27 Berkshire · Sicklerville, NJ 08081

$200,000

2 bd · 1.0 ba · 1,050 sqft · Townhouse public records · 24 Days on market

Built 1978 6,299 sqft lot Est $206k · at est.

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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 +23.8/30.0
• ARV discount +8.8/15.0
• DSCR +7.7/10.0
• 1% rule +5.7/10.0
• 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

This charming townhouse in Brittany Woods offers a perfect blend of comfort and functionality. With 2 cozy bedrooms and a well-appointed full bathroom, this home is designed for easy living. The eat-in kitchen features stainless steel appliances, including a sleek stove and range hood, making meal prep a delight. The laminate plank flooring throughout adds a modern touch while ensuring durability. Natural light pours in through double-hung windows, creating a warm and inviting atmosphere. Enjoy the convenience of upper-floor laundry, making chores a breeze. The concrete driveway provides ample parking for you and your guests. Set on a manageable 0.14-acre lot, this home is perfect for those

Key facts

• 2 parking spots
• Built 1978
• Listed 23 days

Property features AI

Finance

• HOA & community: Ground rent paid annually

Exterior

• Parking: Concrete driveway with space for two vehicles (driveway provides 2 spaces); Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; 100 amp electric service; Hot water: Other
• Home design: Interior townhouse/rowhouse; Shingle, pitched roof; Double-hung windows; Fee simple ownership; Not in a federal flood zone
• Construction: Vinyl siding; Slab foundation; Building not winterized; Other structures above and below grade
• Exterior features: Chain link fencing; Lot dimensions approximately 30 x 210

Interior

• Kitchen: Refrigerator; Range hood; Stove; Stainless steel appliances
• Bedrooms: Two bedrooms on the first upper level
• Flooring: Laminate plank
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Eat-in kitchen; Not furnished
• Laundry & utility: Laundry on upper floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Zoned schools: Gloucester Township Elementary School (math 8% / reading 42%, grade F, #871 of 1,303 statewide, top 67%, 244 students, 33% FRL).
• Market conditions: Rents rising (+3.4%/yr); 329 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 24 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $200k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $197,000 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.07% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $205,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Berkshire Rd	0.04mi	2/1.0	1,050 (0%)	6mo	$206,000	$196	93
61 Berkshire Rd	0.08mi	3/1.0 (+1)	1,050 (0%)	3mo	$215,000	$205	89
9 Berkshire Rd	0.05mi	2/1.0	1,050 (0%)	11mo	$205,000	$195	89
69 Edinshire Rd	0.28mi	2/1.0	1,050 (0%)	3mo	$215,000	$205	85
57 Berkshire Rd	0.08mi	2/1.0	1,050 (0%)	22mo	$175,000	$167	78
34--A Maynard	0.20mi	2/1.0	1,020 (-3%)	18mo	$200,000	$196	71
152 Hampshire Rd	0.29mi	2/1.0	1,050 (0%)	21mo	$205,000	$195	69
16 Presidential Dr	0.47mi	2/1.0	1,056 (+1%)	18mo	$196,000	$186	62
51 Edinshire Rd	0.33mi	3/1.0 (+1)	1,162 (+11%)	6mo	$175,000	$151	57
61 Edinshire Rd	0.30mi	3/1.0 (+1)	1,162 (+11%)	9mo	$200,000	$172	56
62 Hampshire Rd	0.43mi	3/1.0 (+1)	1,162 (+11%)	13mo	$232,500	$200	46
82 Hampshire Rd	0.42mi	3/1.5 (+1)	1,162 (+11%)	17mo	$235,000	$202	42

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-7,101
• Equity at exit: $29,821

10-year hold

• IRR: 6.8%
• Equity multiple: 1.52×
• Total profit: $28,895
• Equity at exit: $17,292

Cash invested: $56,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$176 /mo · $2,110/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $384

Break-even live

Break-even rent $1,656

Max offer price $200,000

Occupancy floor 77%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Berkshire Rd Sicklerville, NJ	2.0	1.0	1050	$1,900	$1.81	1d	1	0.05mi
478 Jarvis Rd Sicklerville, NJ	3.0	1.0	1000	$2,150	$2.15	1d	1	0.25mi
79 Edinshire Rd Sicklerville, NJ	3.0	1.0	1050	$2,500	$2.38	15d	1	0.28mi
55 Presidential Dr Sicklerville, NJ	3.0	1.5	1332	$2,500	$1.88	3d	1	0.48mi
126 Presidential Dr Unit 1 Sicklerville, NJ	2.0	1.0	1056	$1,500	$1.42	16d	1	0.53mi
785 Jarvis Rd Unit B Sicklerville, NJ	2.0	1.0	1000	$1,900	$1.90	1d	1	0.73mi
30 Girard Ave Sicklerville, NJ	3.0	1.0	1008	$2,349	$2.33	16d	1	0.90mi
30 Girard Ave Sicklerville, NJ	3.0	1.0	1008	$2,349	$2.33	24d	1	0.90mi
423 Sonora Ln Sicklerville, NJ	2.0	1.5	1292	$2,400	$1.86	1d	1	0.94mi
33 Cottage Gate Rd Unit B Sicklerville, NJ	2.0	1.0	1200	$1,790	$1.49	1d	1	1.08mi
2403 Beacon Hill Dr Sicklerville, NJ	2.0	2.5	1248	$2,650	$2.12	1d	1	1.16mi

Listing history 23 events

1. 2026-06-18
   days on market $200,000 Active 24 DOM
2. 2026-06-17
   days on market $200,000 Active 23 DOM
3. 2026-06-16
   days on market $200,000 Active 22 DOM
4. 2026-06-15
   days on market $200,000 Active 21 DOM
5. 2026-06-13
   days on market $200,000 Active 19 DOM
6. 2026-06-13
   days on market $200,000 Active 18 DOM
7. 2026-06-09
   days on market $200,000 Active 15 DOM
8. 2026-06-08
   days on market $200,000 Active 14 DOM
9. 2026-06-07
   days on market $200,000 Active 13 DOM
10. 2026-06-04
    days on market $200,000 Active 10 DOM
11. 2026-06-03
    days on market $200,000 Active 9 DOM
12. 2026-06-02
    days on market $200,000 Active 8 DOM
13. 2026-06-01
    days on market $200,000 Active 7 DOM
14. 2026-05-31
    days on market $200,000 Active 6 DOM
15. 2026-05-21
    historical $200,000
16. 2018-06-06
    soldstatus $60,000
17. 2018-05-10
    historical
18. 2017-11-09
    listed $71,900 Active
19. 1996-05-06
    soldstatus $49,900
20. 1994-03-24
    soldstatus $33,190
21. 1989-09-05
    soldstatus $55,000
22. 1984-01-01
    soldstatus $43,000
23. 1979-02-01
    soldstatus $28,990

ⓘ 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: $2,110 · $176/mo
• Projected year-2 tax: $3,545 · $295/mo
• Expected delta: +$1,435/yr (+$120/mo · 68.0%)

ⓘ 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 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: $25,695
• − Mortgage interest: −$11,203
• − Property taxes: −$2,110
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$5,818
• Taxable income: $1,453
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $4,255/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

+589.9% since first listed

9 events — show timeline

• 2026-05-21 Coming Soon $200,000 BRIGHT MLS
• 2018-06-06 Sold (Public Records) $60,000 Public Records
• 2018-05-10 Listing Removed — BRIGHT MLS
• 2017-11-09 Listed $71,900 BRIGHT MLS
• 1996-05-06 Sold (Public Records) $49,900 Public Records
• 1994-03-24 Sold (Public Records) $33,190 Public Records
• 1989-09-05 Sold (Public Records) $55,000 Public Records
• 1984-01-01 Sold (Public Records) $43,000 Public Records
• 1979-02-01 Sold (Public Records) $28,990 Public Records

Property tax history

-1.3%/yr

Latest (2025): $2,110 · +1.9% YoY. Source: county tax records.