825 Jersey Ave · Gloucester City, NJ 08030

$385,000

6 bd · None ba · 3,000 sqft · MultiFamily · 282 Days on market

Built 1920 8,002 sqft lot ↓ 6% since listing

---

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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

* * * * * * BUYER WAS NOT ABLE TO SECURE FINANCING- NO FAULT TO SELLER- MOTIVATED * * * * * Currently, the commercial portion downstairs is vacant & available for business use ( please check with the township on allowable uses). The residential portion upstairs unit is rented for $2250 monthly, the lease ends 09/01/2026. This is a one-of-a-kind 3-story property that is already earning income. Add to your portfolio & collect the rent or live & run your business. Commercially zoned, live on the top two floors, and run your business office space on the first floor office space. Fully Renovated Mixed-Use Stone Duplex Building with Endless Potential! Welcome to a

Key facts

• 8,002 sq ft lot
• 10 parking spots
• Built 1920

Property features AI

Finance

• Other: Existing lease type: yearly
• Financial info: Two total units (one unit leased annually); Income includes apartment rentals and other rental income; No rent control

Exterior

• Parking: Total of 10 garage/parking spaces; Driveway with 5 spaces; Parking lot with 5 spaces; Paved, lighted, private parking; On-street parking available
• Utilities: Public water; Public sewer; Electric service 200+ amp with circuit breakers; Natural gas available; Cable TV available; Multiple phone lines available
• Home design: Detached structure; Three levels; Year built / major remodel effective 2025; Stone construction; Shingle roof; Fee simple ownership; Property condition listed as excellent; Lot dimensions approximately 80 x 100
• Construction: Stone construction materials; Stone foundation; Shingle roof; Detached building
• Exterior features: Exterior lighting; Sidewalks; Walkout basement with side and outside entrances; Above-grade and below-grade structures

Interior

• Kitchen: Built-in microwave; Electric oven/range; Kitchen island; Eat-in kitchen; Upgraded countertops
• Bedrooms: One three-bedroom unit (unit level details not provided)
• Flooring: Stone; Tile/brick; Luxury vinyl plank
• Bathrooms: Multiple baths including master bath with walk-in shower and tub/shower options
• Heating & cooling: Radiator heating; Heat pump systems; 90% efficient forced air; Central A/C (electric); Natural gas hot water
• Interior features: Tub shower and walk-in shower; Breakfast area; Ceiling fans; Combination dining/living area; Combination kitchen/dining and kitchen/living layouts; Eat-in kitchen with island; Master bath; Recessed lighting; Stain/lead glass accents; Store/office space; Upgraded countertops; Drywall walls and ceilings; Fireplace (1)
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $385k.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive. Per door: $378/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $385k).
• Recommended offer: $339k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 5.7% in Gloucester City — 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 72/100 on livability (#215 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+; Watch: amenities F, commute F.
• Gloucester City Public School District (suburban): math 11% / reading 34% proficiency, ranked #413 of 472 in NJ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cold Springs School (math 8% / reading 17%, grade F, #1,172 of 1,303 statewide, top 91%, 842 students, 68% FRL); Gloucester City Middle School (math 8% / reading 36%, grade F, #383 of 431 statewide, top 90%, 779 students, 65% FRL); Gloucester City High School (math 21% / reading 42%, grade F, #275 of 399 statewide, top 69%, 702 students, 59% FRL).
• Market conditions: 92 active listings in the ZIP; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• At $4,324/mo this rent would consume 82% of the median local household income ($63k/yr) (locally 431% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 282 days — a 12% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $338,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-14,215
• Equity at exit: $57,405

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $49,831
• Equity at exit: $33,288

Cash invested: $107,800 (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 08030

• Home prices YoY: -27.9%
• Active inventory: 92
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $4,324 high
• Mortgage (P&I): −$2,019
• Tax est. 1.5%: −$481 /mo · $5,775/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$908
• Net cashflow: $755

Break-even live

Break-even rent $3,368

Max offer price $385,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,021	-5% $888	+0% $755	+5% $622	+10% $489
Rent	-10% $414	-5% $585	+0% $755	+5% $926	+10% $1,097
Rate	-1.0pp $949	-0.5pp $853	base $755	+0.5pp $656	+1.0pp $554

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$4,324
Total (2 units)			$4,324

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $385,000 Active 282 DOM
2. 2026-06-18
   days on market $385,000 Active 279 DOM
3. 2026-06-17
   days on market $385,000 Active 278 DOM
4. 2026-06-16
   days on market $385,000 Active 277 DOM
5. 2026-06-15
   days on market $385,000 Active 276 DOM
6. 2026-06-13
   days on market $385,000 Active 274 DOM
7. 2026-06-09
   days on market $385,000 Active 270 DOM
8. 2026-06-08
   days on market $385,000 Active 269 DOM
9. 2026-06-07
   days on market $385,000 Active 268 DOM
10. 2026-06-04
    days on market $385,000 Active 265 DOM
11. 2026-06-03
    days on market $385,000 Active 264 DOM
12. 2026-06-02
    days on market $385,000 Active 263 DOM
13. 2026-06-01
    days on market $385,000 Active 262 DOM
14. 2026-05-31
    days on market $385,000 Active 261 DOM
15. 2026-04-21
    price $385,000
16. 2026-03-26
    status Active
17. 2025-12-11
    historical Active Under Contract
18. 2025-06-12
    price $395,000
19. 2025-05-31
    listed $409,000 Active
20. 2025-05-26
    historical $409,000

ⓘ 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: $51,888
• − Mortgage interest: −$21,566
• − Property taxes: −$5,775
• − Insurance: −$1,925
• − Repairs & maintenance: −$4,151
• − Management: −$4,151
• − Depreciation: −$11,200
• Taxable income: $3,120
• Est. tax owed @ 24.0%: −$749
• After-tax cash flow: $8,315/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: Gloucester City Public School District
• NCES district ID: 3406000
• Math proficiency: 11% ▼ -21.00%
• Reading proficiency: 34% ▼ -15.00%
• Median HH income: $51,231
• Composite: 20.01/100
• National rank: #8664
• State rank: #413 of 472 in NJ

Livability — Gloucester City

• Score: 72/100
• State rank: #215
• US rank: #5984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gloucester City, NJ
• County: Camden County · 407,624 people
• City population: 13,217
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 13,217
• Household income: $63,384
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 431.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Black 7% Asian 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10%
• Common ancestry: Romanian 4% Lithuanian 3% Hispanic 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 13% Other Indo-European 4% Arabic 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: ▼ -115.59%
• Current HPI: 298.9139
• 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

-5.9% since first listed

6 events — show timeline

• 2026-04-21 Price Changed $385,000 BRIGHT MLS
• 2026-03-26 Relisted — BRIGHT MLS
• 2025-12-11 Contingent — BRIGHT MLS
• 2025-06-12 Price Changed $395,000 BRIGHT MLS
• 2025-05-31 Listed $409,000 BRIGHT MLS
• 2025-05-26 Coming Soon $409,000 BRIGHT MLS