21 Cedarwood · Gloucester City, NJ 08030

$37,900

2 bd · None ba · 600 sqft · SingleFamily · 246 Days on market

Built 1971 10,000 sqft lot ↓ 34% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Key facts

• 0.23 acre lot
• Built 1971
• Listed 246 days

Property features AI

Finance

• Other: Ownership interest: Land lease

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer; Electric hot water; Propane (leased) heating fuel
• Home design: Manufactured home; Single-wide mobile home; Land lease ownership with approximately 127 years remaining; Land lease payment of $725 monthly; Estimated year built
• Construction: Vinyl siding; Above-grade structures
• Exterior features: Located in Crescent Park; Tidal water not present; Other lot features

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: Two bedrooms on the main level; Total of 2 bedrooms
• Flooring: Luxury vinyl plank flooring
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Estimated 600 finished above-grade square feet; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $38k).
• Recommended offer: $33k (12.0% below list) — sets the bar for market timing.
• Cap rate 46.4% vs local median 5.5% in Gloucester City — 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 72/100 on livability (#215 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+; Watch: amenities F, commute F.
• Gloucester City Public School District (suburban): math 11% / reading 34% proficiency, ranked #413 of 472 in NJ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 90 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 37% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $262 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $2k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $33,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 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 1971 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 5.11% ✓
• Cap rate: 46.44%
• Cash-on-cash: 143.40%
• DSCR: 7.38
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $210,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Cedarwood	0.01mi	2/1.0	600 (0%)	22mo	$62,000	$103	81
51 Jefferson Ave	0.73mi	2/1.0	648 (+8%)	4mo	$235,000	$363	49
37 Sartori Ave	0.43mi	3/1.0 (+1)	672 (+12%)	18mo	$235,000	$350	40

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: —
• Equity multiple: 8.04×
• Total profit: $74,656
• Equity at exit: $5,651

10-year hold

• IRR: —
• Equity multiple: 16.94×
• Total profit: $169,129
• Equity at exit: $3,277

Cash invested: $10,612 (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 08030

• Home prices YoY: -27.9%
• Active inventory: 90
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$47 /mo · $568/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $1,268

Break-even live

Break-even rent $332

Max offer price $37,900

Occupancy floor 30%

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: $9,475
• Closing costs: $1,137
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Princeton Ave Bellmawr, NJ	2.0	1.0	720	$2,000	$2.78	1d	1	0.61mi
5 Meadow Ln Gloucester City, NJ	1.0–2.0	1.0–2.0	833	$2,385	$2.86	24d	8	0.70mi
36 Jefferson Ave Unit A Mt Ephraim, NJ	2.0	1.0	644	$1,975	$3.07	24d	1	0.72mi
430 W Browning Rd Bellmawr, NJ	1.0–2.0	1.0	773	$1,970	$2.55	1d	17	1.13mi
279 S Black Horse Pike Mount Ephraim, NJ	1.0	1.0	625	$1,350	$2.16	5d	1	1.40mi
408 Broadway Westville, NJ	2.0	1.0	750	$1,375	$1.83	1d	1	1.44mi

Listing history 26 events

1. 2026-06-18
   days on market $37,900 Active 246 DOM
2. 2026-06-17
   days on market $37,900 Active 245 DOM
3. 2026-06-16
   days on market $37,900 Active 244 DOM
4. 2026-06-15
   days on market $37,900 Active 243 DOM
5. 2026-06-13
   days on market $37,900 Active 241 DOM
6. 2026-06-09
   days on market $37,900 Active 237 DOM
7. 2026-06-08
   days on market $37,900 Active 236 DOM
8. 2026-06-07
   days on market $37,900 Active 235 DOM
9. 2026-06-04
   days on market $37,900 Active 232 DOM
10. 2026-06-03
    days on market $37,900 Active 231 DOM
11. 2026-06-02
    days on market $37,900 Active 230 DOM
12. 2026-06-01
    days on market $37,900 Active 229 DOM
13. 2026-05-31
    days on market $37,900 Active 228 DOM
14. 2026-04-10
    price $37,900
15. 2026-03-02
    listed $40,000 Active
16. 2026-02-27
    soldstatus Closed
17. 2026-01-13
    status Pending
18. 2026-01-12
    historical Active Under Contract
19. 2025-11-26
    price $40,000
20. 2025-11-26
    listed $40,000 Active
21. 2025-11-14
    soldstatus Closed
22. 2025-11-03
    historical Active Under Contract
23. 2025-10-01
    price $46,000
24. 2025-09-10
    price $48,000
25. 2025-08-19
    price $49,900
26. 2025-08-04
    listed $57,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,241
• − Mortgage interest: −$2,123
• − Property taxes: −$568
• − Insurance: −$190
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$1,103
• Taxable income: $15,539
• Est. tax owed @ 24.0%: −$3,729
• After-tax cash flow: $11,488/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 City Public School District
• NCES district ID: 3406000
• Math proficiency: 11% ▼ -21.00%
• Reading proficiency: 34% ▼ -15.00%
• Median HH income: $51,231
• Composite: 20.01/100
• National rank: #8664
• State rank: #413 of 472 in NJ

Livability — Gloucester City

• Score: 72/100
• State rank: #215
• US rank: #5984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gloucester City, NJ
• County: Camden County · 407,624 people
• City population: 13,217
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 13,217
• Household income: $63,384
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 431.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Black 7% Asian 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10%
• Common ancestry: Romanian 4% Lithuanian 3% Hispanic 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 13% Other Indo-European 4% Arabic 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: ▼ -115.59%
• Current HPI: 298.9139
• Rent YoY: —
• 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

-34.1% since first listed

13 events — show timeline

• 2026-04-10 Price Changed $37,900 BRIGHT MLS
• 2026-03-02 Listed $40,000 BRIGHT MLS
• 2026-02-27 Sold (MLS) — BRIGHT MLS
• 2026-01-13 Pending — BRIGHT MLS
• 2026-01-12 Contingent — BRIGHT MLS
• 2025-11-26 Price Changed $40,000 BRIGHT MLS
• 2025-11-26 Listed $40,000 BRIGHT MLS
• 2025-11-14 Sold (MLS) — BRIGHT MLS
• 2025-11-03 Contingent — BRIGHT MLS
• 2025-10-01 Price Changed $46,000 BRIGHT MLS
• 2025-09-10 Price Changed $48,000 BRIGHT MLS
• 2025-08-19 Price Changed $49,900 BRIGHT MLS
• 2025-08-04 Listed $57,500 BRIGHT MLS