53 Victoria Pl · Gloucester City, NJ 08030

$134,990

2 bd · 1.0 ba · 624 sqft · Townhouse public records · 48 Days on market

Built 1900 575 sqft lot

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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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Great investment opportunity, or looking to move in yourself. Home is currently tenant occupied. Home being sold as-is, but owner will provide CO through township.

Key facts

• Built 1900
• Listed 48 days

Property features AI

Exterior

• Parking: Dirt driveway; Alley access
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Year built estimated
• Construction: Frame construction; Block foundation; Above- and below-grade structures
• Exterior features: Lot dimensions approximately 14 x 41

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: 90% forced air heating; Natural gas heating; Central air conditioning (electric)
• Interior features: Estimated living area; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 92 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 32% 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 $934 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $85k; list at $135k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 40% 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 $130,940 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.26% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.65%
• DSCR: 1.52
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,540
• Equity at exit: $20,127

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $31,630
• Equity at exit: $11,671

Cash invested: $37,797 (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: 92
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$708
• Tax from tax record: −$209 /mo · $2,504/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $367

Break-even live

Break-even rent $1,231

Max offer price $134,990

Occupancy floor 73%

Sensitivity live

Price	-10% $443	-5% $405	+0% $367	+5% $329	+10% $290
Rent	-10% $233	-5% $300	+0% $367	+5% $434	+10% $501
Rate	-1.0pp $435	-0.5pp $401	base $367	+0.5pp $332	+1.0pp $296

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: $33,748
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Meadow Ln Gloucester City, NJ	1.0–2.0	1.0–2.0	833	$2,385	$2.86	25d	8	0.79mi
3081 Alabama Rd Camden, NJ	2.0	1.0	672	$1,650	$2.46	3d	1	1.12mi
1612 Independence Rd Camden, NJ	1.0–2.0	1.0	637	$1,350	$2.12	25d	1	1.21mi
3255 Crescent Dr Unit 03-3220 Camden, NJ	2.0	1.0	700	$1,350	$1.93	25d	1	1.28mi
3255 Crescent Dr Unit 16-1586 Camden, NJ	1.0	1.0	650	$1,085	$1.67	25d	1	1.28mi
3255 Crescent Dr Unit 02-3223 Camden, NJ	1.0	1.0	675	$1,085	$1.61	12d	1	1.28mi
3255 Crescent Dr Unit 08-1585 Camden, NJ	1.0	1.0	650	$1,200	$1.85	25d	1	1.28mi
50 Princeton Ave Bellmawr, NJ	2.0	1.0	720	$2,000	$2.78	2d	1	1.45mi
36 Jefferson Ave Unit A Mt Ephraim, NJ	2.0	1.0	644	$1,975	$3.07	25d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $134,990 Active 48 DOM
2. 2026-06-18
   days on market $134,990 Active 45 DOM
3. 2026-06-17
   days on market $134,990 Active 44 DOM
4. 2026-06-16
   days on market $134,990 Active 43 DOM
5. 2026-06-15
   days on market $134,990 Active 42 DOM
6. 2026-06-13
   days on market $134,990 Active 40 DOM
7. 2026-06-09
   days on market $134,990 Active 36 DOM
8. 2026-06-08
   days on market $134,990 Active 35 DOM
9. 2026-06-07
   days on market $134,990 Active 34 DOM
10. 2026-06-04
    days on market $134,990 Active 31 DOM
11. 2026-06-03
    days on market $134,990 Active 30 DOM
12. 2026-06-02
    days on market $134,990 Active 29 DOM
13. 2026-06-01
    days on market $134,990 Active 28 DOM
14. 2026-05-31
    days on market $134,990 Active 27 DOM
15. 2026-05-04
    listed $134,990 Active
16. 2026-04-30
    historical
17. 2026-04-10
    price $134,990
18. 2025-11-24
    listed $150,000 Active
19. 2022-07-01
    soldstatus $85,000
20. 2022-05-23
    soldstatus $85,000 Closed 163-char remark

    Show marketing remark (163 chars)

    Great investment opportunity, or looking to move in yourself. Home is currently tenant occupied. Home being sold as-is, but owner will provide CO through township.

21. 2022-03-04
    status Pending 163-char remark

    Show marketing remark (163 chars)

    Great investment opportunity, or looking to move in yourself. Home is currently tenant occupied. Home being sold as-is, but owner will provide CO through township.

22. 2022-02-11
    listed $94,500 Active 163-char remark

    Show marketing remark (163 chars)

    Great investment opportunity, or looking to move in yourself. Home is currently tenant occupied. Home being sold as-is, but owner will provide CO through township.

ⓘ 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: $2,504 · $209/mo
• Projected year-2 tax: $2,932 · $244/mo
• Expected delta: +$429/yr (+$36/mo · 17.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,349
• − Mortgage interest: −$7,562
• − Property taxes: −$2,504
• − Insurance: −$675
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$3,927
• Taxable income: $2,426
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $3,820/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

+42.8% since first listed

8 events — show timeline

• 2026-05-04 Listed $134,990 BRIGHT MLS
• 2026-04-30 Listing Removed — BRIGHT MLS
• 2026-04-10 Price Changed $134,990 BRIGHT MLS
• 2025-11-24 Listed $150,000 BRIGHT MLS
• 2022-07-01 Sold (Public Records) $85,000 Public Records
• 2022-05-23 Sold (MLS) $85,000 BRIGHT MLS
• 2022-03-04 Pending — BRIGHT MLS
• 2022-02-11 Listed $94,500 BRIGHT MLS

Property tax history

+3.2%/yr

Latest (2025): $2,504 · +5.6% YoY. Source: county tax records.