107 Nevada Ave · Sicklerville, NJ 08094

$67,500

2 bd · 1.0 ba · 900 sqft · Manufactured · 164 Days on market

Built 1971 Est $52k · 29% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 2 bed 1 bath home in Colonial Estates mobile home park. This home has a covered patio area, large yard and shed in as is condition. Enter into the living room and down the hall is 2 decent size rooms with closets. There is a spacious bathroom and washer dryer hook up available in the hall. Spacious kitchen with plenty of counter space and eat in kitchen with room for a table. Heater and ac unit were replaced in 2023. Roof and hot water heater were done in 2022. Don't miss out to tour this home!

Key facts

• Ample counter space
• New heater
• Large yard

Tags

• COVERED PATIO
• LARGE YARD
• STORAGE SHED
• WASHER AND DRYER HOOKUPS
• AMPLE COUNTER SPACE
• NEW HEATER

Property features AI

Finance

• HOA & community: Land lease fee of $850 per month

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-wide mobile home (Mobile, pre-1976); Land lease ownership with approximately 99 years remaining; Estimated year built
• Construction: Modular/manufactured construction
• Exterior features: Above-grade other structures

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: 90% forced air heating (oil); Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; No basement; Multiple access/egress points (2+ exits)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.6% 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 C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Holly Glen Elementary School (math 22% / reading 37%, grade F, #731 of 1,303 statewide, top 59%, 505 students, 43% FRL); Williamstown Middle School (math 18% / reading 43%, grade F, #303 of 431 statewide, top 72%, 1,819 students, 30% FRL); Williamstown High School (math 21% / reading 50%, grade F, #234 of 399 statewide, top 59%, 1,782 students, 26% FRL).
• Market conditions: 270 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 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 $467 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $12k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $68k implies a 93% gain — meaningful room to come down on a strong offer.

Recommended offer $59,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.54% ✓
• Cap rate: 31.60%
• Cash-on-cash: 90.39%
• DSCR: 5.02
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $52,200
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Kentucky Ave	0.11mi	2/1.0	840 (-7%)	1mo	$74,000	$88	83
112 Michigan Ave	0.17mi	2/1.0	890 (-1%)	12mo	$37,500	$42	80
214 Kennedy Ave	0.24mi	2/1.0	860 (-4%)	7mo	$50,000	$58	75
206 Delaware Ave	0.18mi	2/1.0	900 (0%)	20mo	$56,250	$63	75
104 Michigan Ave	0.04mi	3/1.0 (+1)	860 (-4%)	21mo	$50,000	$58	68
111 Kentucky Ave	0.13mi	2/1.0	980 (+9%)	16mo	$75,000	$77	66
215 Delaware	0.19mi	2/1.0	800 (-11%)	9mo	$45,000	$56	65

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: 91.1%
• Equity multiple: 5.22×
• Total profit: $79,766
• Equity at exit: $10,064

10-year hold

• IRR: 94.0%
• Equity multiple: 10.86×
• Total profit: $186,356
• Equity at exit: $5,836

Cash invested: $18,900 (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: 270
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,392 medium
• Mortgage (P&I): −$354
• Tax est. 1.5%: −$84 /mo · $1,012/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $1,424

Break-even live

Break-even rent $590

Max offer price $67,500

Occupancy floor 36%

Sensitivity live

Price	-10% $1,470	-5% $1,447	+0% $1,424	+5% $1,400	+10% $1,377
Rent	-10% $1,235	-5% $1,329	+0% $1,424	+5% $1,518	+10% $1,613
Rate	-1.0pp $1,458	-0.5pp $1,441	base $1,424	+0.5pp $1,406	+1.0pp $1,388

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 N Main St Williamstown, NJ	2.0	2.0	1064	$2,500	$2.35	0d	1	0.23mi
1941 N Black Horse Pike Williamstown, NJ	1.0–2.0	1.0	832	$1,662	$2.00	5d	1	0.28mi
1000 Fawn Dr Williamstown, NJ	1.0–2.0	1.0–2.0	1209	$6,017	$4.98	0d	1	0.68mi
212 Woodlawn Ave Unit B Sewell, NJ	2.0	1.0	1000	$1,750	$1.75	13d	1	0.93mi
100 Town Center Blvd Sewell, NJ	1.0–2.0	1.0–2.0	1107	$3,075	$2.78	0d	16	1.37mi

Listing history 28 events

1. 2026-06-21
   days on market $67,500 Active 164 DOM
2. 2026-06-18
   days on market $67,500 Active 161 DOM
3. 2026-06-17
   days on market $67,500 Active 160 DOM
4. 2026-06-16
   days on market $67,500 Active 159 DOM
5. 2026-06-15
   days on market $67,500 Active 158 DOM
6. 2026-06-13
   days on market $67,500 Active 156 DOM
7. 2026-06-09
   days on market $67,500 Active 152 DOM
8. 2026-06-08
   days on market $67,500 Active 151 DOM
9. 2026-06-07
   days on market $67,500 Active 150 DOM
10. 2026-06-04
    days on market $67,500 Active 147 DOM
11. 2026-06-03
    days on market $67,500 Active 146 DOM
12. 2026-06-02
    days on market $67,500 Active 145 DOM
13. 2026-06-01
    days on market $67,500 Active 144 DOM
14. 2026-05-31
    days on market $67,500 Active 143 DOM
15. 2026-05-18
    price $67,500
16. 2026-03-10
    price $70,000
17. 2026-01-22
    price $75,900
18. 2026-01-08
    listed $79,900 Active
19. 2025-11-04
    soldstatus $35,000 Closed 520-char remark

    Show marketing remark (520 chars)

    Welcome home to this 2 bed 1 bath home in Colonial Estates mobile home park. This home has a covered patio area, large yard and shed in as is condition. Enter into the living room and down the hall is 2 decent size rooms with closets. There is a spacious bathroom and washer dryer hook up available in the hall. Spacious kitchen with plenty of counter space and eat in kitchen with room for a table. Heater and ac unit were replaced in 2023. Roof and hot water heater were done in 2022. Don't miss out to tour this home!

20. 2025-07-16
    status Pending 520-char remark

    Show marketing remark (520 chars)

    Welcome home to this 2 bed 1 bath home in Colonial Estates mobile home park. This home has a covered patio area, large yard and shed in as is condition. Enter into the living room and down the hall is 2 decent size rooms with closets. There is a spacious bathroom and washer dryer hook up available in the hall. Spacious kitchen with plenty of counter space and eat in kitchen with room for a table. Heater and ac unit were replaced in 2023. Roof and hot water heater were done in 2022. Don't miss out to tour this home!

21. 2025-06-05
    price $40,000 520-char remark

    Show marketing remark (520 chars)

    Welcome home to this 2 bed 1 bath home in Colonial Estates mobile home park. This home has a covered patio area, large yard and shed in as is condition. Enter into the living room and down the hall is 2 decent size rooms with closets. There is a spacious bathroom and washer dryer hook up available in the hall. Spacious kitchen with plenty of counter space and eat in kitchen with room for a table. Heater and ac unit were replaced in 2023. Roof and hot water heater were done in 2022. Don't miss out to tour this home!

22. 2025-05-28
    price $49,900 520-char remark

    Show marketing remark (520 chars)

    Welcome home to this 2 bed 1 bath home in Colonial Estates mobile home park. This home has a covered patio area, large yard and shed in as is condition. Enter into the living room and down the hall is 2 decent size rooms with closets. There is a spacious bathroom and washer dryer hook up available in the hall. Spacious kitchen with plenty of counter space and eat in kitchen with room for a table. Heater and ac unit were replaced in 2023. Roof and hot water heater were done in 2022. Don't miss out to tour this home!

23. 2025-05-01
    price $55,000 520-char remark

    Show marketing remark (520 chars)

    Welcome home to this 2 bed 1 bath home in Colonial Estates mobile home park. This home has a covered patio area, large yard and shed in as is condition. Enter into the living room and down the hall is 2 decent size rooms with closets. There is a spacious bathroom and washer dryer hook up available in the hall. Spacious kitchen with plenty of counter space and eat in kitchen with room for a table. Heater and ac unit were replaced in 2023. Roof and hot water heater were done in 2022. Don't miss out to tour this home!

24. 2025-02-07
    listed $59,000 Active 520-char remark

    Show marketing remark (520 chars)

    Welcome home to this 2 bed 1 bath home in Colonial Estates mobile home park. This home has a covered patio area, large yard and shed in as is condition. Enter into the living room and down the hall is 2 decent size rooms with closets. There is a spacious bathroom and washer dryer hook up available in the hall. Spacious kitchen with plenty of counter space and eat in kitchen with room for a table. Heater and ac unit were replaced in 2023. Roof and hot water heater were done in 2022. Don't miss out to tour this home!

25. 2022-05-04
    soldstatus $40,000 Closed 746-char remark

    Show marketing remark (746 chars)

    MOVE RIGHT IN to this 2 bedroom, 1 bath single home in Colonial Estates. Imagine relaxing on the covered side patio. Enter the living room with NEW CARPET and LUXURY VINYL PLANK FLOORING in the eat-in kitchen. There is plenty of cabinet space and the propane gas range is included. The two bedrooms have new carpeting and closet space or built ins. The updated bathroom has a bath/shower and the laundry area is in the hall nearby. The home has CENTRAL AIR and oil heat (SJ GAS is at the street). The roof has been recently coated. Outside, the shed provides plenty of storage. Monthly lot rent is $738 and includes the sewer bill and the minimum water bill. NO TAXES! Buyer needs to be approved by Colonial Estates. Make an appointment today!

26. 2022-04-29
    status Pending 746-char remark

    Show marketing remark (746 chars)

    MOVE RIGHT IN to this 2 bedroom, 1 bath single home in Colonial Estates. Imagine relaxing on the covered side patio. Enter the living room with NEW CARPET and LUXURY VINYL PLANK FLOORING in the eat-in kitchen. There is plenty of cabinet space and the propane gas range is included. The two bedrooms have new carpeting and closet space or built ins. The updated bathroom has a bath/shower and the laundry area is in the hall nearby. The home has CENTRAL AIR and oil heat (SJ GAS is at the street). The roof has been recently coated. Outside, the shed provides plenty of storage. Monthly lot rent is $738 and includes the sewer bill and the minimum water bill. NO TAXES! Buyer needs to be approved by Colonial Estates. Make an appointment today!

27. 2022-03-29
    historical Active Under Contract 746-char remark

    Show marketing remark (746 chars)

    MOVE RIGHT IN to this 2 bedroom, 1 bath single home in Colonial Estates. Imagine relaxing on the covered side patio. Enter the living room with NEW CARPET and LUXURY VINYL PLANK FLOORING in the eat-in kitchen. There is plenty of cabinet space and the propane gas range is included. The two bedrooms have new carpeting and closet space or built ins. The updated bathroom has a bath/shower and the laundry area is in the hall nearby. The home has CENTRAL AIR and oil heat (SJ GAS is at the street). The roof has been recently coated. Outside, the shed provides plenty of storage. Monthly lot rent is $738 and includes the sewer bill and the minimum water bill. NO TAXES! Buyer needs to be approved by Colonial Estates. Make an appointment today!

28. 2022-03-08
    listed $39,000 Active 746-char remark

    Show marketing remark (746 chars)

    MOVE RIGHT IN to this 2 bedroom, 1 bath single home in Colonial Estates. Imagine relaxing on the covered side patio. Enter the living room with NEW CARPET and LUXURY VINYL PLANK FLOORING in the eat-in kitchen. There is plenty of cabinet space and the propane gas range is included. The two bedrooms have new carpeting and closet space or built ins. The updated bathroom has a bath/shower and the laundry area is in the hall nearby. The home has CENTRAL AIR and oil heat (SJ GAS is at the street). The roof has been recently coated. Outside, the shed provides plenty of storage. Monthly lot rent is $738 and includes the sewer bill and the minimum water bill. NO TAXES! Buyer needs to be approved by Colonial Estates. Make an appointment today!

ⓘ 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: $28,710
• − Mortgage interest: −$3,781
• − Property taxes: −$1,012
• − Insurance: −$338
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − Depreciation: −$1,964
• Taxable income: $17,021
• Est. tax owed @ 24.0%: −$4,085
• After-tax cash flow: $12,998/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 — Sicklerville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 50,264
• 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

+73.1% since first listed

14 events — show timeline

• 2026-05-18 Price Changed $67,500 BRIGHT MLS
• 2026-03-10 Price Changed $70,000 BRIGHT MLS
• 2026-01-22 Price Changed $75,900 BRIGHT MLS
• 2026-01-08 Listed $79,900 BRIGHT MLS
• 2025-11-04 Sold (MLS) $35,000 BRIGHT MLS
• 2025-07-16 Pending — BRIGHT MLS
• 2025-06-05 Price Changed $40,000 BRIGHT MLS
• 2025-05-28 Price Changed $49,900 BRIGHT MLS
• 2025-05-01 Price Changed $55,000 BRIGHT MLS
• 2025-02-07 Listed $59,000 BRIGHT MLS
• 2022-05-04 Sold (MLS) $40,000 BRIGHT MLS
• 2022-04-29 Pending — BRIGHT MLS
• 2022-03-29 Contingent — BRIGHT MLS
• 2022-03-08 Listed $39,000 BRIGHT MLS