60 Farmhouse Rd · Sicklerville, NJ 08081

$240,000

3 bd · 1.5 ba · 1,342 sqft · Townhouse public records · 42 Days on market

Built 1979 5,144 sqft lot Est $323k · 26% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.4/10.0
• 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 MLS

Located in The Fields is this semi-attached twin home. Living room is open to the dining area. Kitchen and large family room complete the first floor. Upstairs are the three bedrooms and full bath. This is a Fannie Mae HomePath property.

Key facts

• 4 parking spots
• Built 1979
• Listed 42 days

Property features AI

Exterior

• Parking: Driveway parking (4 spaces); Total of 4 garage/parking spaces
• Utilities: Public water; Public sewer; Electric cooling; Natural gas for heating and hot water
• Home design: Semi-detached property; Finished above-grade living area (per assessor)
• Construction: Vinyl siding; Block foundation; Other structures noted above and below grade; Pets allowed (cats and dogs permitted)
• Exterior features: Wood fencing; Lot dimensions approximately 31.00 x 166.00; Not in a federal flood zone

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 3 bedrooms on the first upper level; Rooms include: Bedroom 1, Bedroom 2, Bedroom 3, Bonus Room
• Bathrooms: One full bathroom on upper level; One half bathroom on main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: 8 total rooms; No basement; 32"+ wide doors (accessible features)
• Laundry & utility: Laundry present (type not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $233k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Market conditions: Rents rising (+3.4%/yr); 329 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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).
• This rent runs 31% of the median local income ($106k/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 $2k of loan paydown is wiped out by about $7k 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 42 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 $34k; list at $240k implies a 604% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1979 — 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: 1.14% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $323,422
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Farmhouse Ct	0.03mi	3/1.5	1,342 (0%)	12mo	$250,000	$186	89
11 Farmhouse Ct	0.04mi	3/1.5	1,342 (0%)	13mo	$250,000	$186	87
22 Farm Field Ln	0.18mi	3/2.5	1,432 (+7%)	12mo	$345,000	$241	67
76 Village Green Ln	0.30mi	3/2.5	1,400 (+4%)	22mo	$350,000	$250	56

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-13,486
• Equity at exit: $35,785

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $24,504
• Equity at exit: $20,751

Cash invested: $67,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,728 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$417 /mo · $5,005/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $379

Break-even live

Break-even rent $2,248

Max offer price $240,000

Occupancy floor 81%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
862 Johnson Rd Sicklerville, NJ	4.0	2.0	1527	$3,500	$2.29	1d	1	0.66mi
540 Kali Rd Sicklerville, NJ	2.0–3.0	2.5	1575	$3,075	$1.95	1d	1	0.91mi
6 Parktown Pl Sicklerville, NJ	3.0	2.5	1824	$2,500	$1.37	5d	1	0.98mi
1000 Fawn Dr Williamstown, NJ	1.0–2.0	1.0–2.0	1209	$5,983	$4.95	1d	1	1.13mi
190 Kenwood Dr Sicklerville, NJ	2.0	1.0	912	$1,800	$1.97	44d	1	1.20mi
79 Edinshire Rd Sicklerville, NJ	3.0	1.0	1050	$2,500	$2.38	15d	1	1.41mi
37 Berkshire Rd Sicklerville, NJ	2.0	1.0	1050	$1,900	$1.81	1d	1	1.43mi
126 Presidential Dr Unit 1 Sicklerville, NJ	2.0	1.0	1056	$1,500	$1.42	17d	1	1.46mi

Listing history 20 events

1. 2026-05-14
   status Pending
2. 2026-04-27
   status Active
3. 2026-04-01
   historical
4. 2026-04-01
   price $240,000
5. 2026-03-11
   price $230,000
6. 2026-03-09
   listed $240,000 Active
7. 2026-03-07
   price $240,000
8. 2016-11-30
   soldstatus $34,073 237-char remark

   Show marketing remark (237 chars)

   Located in The Fields is this semi-attached twin home. Living room is open to the dining area. Kitchen and large family room complete the first floor. Upstairs are the three bedrooms and full bath. This is a Fannie Mae HomePath property.

9. 2016-11-30
   soldstatus $34,073 Sold 237-char remark

   Show marketing remark (237 chars)

   Located in The Fields is this semi-attached twin home. Living room is open to the dining area. Kitchen and large family room complete the first floor. Upstairs are the three bedrooms and full bath. This is a Fannie Mae HomePath property.

10. 2016-10-28
    status Under Contract 237-char remark

    Show marketing remark (237 chars)

    Located in The Fields is this semi-attached twin home. Living room is open to the dining area. Kitchen and large family room complete the first floor. Upstairs are the three bedrooms and full bath. This is a Fannie Mae HomePath property.

11. 2016-10-28
    historical 237-char remark

    Show marketing remark (237 chars)

    Located in The Fields is this semi-attached twin home. Living room is open to the dining area. Kitchen and large family room complete the first floor. Upstairs are the three bedrooms and full bath. This is a Fannie Mae HomePath property.

12. 2016-10-17
    listed $30,900 Active 237-char remark

    Show marketing remark (237 chars)

    Located in The Fields is this semi-attached twin home. Living room is open to the dining area. Kitchen and large family room complete the first floor. Upstairs are the three bedrooms and full bath. This is a Fannie Mae HomePath property.

13. 2016-10-14
    listed $30,900 237-char remark

    Show marketing remark (237 chars)

    Located in The Fields is this semi-attached twin home. Living room is open to the dining area. Kitchen and large family room complete the first floor. Upstairs are the three bedrooms and full bath. This is a Fannie Mae HomePath property.

14. 2010-08-31
    historical
15. 2010-02-02
    historical
16. 2010-01-19
    listed $128,500
17. 2009-08-17
    listed $100,000
18. 2009-08-03
    historical
19. 2008-07-28
    listed $145,000
20. 1986-07-17
    soldstatus $49,900

ⓘ 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: $5,005 · $417/mo
• Projected year-2 tax: $5,491 · $458/mo
• Expected delta: +$485/yr (+$40/mo · 9.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,735
• − Mortgage interest: −$13,444
• − Property taxes: −$5,005
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,619
• − Management: −$2,619
• − Depreciation: −$6,982
• Taxable income: $867
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $4,344/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

+381.0% since first listed

20 events — show timeline

• 2026-05-14 Pending — BRIGHT MLS
• 2026-04-27 Relisted — BRIGHT MLS
• 2026-04-01 Price Changed $240,000 BRIGHT MLS
• 2026-04-01 Listing Removed — BRIGHT MLS
• 2026-03-11 Price Changed $230,000 BRIGHT MLS
• 2026-03-09 Listed $240,000 BRIGHT MLS
• 2026-03-07 Price Changed $240,000 BRIGHT MLS
• 2016-11-30 Sold (MLS) $34,073 TREND
• 2016-11-30 Sold (MLS) $34,073 BRIGHT MLS
• 2016-10-28 Pending — TREND
• 2016-10-28 Listing Removed — BRIGHT MLS
• 2016-10-17 Listed $30,900 TREND
• 2016-10-14 Listed $30,900 BRIGHT MLS
• 2010-08-31 Listing Removed — BRIGHT MLS
• 2010-02-02 Listing Removed — BRIGHT MLS
• 2010-01-19 Listed $128,500 BRIGHT MLS
• 2009-08-17 Listed $100,000 BRIGHT MLS
• 2009-08-03 Listing Removed — BRIGHT MLS
• 2008-07-28 Listed $145,000 BRIGHT MLS
• 1986-07-17 Sold (Public Records) $49,900 Public Records

Property tax history

+2.0%/yr

Latest (2025): $5,005 · +2.5% YoY. Source: county tax records.