105 Berkshire Rd · Sicklerville, NJ 08081

$210,000

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 154 Days on market

Built 1978 3,650 sqft lot Est $288k · 27% under

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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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• 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

Affordable, well-located, and full of potential—this Brittany Woods townhome is one to watch. This 2-bedroom, 1-bath home in the Brittany Woods community of Sicklerville puts convenience front and center, just minutes from the AC Expressway, Route 42, and all the shopping and dining along Cross Keys Road. With two private off-street parking spaces, both front and back yard space, and close proximity to schools including Camden County College, this home checks the boxes buyers care about most. Currently tenant occupied, with the tenant open to staying for an investor purchase and notified to vacate for a residential buyer, this property offers flexibility and upside. Whether you’

Key facts

• Built 1978
• Listed 154 days

Tags

• BRITTANY WOODS TOWNHOME
• PRIVATE OFF-STREET PARKING
• FRONT AND BACK YARD SPACE
• CLOSE PROXIMITY TO SCHOOLS

Property features AI

Exterior

• Parking: Concrete driveway; Off-street driveway parking
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Estimated year built
• Construction: Frame construction with vinyl siding; Slab foundation
• Exterior features: 25 x 146 lot; Located on a cul-de-sac

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard electric heat; Window air conditioning units (electric)
• Interior features: Estimated living area; No basement

🏷️ Possibly a rental listed for sale. The $210,000 price doesn't fit this home's estimated sale value (~$287,700) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: James W. Lilley Elementary School (math 15% / reading 42%, grade F, #774 of 1,303 statewide, top 60%, 490 students, 49% FRL); Ann A. Mullen Middle School (math 17% / reading 46%, grade F, #289 of 431 statewide, top 69%, 933 students, 40% FRL) — zoned schools average 45% FRL vs 28% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 2d 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 154 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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 $46k; list at $210k implies a 357% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% 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 $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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 1978 — 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: 1.05% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $287,700
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Renee Ct	0.33mi	3/1.0 (+1)	1,096 (+4%)	7mo	$315,000	$287	66
78 Girard Ave	0.56mi	3/1.0 (+1)	1,008 (-4%)	1mo	$285,000	$283	61
73 Girard Ave	0.55mi	3/1.0 (+1)	1,008 (-4%)	3mo	$299,999	$298	60
39 Girard Ave	0.68mi	3/1.0 (+1)	1,008 (-4%)	1mo	$205,000	$203	56
1974 Pine St	0.42mi	3/1.0 (+1)	1,008 (-4%)	18mo	$274,000	$272	53
87 Morgan St	0.54mi	3/1.0 (+1)	1,040 (-1%)	20mo	$285,000	$274	52
41 Fairmount Ave	0.70mi	3/1.0 (+1)	1,056 (+1%)	14mo	$265,000	$251	50
63 Fairmount Ave	0.61mi	3/1.0 (+1)	1,008 (-4%)	12mo	$300,000	$298	49
60 Delaware	0.73mi	3/1.0 (+1)	1,008 (-4%)	15mo	$248,000	$246	42
55 Delaware Ave	0.73mi	3/1.0 (+1)	1,008 (-4%)	16mo	$290,000	$288	41
31 Highland Ave	0.68mi	3/1.0 (+1)	1,008 (-4%)	21mo	$250,000	$248	39

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-10,114
• Equity at exit: $31,312

10-year hold

• IRR: 5.5%
• Equity multiple: 1.42×
• Total profit: $24,558
• Equity at exit: $18,157

Cash invested: $58,800 (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 08081

• Rents YoY: 3.4%
• Active inventory: 329
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,204 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$191 /mo · $2,288/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $361

Break-even live

Break-even rent $1,746

Max offer price $210,000

Occupancy floor 79%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
478 Jarvis Rd Sicklerville, NJ	3.0	1.0	1000	$2,150	$2.15	1d	1	0.05mi
79 Edinshire Rd Sicklerville, NJ	3.0	1.0	1050	$2,500	$2.38	15d	1	0.18mi
37 Berkshire Rd Sicklerville, NJ	2.0	1.0	1050	$1,900	$1.81	1d	1	0.22mi
785 Jarvis Rd Unit B Sicklerville, NJ	2.0	1.0	1000	$1,900	$1.90	1d	1	0.52mi
55 Presidential Dr Sicklerville, NJ	3.0	1.5	1332	$2,500	$1.88	4d	1	0.69mi
30 Girard Ave Sicklerville, NJ	3.0	1.0	1008	$2,349	$2.33	24d	1	0.71mi
30 Girard Ave Sicklerville, NJ	3.0	1.0	1008	$2,349	$2.33	17d	1	0.71mi
126 Presidential Dr Unit 1 Sicklerville, NJ	2.0	1.0	1056	$1,500	$1.42	17d	1	0.74mi
33 Cottage Gate Rd Unit B Sicklerville, NJ	2.0	1.0	1200	$1,790	$1.49	1d	1	0.87mi
423 Sonora Ln Sicklerville, NJ	2.0	1.5	1292	$2,400	$1.86	1d	1	1.04mi
2403 Beacon Hill Dr Sicklerville, NJ	2.0	2.5	1248	$2,650	$2.12	1d	1	1.30mi

Listing history 36 events

1. 2026-06-18
   days on market $210,000 Active 154 DOM
2. 2026-06-17
   days on market $210,000 Active 153 DOM
3. 2026-06-16
   days on market $210,000 Active 152 DOM
4. 2026-06-15
   days on market $210,000 Active 151 DOM
5. 2026-06-13
   days on market $210,000 Active 149 DOM
6. 2026-06-13
   days on market $210,000 Active 148 DOM
7. 2026-06-09
   days on market $210,000 Active 145 DOM
8. 2026-06-08
   days on market $210,000 Active 144 DOM
9. 2026-06-07
   days on market $210,000 Active 143 DOM
10. 2026-06-04
    days on market $210,000 Active 140 DOM
11. 2026-06-03
    days on market $210,000 Active 139 DOM
12. 2026-06-02
    days on market $210,000 Active 138 DOM
13. 2026-06-01
    days on market $210,000 Active 137 DOM
14. 2026-05-31
    days on market $210,000 Active 136 DOM
15. 2026-01-15
    listed $210,000 Active
16. 2026-01-15
    historical
17. 2025-09-30
    listed $215,000 Active
18. 2025-09-29
    historical
19. 2025-05-06
    listed $215,000 Active
20. 2025-05-05
    historical
21. 2016-06-30
    soldstatus $46,000
22. 2016-06-24
    soldstatus $46,000 Sold
23. 2016-06-24
    soldstatus $46,000
24. 2016-06-07
    status Under Contract
25. 2016-05-29
    historical
26. 2016-05-27
    listed $49,900 Active
27. 2016-05-27
    listed $49,900
28. 2016-05-06
    historical
29. 2015-11-06
    listed $50,000
30. 2003-11-25
    soldstatus $57,500
31. 2003-10-10
    soldstatus $57,500
32. 2003-07-28
    listed $57,500
33. 2002-07-30
    historical
34. 2002-01-30
    listed $65,000
35. 1986-06-13
    soldstatus $40,000
36. 1979-09-01
    soldstatus $30,990

ⓘ 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: $2,288 · $191/mo
• Projected year-2 tax: $3,759 · $313/mo
• Expected delta: +$1,470/yr (+$123/mo · 64.3%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $26,442
• − Mortgage interest: −$11,763
• − Property taxes: −$2,288
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$6,109
• Taxable income: $1,001
• Est. tax owed @ 24.0%: −$240
• After-tax cash flow: $4,096/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

+577.6% since first listed

22 events — show timeline

• 2026-01-15 Listing Removed — BRIGHT MLS
• 2026-01-15 Listed $210,000 BRIGHT MLS
• 2025-09-30 Listed $215,000 BRIGHT MLS
• 2025-09-29 Listing Removed — BRIGHT MLS
• 2025-05-06 Listed $215,000 BRIGHT MLS
• 2025-05-05 Coming Soon — BRIGHT MLS
• 2016-06-30 Sold (Public Records) $46,000 Public Records
• 2016-06-24 Sold (MLS) $46,000 BRIGHT MLS
• 2016-06-24 Sold (MLS) $46,000 TREND
• 2016-06-07 Pending — TREND
• 2016-05-29 Listing Removed — BRIGHT MLS
• 2016-05-27 Listed $49,900 TREND
• 2016-05-27 Listed $49,900 BRIGHT MLS
• 2016-05-06 Listing Removed — BRIGHT MLS
• 2015-11-06 Listed $50,000 BRIGHT MLS
• 2003-11-25 Sold (Public Records) $57,500 Public Records
• 2003-10-10 Sold (MLS) $57,500 BRIGHT MLS
• 2003-07-28 Listed $57,500 BRIGHT MLS
• 2002-07-30 Listing Removed — BRIGHT MLS
• 2002-01-30 Listed $65,000 BRIGHT MLS
• 1986-06-13 Sold (Public Records) $40,000 Public Records
• 1979-09-01 Sold (Public Records) $30,990 Public Records

Property tax history

-0.7%/yr

Latest (2025): $2,288 · +1.9% YoY. Source: county tax records.