702 Abbey Ct · Sicklerville, NJ 08081

$150,000

1 bd · 1.0 ba · 530 sqft · SingleFamily public records · 26 Days on market

Built 1983 $220/mo HOA · 12% 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 +7.5/15.0
• 1% rule +7.0/10.0
• DSCR +6.1/10.0
• 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

Great Price for this upper unit open floor plan studio condo. Lovely upgraded tiled bath, fireplace & ceiling fan. Hardwood flooring. All Appliances, washer, dryer, refrigerator, built in microwave & stove included in As-Is condition. Built-in shelving. Plus a storage closet off deck. Selling As-Is buyer responsible for any repairs including Appraisal, CO & Termite.

Key facts

• Second floor
• Laminate flooring
• Front porch

Tags

• SECOND FLOOR
• LAMINATE FLOORING
• GRANITE COUNTER TOPS
• FIREPLACE
• FRONT PORCH
• STORAGE SHED

Property features AI

Finance

• HOA & community: Monthly condo fee of $150; Condo fee covers common area maintenance and lawn maintenance; Pets allowed on a case-by-case basis; Association amenities: Other

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Hot water: Other
• Home design: Garden-style building (1–4 floors); Condominium ownership; Unit/flat structure; Entry on level 2
• Construction: Very good property condition; Year built source: Assessor
• Exterior features: Above-grade and below-grade structures noted; Tidal water: No

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: 90% forced air heating; Natural gas heating fuel; Central air conditioning (electric)
• Interior features: No basement; Living area source: Assessor
• Laundry & utility: Laundry on the main floor; Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• 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); 329 active listings in the ZIP; solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 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 $4k 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 26 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $56k; list at $150k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $147,750 (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: 1.20% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.74%
• DSCR: 1.21
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-12,833
• Equity at exit: $22,365

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $6,159
• Equity at exit: $12,969

Cash invested: $42,000 (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 08081

• Rents YoY: 3.4%
• Active inventory: 329
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$183 /mo · $2,193/yr
• Insurance: −$62
• HOA: −$220
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $166

Break-even live

Break-even rent $1,585

Max offer price $150,000

Occupancy floor 86%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $220 · $2,640/yr

Listing history 29 events

1. 2026-06-18
   days on market $150,000 Active 26 DOM
2. 2026-06-17
   days on market $150,000 Active 25 DOM
3. 2026-06-16
   days on market $150,000 Active 24 DOM
4. 2026-06-15
   days on market $150,000 Active 23 DOM
5. 2026-06-13
   days on market $150,000 Active 21 DOM
6. 2026-06-13
   days on market $150,000 Active 20 DOM
7. 2026-06-09
   days on market $150,000 Active 17 DOM
8. 2026-06-08
   days on market $150,000 Active 16 DOM
9. 2026-06-07
   days on market $150,000 Active 15 DOM
10. 2026-06-04
    days on market $150,000 Active 12 DOM
11. 2026-06-03
    days on market $150,000 Active 11 DOM
12. 2026-06-02
    days on market $150,000 Active 10 DOM
13. 2026-06-01
    days on market $150,000 Active 9 DOM
14. 2026-05-31
    days on market $150,000 Active 8 DOM
15. 2026-05-23
    listed $150,000 Active
16. 2025-07-08
    historical $1,350
17. 2025-06-07
    listed $1,350
18. 2020-08-03
    soldstatus $56,000
19. 2020-07-01
    soldstatus $56,000 Closed 388-char remark

    Show marketing remark (388 chars)

    Great Price for this upper unit open floor plan studio condo. Lovely upgraded tiled bath, fireplace & ceiling fan. Hardwood flooring. All Appliances, washer, dryer, refrigerator, built in microwave & stove included in As-Is condition. Built-in shelving. Plus a storage closet off deck. Selling As-Is buyer responsible for any repairs including Appraisal, CO & Termite.

20. 2020-05-22
    status Pending 388-char remark

    Show marketing remark (388 chars)

    Great Price for this upper unit open floor plan studio condo. Lovely upgraded tiled bath, fireplace & ceiling fan. Hardwood flooring. All Appliances, washer, dryer, refrigerator, built in microwave & stove included in As-Is condition. Built-in shelving. Plus a storage closet off deck. Selling As-Is buyer responsible for any repairs including Appraisal, CO & Termite.

21. 2020-05-14
    price $55,000 388-char remark

    Show marketing remark (388 chars)

    Great Price for this upper unit open floor plan studio condo. Lovely upgraded tiled bath, fireplace & ceiling fan. Hardwood flooring. All Appliances, washer, dryer, refrigerator, built in microwave & stove included in As-Is condition. Built-in shelving. Plus a storage closet off deck. Selling As-Is buyer responsible for any repairs including Appraisal, CO & Termite.

22. 2020-05-13
    price $49,900 388-char remark

    Show marketing remark (388 chars)

    Great Price for this upper unit open floor plan studio condo. Lovely upgraded tiled bath, fireplace & ceiling fan. Hardwood flooring. All Appliances, washer, dryer, refrigerator, built in microwave & stove included in As-Is condition. Built-in shelving. Plus a storage closet off deck. Selling As-Is buyer responsible for any repairs including Appraisal, CO & Termite.

23. 2020-05-08
    listed $49,000 Active 388-char remark

    Show marketing remark (388 chars)

    Great Price for this upper unit open floor plan studio condo. Lovely upgraded tiled bath, fireplace & ceiling fan. Hardwood flooring. All Appliances, washer, dryer, refrigerator, built in microwave & stove included in As-Is condition. Built-in shelving. Plus a storage closet off deck. Selling As-Is buyer responsible for any repairs including Appraisal, CO & Termite.

24. 2006-01-12
    soldstatus $55,000
25. 2005-12-23
    soldstatus $55,000 63-char remark

    Show marketing remark (63 chars)

    This is a great opportunity to own this property at this price.

26. 2005-11-28
    historical 63-char remark

    Show marketing remark (63 chars)

    This is a great opportunity to own this property at this price.

27. 2005-11-11
    listed $55,000 63-char remark

    Show marketing remark (63 chars)

    This is a great opportunity to own this property at this price.

28. 1995-03-09
    soldstatus $40,000
29. 1990-02-12
    soldstatus $43,900

ⓘ 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: $2,193 · $183/mo
• Projected year-2 tax: $2,964 · $247/mo
• Expected delta: +$771/yr (+$64/mo · 35.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $21,537
• − Mortgage interest: −$8,402
• − Property taxes: −$2,193
• − Insurance: −$750
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − HOA: −$2,640
• − Depreciation: −$4,364
• Taxable loss: −$258
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $2,054/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

+241.7% since first listed

15 events — show timeline

• 2026-05-23 Listed $150,000 BRIGHT MLS
• 2025-07-08 Rental Removed $1,350 BRIGHTMLS
• 2025-06-07 Listed for Rent $1,350 BRIGHTMLS
• 2020-08-03 Sold (Public Records) $56,000 Public Records
• 2020-07-01 Sold (MLS) $56,000 BRIGHT MLS
• 2020-05-22 Pending — BRIGHT MLS
• 2020-05-14 Price Changed $55,000 BRIGHT MLS
• 2020-05-13 Price Changed $49,900 BRIGHT MLS
• 2020-05-08 Listed $49,000 BRIGHT MLS
• 2006-01-12 Sold (Public Records) $55,000 Public Records
• 2005-12-23 Sold (MLS) $55,000 BRIGHT MLS
• 2005-11-28 Listing Removed — BRIGHT MLS
• 2005-11-11 Listed $55,000 BRIGHT MLS
• 1995-03-09 Sold (Public Records) $40,000 Public Records
• 1990-02-12 Sold (Public Records) $43,900 Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,193 · +2.5% YoY. Source: county tax records.