $15,131

Cash invested: $49,000 (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 08094

• Active inventory: 268
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,322 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $625

Break-even live

Break-even rent $1,531

Max offer price $174,999

Occupancy floor 68%

Sensitivity live

Price	-10% $746	-5% $685	+0% $625	+5% $564	+10% $504
Rent	-10% $441	-5% $533	+0% $625	+5% $716	+10% $808
Rate	-1.0pp $713	-0.5pp $669	base $625	+0.5pp $579	+1.0pp $533

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $174,999 Active 62 DOM
2. 2026-06-17
   days on market $174,999 Active 61 DOM
3. 2026-06-16
   days on market $174,999 Active 60 DOM
4. 2026-06-15
   days on market $174,999 Active 59 DOM
5. 2026-06-13
   days on market $174,999 Active 57 DOM
6. 2026-06-09
   days on market $174,999 Active 53 DOM
7. 2026-06-08
   days on market $174,999 Active 52 DOM
8. 2026-06-07
   days on market $174,999 Active 51 DOM
9. 2026-06-04
   days on market $174,999 Active 48 DOM
10. 2026-06-03
    days on market $174,999 Active 47 DOM
11. 2026-06-02
    days on market $174,999 Active 46 DOM
12. 2026-06-01
    days on market $174,999 Active 45 DOM
13. 2026-05-31
    days on market $174,999 Active 44 DOM
14. 2026-04-17
    listed $174,999 Active
15. 1999-09-30
    soldstatus $20,000 70-char remark

    Show marketing remark (70 chars)

    Very Clean!! Move In Condition!! Restricted Community!! Poss:Immediate

16. 1999-09-15
    historical 70-char remark

    Show marketing remark (70 chars)

    Very Clean!! Move In Condition!! Restricted Community!! Poss:Immediate

17. 1998-02-11
    listed $20,000 70-char remark

    Show marketing remark (70 chars)

    Very Clean!! Move In Condition!! Restricted Community!! Poss:Immediate

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,858
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,229
• − Management: −$2,229
• − Depreciation: −$5,091
• Taxable income: $5,008
• Est. tax owed @ 24.0%: −$1,202
• After-tax cash flow: $6,294/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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Victory Lakes

• Score: 60/100
• State rank: #477
• US rank: #18504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 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: ▼ -213.12%
• Current HPI: 278.3849
• Rent YoY: —
• 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

+775.0% since first listed

4 events — show timeline

• 2026-04-17 Listed $174,999 BRIGHT MLS
• 1999-09-30 Sold (MLS) $20,000 BRIGHT MLS
• 1999-09-15 Listing Removed — BRIGHT MLS
• 1998-02-11 Listed $20,000 BRIGHT MLS