1652 New Brooklyn Rd · Sicklerville, NJ 08081

$280,000

3 bd · 2.0 ba · 1,832 sqft · SingleFamily public records · 52 Days on market

Built 1976 0.32 ac lot Est $390k · 28% under

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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 +15.0/15.0
• Cash flow +13.2/30.0
• 1% rule +5.2/10.0
• DSCR +4.0/10.0
• Rent growth +3.4/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 2100 Sq. Ft. Rancher. Brand New Gas Hot Air Heating System And Central Air Conditioning Is In The Process Of Being Installed. Very Large Rancher In Great Condition, Large Bedrooms (Look At Room Sizes) Master Bedroom With Private Full Bathroom. 2nd Bedroom Is Actually 2 Bedrooms Opened Into One, Could Be Easily Converted Back To Make This A 4 Bedroom Home. Family Room With Solid Brick Hearth And Brick Wall With Woodstove. Large Kitchen With Extra Full Wall Of Cabnets And Shelves. Laundry Room Off Master Bedroom. Plenty Of Storage Space. Very Large Side Yard. Fenced Side And Rear Yard With Large Storage Shed. A Great Home For The Money And Gloucester Township School System Is An Added Plus.

Key facts

• 0.32 acre lot
• Built 1976
• Listed 51 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric hot water; 100 amp electric service; Central A/C powered by electricity; Heating uses natural gas; Cable TV available
• Home design: Detached property; Vinyl siding and brick exterior; Shingle roof; Concrete perimeter foundation; Built year per assessor
• Construction: Vinyl siding and brick construction; Shingle roof; Concrete perimeter foundation; Detached structure with shed
• Exterior features: Sidewalks; Street lights; Exterior lighting; Corner lot; Shed

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Flooring: Fully carpeted areas; Tile or brick flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Wood burning stove; Central air conditioning
• Interior features: Dishwasher; No basement
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-6 ($-74/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (0.4% below list).
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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.
• Gloucester Township Public Schools (suburban): math 14% / reading 41% proficiency, ranked #351 of 472 in NJ (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.4%/yr); 334 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 32% 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 $8k 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 52 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $45k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; list at $280k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major flood risk; 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 $271,600 (3.0% 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. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.02% ✓
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $390,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Jerome	0.31mi	3/1.5	1,868 (+2%)	5mo	$335,000	$179	76
55 Breckenridge Dr	0.41mi	4/2.5 (+1)	1,920 (+5%)	3mo	$387,000	$202	64
8 Galena Ct	0.22mi	3/2.5	1,596 (-13%)	3mo	$415,000	$260	64
28 Glen Burnie Dr	0.67mi	3/2.5	1,833 (+0%)	6mo	$502,000	$274	62
53 Breckenridge Dr	0.41mi	4/2.5 (+1)	1,920 (+5%)	6mo	$349,000	$182	61
840 Jarvis Rd	0.32mi	4/2.0 (+1)	2,028 (+11%)	5mo	$345,000	$170	58
99 Breckenridge Dr	0.70mi	3/2.5	1,788 (-2%)	6mo	$485,000	$271	56
28 Mary Ellen Ln	0.72mi	3/2.0	1,737 (-5%)	5mo	$400,000	$230	53
13 Woodshire Dr	0.74mi	4/2.0 (+1)	1,944 (+6%)	1mo	$415,000	$213	50
14 Mill Ct	0.75mi	3/2.5	1,937 (+6%)	8mo	$395,000	$204	47
20 Sugar Bush Dr	0.67mi	4/2.0 (+1)	1,992 (+9%)	3mo	$490,000	$246	46
43 Kohomo Ave	0.55mi	4/1.0 (+1)	1,630 (-11%)	1mo	$330,000	$202	46

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: -15.8%
• Equity multiple: 0.43×
• Total profit: $-44,343
• Equity at exit: $41,749

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-33,255
• Equity at exit: $24,209

Cash invested: $78,400 (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: 334
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,850 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$672 /mo · $8,069/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-6

Break-even live

Break-even rent $2,858

Max offer price $278,910

Occupancy floor 95%

Sensitivity live

Price	-10% $152	-5% $73	+0% $-6	+5% $-85	+10% $-165
Rent	-10% $-231	-5% $-119	+0% $-6	+5% $106	+10% $219
Rate	-1.0pp $135	-0.5pp $65	base $-6	+0.5pp $-79	+1.0pp $-153

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Iron Gate Rd Sicklerville, NJ	3.0	2.5	1561	$2,795	$1.79	2d	1	0.18mi
8 Iron Gate Rd Sicklerville, NJ	3.0	2.5	1681	$3,100	$1.84	11d	1	0.20mi
16 Lincoln Ave Sicklerville, NJ	3.0	2.5	1540	$2,300	$1.49	3d	1	0.33mi
16 Maynard Dr Unit A Sicklerville, NJ	3.0	1.0	2296	$2,300	$1.00	2d	1	1.11mi
1805 Bromley Est Pine Hill, NJ	2.0	2.5	1392	$1,700	$1.22	6d	1	1.11mi
21 Golf View Ct Unit Labs Pine Hill, NJ	3.0	2.5	1956	$3,000	$1.53	16d	1	1.12mi
119 Plaza Dr Sicklerville, NJ	3.0	2.5	1919	$3,200	$1.67	44d	1	1.39mi
103 Clinton St Erial, NJ	3.0	2.5	1962	$3,100	$1.58	44d	1	1.47mi
119 Clinton St Erial, NJ	3.0	2.5	1962	$3,200	$1.63	44d	1	1.47mi

Listing history 26 events

1. 2026-06-21
   days on market $280,000 Active 52 DOM
2. 2026-06-18
   days on market $280,000 Active 49 DOM
3. 2026-06-17
   days on market $280,000 Active 48 DOM
4. 2026-06-16
   days on market $280,000 Active 47 DOM
5. 2026-06-15
   days on market $280,000 Active 46 DOM
6. 2026-06-13
   days on market $280,000 Active 44 DOM
7. 2026-06-13
   days on market $280,000 Active 43 DOM
8. 2026-06-09
   days on market $280,000 Active 40 DOM
9. 2026-06-08
   days on market $280,000 Active 39 DOM
10. 2026-06-07
    days on market $280,000 Active 38 DOM
11. 2026-06-04
    days on market $280,000 Active 35 DOM
12. 2026-06-03
    days on market $280,000 Active 34 DOM
13. 2026-06-02
    days on market $280,000 Active 33 DOM
14. 2026-06-01
    days on market $280,000 Active 32 DOM
15. 2026-06-01
    price $280,000 Active 31 DOM
16. 2026-05-31
    days on market $325,000 Active 31 DOM
17. 2026-04-30
    listed $325,000 Active
18. 2026-04-17
    historical $325,000
19. 2004-09-14
    soldstatus $164,900
20. 2004-08-26
    soldstatus $164,900 703-char remark

    Show marketing remark (703 chars)

    Large 2100 Sq. Ft. Rancher. Brand New Gas Hot Air Heating System And Central Air Conditioning Is In The Process Of Being Installed. Very Large Rancher In Great Condition, Large Bedrooms (Look At Room Sizes) Master Bedroom With Private Full Bathroom. 2nd Bedroom Is Actually 2 Bedrooms Opened Into One, Could Be Easily Converted Back To Make This A 4 Bedroom Home. Family Room With Solid Brick Hearth And Brick Wall With Woodstove. Large Kitchen With Extra Full Wall Of Cabnets And Shelves. Laundry Room Off Master Bedroom. Plenty Of Storage Space. Very Large Side Yard. Fenced Side And Rear Yard With Large Storage Shed. A Great Home For The Money And Gloucester Township School System Is An Added Plus.

21. 2004-07-30
    historical 703-char remark

    Show marketing remark (703 chars)

    Large 2100 Sq. Ft. Rancher. Brand New Gas Hot Air Heating System And Central Air Conditioning Is In The Process Of Being Installed. Very Large Rancher In Great Condition, Large Bedrooms (Look At Room Sizes) Master Bedroom With Private Full Bathroom. 2nd Bedroom Is Actually 2 Bedrooms Opened Into One, Could Be Easily Converted Back To Make This A 4 Bedroom Home. Family Room With Solid Brick Hearth And Brick Wall With Woodstove. Large Kitchen With Extra Full Wall Of Cabnets And Shelves. Laundry Room Off Master Bedroom. Plenty Of Storage Space. Very Large Side Yard. Fenced Side And Rear Yard With Large Storage Shed. A Great Home For The Money And Gloucester Township School System Is An Added Plus.

22. 2004-05-25
    historical
23. 2004-05-24
    listed $164,900 703-char remark

    Show marketing remark (703 chars)

    Large 2100 Sq. Ft. Rancher. Brand New Gas Hot Air Heating System And Central Air Conditioning Is In The Process Of Being Installed. Very Large Rancher In Great Condition, Large Bedrooms (Look At Room Sizes) Master Bedroom With Private Full Bathroom. 2nd Bedroom Is Actually 2 Bedrooms Opened Into One, Could Be Easily Converted Back To Make This A 4 Bedroom Home. Family Room With Solid Brick Hearth And Brick Wall With Woodstove. Large Kitchen With Extra Full Wall Of Cabnets And Shelves. Laundry Room Off Master Bedroom. Plenty Of Storage Space. Very Large Side Yard. Fenced Side And Rear Yard With Large Storage Shed. A Great Home For The Money And Gloucester Township School System Is An Added Plus.

24. 2004-03-01
    listed $169,900
25. 2003-08-28
    listed $174,900
26. 2003-08-28
    historical

ⓘ 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: $8,069 · $672/mo
• Projected year-2 tax: $8,069 · $672/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,197
• − Mortgage interest: −$15,684
• − Property taxes: −$8,069
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$8,145
• Taxable loss: −$4,574
• Est. tax savings @ 24.0%: +$1,098
• After-tax cash flow: $1,024/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 Township Public Schools
• NCES district ID: 3406030
• Math proficiency: 14% ▼ -28.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $72,539
• Composite: 26.18/100
• National rank: #7269
• State rank: #351 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

+85.8% since first listed

10 events — show timeline

• 2026-04-30 Listed $325,000 BRIGHT MLS
• 2026-04-17 Coming Soon $325,000 BRIGHT MLS
• 2004-09-14 Sold (Public Records) $164,900 Public Records
• 2004-08-26 Sold (MLS) $164,900 BRIGHT MLS
• 2004-07-30 Listing Removed — BRIGHT MLS
• 2004-05-25 Listing Removed — BRIGHT MLS
• 2004-05-24 Listed $164,900 BRIGHT MLS
• 2004-03-01 Listed $169,900 BRIGHT MLS
• 2003-08-28 Listing Removed — BRIGHT MLS
• 2003-08-28 Listed $174,900 BRIGHT MLS

Property tax history

+2.3%/yr

Latest (2025): $8,069 · +1.9% YoY. Source: county tax records.