1564 Division St · National Park, NJ 08086

$285,000

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 9 Days on market

Built 1980 9,017 sqft lot Est $349k · 18% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely updated rancher in the desirable West Deptford area! Large eat-in kitchen with center island, spacious bedrooms with lots of closet space. HUGE back yard, great West Deptford schools, easy access to 295... Central Air - 5 years new. What are you waiting for?! Make a showing appointment today!!!

Key facts

• Fenced yard
• New hot water heater
• Eat-in kitchen

Tags

• FENCED YARD
• EAT-IN KITCHEN
• CENTER ISLAND WITH STORAGE
• STAINLESS STEEL APPLIANCES
• NEWER HVAC SYSTEM
• NEW HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $285k).

Location & tenants

• Location reads 73/100 on livability (#196 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B; Watch: amenities F, commute F.
• West Deptford Township School District (suburban): math 24% / reading 50% proficiency, ranked #253 of 472 in NJ (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: West Deptford Middle School (math 20% / reading 53%, grade F, #226 of 431 statewide, top 55%, 849 students, 26% FRL); West Deptford High School (math 32% / reading 57%, grade F, #149 of 399 statewide, top 40%, 781 students, 22% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: 39 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $128k; list at $285k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $285,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.74% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.56%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $349,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 9th St	0.33mi	3/1.0	1,063 (-12%)	2mo	$311,000	$293	64
306 9th St	0.39mi	3/1.0	1,063 (-12%)	0mo	$330,000	$310	62
810 Asbury Ave	0.60mi	3/1.0	1,272 (+6%)	2mo	$305,000	$240	61
1027 Asbury Ave	0.64mi	3/1.0	1,224 (+2%)	9mo	$147,000	$120	60
1437 Red Bank Ave	0.38mi	4/2.0 (+1)	1,176 (-2%)	12mo	$376,000	$320	59
805 N Grove Ave	0.45mi	2/1.0 (-1)	1,289 (+7%)	12mo	$320,000	$248	52
177 Asbury Ave	0.73mi	3/2.0	1,176 (-2%)	9mo	$391,000	$332	51
817 Asbury Ave	0.59mi	3/1.0	1,296 (+8%)	11mo	$305,000	$235	51
723 Pitman Ave	0.64mi	3/1.0	1,050 (-13%)	2mo	$305,000	$290	47
199 Columbia Ave	0.69mi	3/1.0	1,063 (-12%)	7mo	$310,000	$292	42
802 Wesley Ave	0.56mi	2/1.0 (-1)	1,048 (-13%)	9mo	$210,000	$200	40
605 Hessian Ave	0.67mi	2/1.0 (-1)	1,024 (-15%)	14mo	$100,000	$98	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: 15.0%
• Equity multiple: 1.60×
• Total profit: $47,974
• Equity at exit: $42,494

10-year hold

• IRR: 23.7%
• Equity multiple: 3.06×
• Total profit: $164,020
• Equity at exit: $24,642

Cash invested: $79,800 (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 08086

• Home prices YoY: -5.0%
• Active inventory: 39
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $4,948 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$397 /mo · $4,761/yr
• Insurance: −$119
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,039
• Net cashflow: $1,473

Break-even live

Break-even rent $3,084

Max offer price $285,000

Occupancy floor 65%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 Constitution Ave Philadelphia, PA	1.0–2.0	1.0–2.0	887	$4,277	$4.82	1d	56	1.25mi
1200 Normandy Pl Philadelphia, PA	1.0–3.0	1.0–2.0	1068	$7,601	$7.11	1d	65	1.28mi
1375 Lesher Ave West Deptford, NJ	3.0	2.0	1400	$2,800	$2.00	17d	1	1.28mi

Listing history 15 events

1. 2026-04-22
   status Pending
2. 2026-04-17
   historical Active Under Contract
3. 2026-04-08
   listed $285,000 Active
4. 2018-05-24
   soldstatus $128,500
5. 2018-05-02
   soldstatus $128,500 Sold 303-char remark

   Show marketing remark (303 chars)

   Lovely updated rancher in the desirable West Deptford area! Large eat-in kitchen with center island, spacious bedrooms with lots of closet space. HUGE back yard, great West Deptford schools, easy access to 295.. . Central Air - 5 years new. What are you waiting for?! Make a showing appointment today!!!

6. 2018-05-02
   soldstatus $128,500 Closed 303-char remark

   Show marketing remark (303 chars)

   Lovely updated rancher in the desirable West Deptford area! Large eat-in kitchen with center island, spacious bedrooms with lots of closet space. HUGE back yard, great West Deptford schools, easy access to 295.. . Central Air - 5 years new. What are you waiting for?! Make a showing appointment today!!!

7. 2018-04-16
   status Pending 303-char remark

   Show marketing remark (303 chars)

   Lovely updated rancher in the desirable West Deptford area! Large eat-in kitchen with center island, spacious bedrooms with lots of closet space. HUGE back yard, great West Deptford schools, easy access to 295... Central Air - 5 years new. What are you waiting for?! Make a showing appointment today!!!

8. 2018-04-16
   status Under Contract 303-char remark

   Show marketing remark (303 chars)

   Lovely updated rancher in the desirable West Deptford area! Large eat-in kitchen with center island, spacious bedrooms with lots of closet space. HUGE back yard, great West Deptford schools, easy access to 295... Central Air - 5 years new. What are you waiting for?! Make a showing appointment today!!!

9. 2018-03-27
   listed $124,999 Active 303-char remark

   Show marketing remark (303 chars)

   Lovely updated rancher in the desirable West Deptford area! Large eat-in kitchen with center island, spacious bedrooms with lots of closet space. HUGE back yard, great West Deptford schools, easy access to 295.. . Central Air - 5 years new. What are you waiting for?! Make a showing appointment today!!!

10. 2018-03-27
    listed $124,999 Active 303-char remark

    Show marketing remark (303 chars)

    Lovely updated rancher in the desirable West Deptford area! Large eat-in kitchen with center island, spacious bedrooms with lots of closet space. HUGE back yard, great West Deptford schools, easy access to 295.. . Central Air - 5 years new. What are you waiting for?! Make a showing appointment today!!!

11. 2006-03-27
    soldstatus $175,000
12. 2006-03-15
    soldstatus $175,000
13. 2006-01-12
    historical
14. 2005-11-09
    listed $175,000
15. 1979-10-01
    soldstatus $12,550

ⓘ 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: $4,761 · $397/mo
• Projected year-2 tax: $5,929 · $494/mo
• Expected delta: +$1,168/yr (+$97/mo · 24.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,382
• − Mortgage interest: −$15,964
• − Property taxes: −$4,761
• − Insurance: −$6,544
• − Repairs & maintenance: −$4,751
• − Management: −$4,751
• − Depreciation: −$8,291
• Taxable income: $14,321
• Est. tax owed @ 24.0%: −$3,437
• After-tax cash flow: $14,235/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: West Deptford Township School District
• NCES district ID: 3417430
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $68,308
• Composite: 33.65/100
• National rank: #5396
• State rank: #253 of 472 in NJ

Livability — National Park

• Score: 73/100
• State rank: #196
• US rank: #5566

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment B- Housing A+ Health & safety C+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,056
• Population (ZIP): 8,534

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Two or more races 5% Black 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Lithuanian 3% Italian 1%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 3%

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: ▼ -13.98%
• Current HPI: 268.6256
• 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

+2170.9% since first listed

15 events — show timeline

• 2026-04-22 Pending — BRIGHT MLS
• 2026-04-17 Contingent — BRIGHT MLS
• 2026-04-08 Listed $285,000 BRIGHT MLS
• 2018-05-24 Sold (Public Records) $128,500 Public Records
• 2018-05-02 Sold (MLS) $128,500 BRIGHT MLS
• 2018-05-02 Sold (MLS) $128,500 TREND
• 2018-04-16 Pending — BRIGHT MLS
• 2018-04-16 Pending — TREND
• 2018-03-27 Listed $124,999 BRIGHT MLS
• 2018-03-27 Listed $124,999 TREND
• 2006-03-27 Sold (Public Records) $175,000 Public Records
• 2006-03-15 Sold (MLS) $175,000 BRIGHT MLS
• 2006-01-12 Listing Removed — BRIGHT MLS
• 2005-11-09 Listed $175,000 BRIGHT MLS
• 1979-10-01 Sold (Public Records) $12,550 Public Records

Property tax history

+2.4%/yr

Latest (2025): $4,761 · -0.3% YoY. Source: county tax records.