36 Shady Brooke Ln · Logan, NJ 08085

$289,900

2 bd · 2.5 ba · 1,498 sqft · SingleFamily public records · 29 Days on market

Built 1993 2,178 sqft lot Est $369k · 21% under $17/mo HOA · 1% of rent

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained townhome in desirable Country Crossings, Logan Twp. This home features freshly painted neutral interior, newer Laminate floor in Foyer and Kitchen, new carpet except bedrooms, Living room with vaulted ceiling, fireplace and skylights. Large eat in kitchen with all appliances included!! Upstairs you will find the loft/den (potential 3rd bedroom) overlooking the vaulted living room. Master bedroom features full bath and walk-in closet. Beutifully landscaped yard, backs to shopping center for added privacy! Close to all shopping and bridges. Hurry townhomes in this development don't last long!!!

Key facts

• $17 HOA
• Garage
• Built 1993

Property features AI

Finance

• HOA & community: HOA fee $200 annually; HOA covers common area maintenance

Exterior

• Parking: Front-entry attached garage (1 car); Driveway; On-street parking; Concrete driveway
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating and hot water
• Home design: Interior townhouse/rowhouse; Shingle roof; Vinyl siding and stone exterior
• Construction: Slab foundation; Above-grade and below-grade structures
• Exterior features: Patio; Porch; No basement

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two bedrooms on the upper level
• Flooring: Wood flooring; Fully carpeted areas; Tile/brick flooring
• Bathrooms: Two full bathrooms; One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Master bathroom; Skylights; Eat-in kitchen; Cathedral ceilings; Living room; Dining room; Attic
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $286k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Logan Township School District (suburban): math 39% / reading 55% proficiency, ranked #147 of 472 in NJ (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 112 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $9k 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

• It's been on market 29 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $185k; list at $290k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $285,551 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $368,508
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Oakwood Pl	0.31mi	3/1.5 (+1)	1,496 (-0%)	10mo	$380,000	$254	68
40 Bennett Ct	0.54mi	3/1.5 (+1)	1,508 (+1%)	9mo	$360,000	$239	57
204 Stirrup Rd	0.38mi	3/3.0 (+1)	1,332 (-11%)	2mo	$390,000	$293	56
115 Harvest	0.64mi	3/2.0 (+1)	1,432 (-4%)	3mo	$355,000	$248	54
13 Sweet Bay Ln	0.62mi	3/2.5 (+1)	1,633 (+9%)	7mo	$350,000	$214	46
574 Beckett Rd	0.39mi	3/1.5 (+1)	1,690 (+13%)	9mo	$375,000	$222	44
10 Andrew Ct	0.69mi	3/1.5 (+1)	1,597 (+7%)	8mo	$400,000	$250	41
110 Edward Dr	0.67mi	3/1.5 (+1)	1,564 (+4%)	14mo	$380,000	$243	41
18 Dogwood Pl	0.65mi	3/1.5 (+1)	1,680 (+12%)	3mo	$387,000	$230	38
14 Hickory Ln	0.69mi	3/2.0 (+1)	1,700 (+14%)	3mo	$400,000	$235	36
120 Edward Dr	0.63mi	3/1.5 (+1)	1,710 (+14%)	4mo	$421,000	$246	35
30 Andrew Ct	0.62mi	3/1.5 (+1)	1,277 (-15%)	11mo	$349,400	$274	28

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-26,776
• Equity at exit: $43,225

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $2,784
• Equity at exit: $25,065

Cash invested: $81,172 (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 08085

• Home prices YoY: -24.8%
• Active inventory: 112
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,913 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$326 /mo · $3,916/yr
• Insurance: −$121
• HOA: −$17
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $317

Break-even live

Break-even rent $2,512

Max offer price $289,900

Occupancy floor 84%

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Catalano Ln Swedesboro, NJ	3.0	2.5	1380	$2,800	$2.03	1d	1	0.24mi
233 Lafayette Dr Unit 1 Logan Township, NJ	3.0	2.5	1672	$3,000	$1.79	1d	1	0.28mi
237 Westbrook Dr Swedesboro, NJ	3.0	2.5	1754	$3,000	$1.71	44d	1	1.00mi
214 Westbrook Dr Swedesboro, NJ	3.0	2.5	1796	$3,000	$1.67	1d	1	1.06mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 27 events

1. 2026-06-18
   days on market $289,900 Active 29 DOM
2. 2026-06-17
   days on market $289,900 Active 28 DOM
3. 2026-06-16
   days on market $289,900 Active 27 DOM
4. 2026-06-15
   days on market $289,900 Active 26 DOM
5. 2026-06-13
   days on market $289,900 Active 24 DOM
6. 2026-06-13
   days on market $289,900 Active 23 DOM
7. 2026-06-09
   days on market $289,900 Active 20 DOM
8. 2026-06-08
   days on market $289,900 Active 19 DOM
9. 2026-06-07
   days on market $289,900 Active 18 DOM
10. 2026-06-04
    days on market $289,900 Active 15 DOM
11. 2026-06-03
    days on market $289,900 Active 14 DOM
12. 2026-06-02
    days on market $289,900 Active 13 DOM
13. 2026-06-01
    days on market $289,900 Active 12 DOM
14. 2026-05-31
    days on market $289,900 Active 11 DOM
15. 2026-05-19
    historical $289,900 693-char remark
16. 2013-03-31
    historical
17. 2012-09-07
    listed $184,900
18. 2005-11-01
    soldstatus $185,000
19. 2005-10-28
    soldstatus $185,000

    Show marketing remark (616 chars)

    Well maintained townhome in desirable Country Crossings, Logan Twp. This home features freshly painted neutral interior, newer Laminate floor in Foyer and Kitchen, new carpet except bedrooms, Living room with vaulted ceiling, fireplace and skylights. Large eat in kitchen with all appliances included!! Upstairs you will find the loft/den (potential 3rd bedroom) overlooking the vaulted living room. Master bedroom features full bath and walk-in closet. Beutifully landscaped yard, backs to shopping center for added privacy! Close to all shopping and bridges. Hurry townhomes in this development don't last long!!!

20. 2005-10-11
    historical

    Show marketing remark (616 chars)

    Well maintained townhome in desirable Country Crossings, Logan Twp. This home features freshly painted neutral interior, newer Laminate floor in Foyer and Kitchen, new carpet except bedrooms, Living room with vaulted ceiling, fireplace and skylights. Large eat in kitchen with all appliances included!! Upstairs you will find the loft/den (potential 3rd bedroom) overlooking the vaulted living room. Master bedroom features full bath and walk-in closet. Beutifully landscaped yard, backs to shopping center for added privacy! Close to all shopping and bridges. Hurry townhomes in this development don't last long!!!

21. 2005-09-12
    listed $185,000

    Show marketing remark (616 chars)

    Well maintained townhome in desirable Country Crossings, Logan Twp. This home features freshly painted neutral interior, newer Laminate floor in Foyer and Kitchen, new carpet except bedrooms, Living room with vaulted ceiling, fireplace and skylights. Large eat in kitchen with all appliances included!! Upstairs you will find the loft/den (potential 3rd bedroom) overlooking the vaulted living room. Master bedroom features full bath and walk-in closet. Beutifully landscaped yard, backs to shopping center for added privacy! Close to all shopping and bridges. Hurry townhomes in this development don't last long!!!

22. 2005-01-21
    soldstatus $172,900
23. 2005-01-19
    soldstatus $172,900
24. 2004-12-31
    historical
25. 2004-12-23
    listed $172,900
26. 1993-07-15
    soldstatus $116,831
27. 1992-07-16
    soldstatus $153,311

ⓘ 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: $3,916 · $326/mo
• Projected year-2 tax: $5,567 · $464/mo
• Expected delta: +$1,651/yr (+$138/mo · 42.2%)

ⓘ 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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,953
• − Mortgage interest: −$16,239
• − Property taxes: −$3,916
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,796
• − Management: −$2,796
• − HOA: −$204
• − Depreciation: −$8,433
• Taxable loss: −$882
• Est. tax savings @ 24.0%: +$212
• After-tax cash flow: $4,011/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: Logan Township School District
• NCES district ID: 3408880
• Math proficiency: 39% ▼ -34.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $89,014
• Composite: 43.97/100
• National rank: #2898
• State rank: #147 of 472 in NJ

Livability — Logan

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

Census & demographics

• Census place: Beckett, NJ
• Population (ZIP): 21,856

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% Black 13% Hispanic / Latino 8% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 6% 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: ▼ -97.28%
• Current HPI: 295.8354
• Rent YoY: —
• Metro: —
• 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

+89.1% since first listed

14 events — show timeline

• 2026-05-21 Listed $289,900 BRIGHT MLS
• 2026-05-19 Coming Soon $289,900 BRIGHT MLS
• 2013-03-31 Listing Removed — BRIGHT MLS
• 2012-09-07 Listed $184,900 BRIGHT MLS
• 2005-11-01 Sold (Public Records) $185,000 Public Records
• 2005-10-28 Sold (MLS) $185,000 BRIGHT MLS
• 2005-10-11 Listing Removed — BRIGHT MLS
• 2005-09-12 Listed $185,000 BRIGHT MLS
• 2005-01-21 Sold (Public Records) $172,900 Public Records
• 2005-01-19 Sold (MLS) $172,900 BRIGHT MLS
• 2004-12-31 Listing Removed — BRIGHT MLS
• 2004-12-23 Listed $172,900 BRIGHT MLS
• 1993-07-15 Sold (Public Records) $116,831 Public Records
• 1992-07-16 Sold (Public Records) $153,311 Public Records

Property tax history

+1.5%/yr

Latest (2025): $3,916 · +11.2% YoY. Source: county tax records.