21 S Sussex St · Gloucester City, NJ 08030

$209,000

4 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 93 Days on market

Built 1900 1,119 sqft lot Est $260k · 20% 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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.1/10.0
• DSCR +5.1/10.0
• 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

Listing remarks MLS

Welcome to 21 S Sussex Ave! As you enter this beautiful townhome you will find all new flooring, an incredibly impressive kitchen & bath, 4 bedrooms with beautiful flooring & ceilings. S Sussex is just off of Market Street, close to schools & public transportation. Seller is including Refrigerator, built in microwave (both brand new), washer/dryer, stove & 2 window units as seen in the property (all as is condition). Is Gloucester City a good place to live? * * According to GOOGLE: "Living in Gloucester City offers residents a sparse suburban feel and most residents own their homes. In Gloucester City there are a lot of bars and parks. Many families live in Gloucester City & The public schools in Gloucester City are above average. " Call today for your tour! We are selling as-is just pack your bags as we are move-in ready!

Key facts

• Built in microwave
• Full basement
• Nice backyard

Tags

• RECENTLY REMODELED LIVING ROOM
• GRANITE COUNTERTOP
• BUILT IN MICROWAVE
• FULL BASEMENT
• NICE BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $190k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.7% in Gloucester City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Cold Springs School (math 8% / reading 17%, grade F, #1,172 of 1,303 statewide, top 91%, 842 students, 68% FRL); Gloucester City Middle School (math 8% / reading 36%, grade F, #383 of 431 statewide, top 90%, 779 students, 65% FRL); Gloucester City High School (math 21% / reading 42%, grade F, #275 of 399 statewide, top 69%, 702 students, 59% FRL).
• Market conditions: 92 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 40% 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 $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 93 days — a 9% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 38% 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 $190,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.01% ✓
• Cap rate: 6.96%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $260,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 N Brown St	0.44mi	3/1.0 (-1)	1,254 (+1%)	2mo	$235,000	$187	71
736 Hunter St	0.39mi	3/1.5 (-1)	1,264 (+2%)	17mo	$199,000	$157	57
402 Middlesex St	0.18mi	3/1.0 (-1)	1,348 (+9%)	20mo	$215,000	$159	56
111 Westminster St	0.42mi	3/1.5 (-1)	1,380 (+11%)	6mo	$242,000	$175	49
607 N Johnson Blvd	0.49mi	3/1.0 (-1)	1,098 (-12%)	7mo	$250,000	$228	47
130 Sparks Ave	0.66mi	3/1.0 (-1)	1,310 (+6%)	10mo	$275,000	$210	46
913 Mercer St	0.42mi	3/1.0 (-1)	1,100 (-11%)	22mo	$275,000	$250	38
929 Hudson St	0.40mi	3/2.0 (-1)	1,399 (+13%)	18mo	$320,000	$229	36
418 S Broadway	0.58mi	3/2.0 (-1)	1,344 (+8%)	18mo	$240,000	$179	35
400 Saint John St	0.56mi	3/2.0 (-1)	1,408 (+14%)	16mo	$260,000	$185	29
15 N Lane Ave	0.65mi	3/2.0 (-1)	1,381 (+11%)	18mo	$329,000	$238	27
24 Rutgers Ave	0.70mi	3/1.0 (-1)	1,092 (-12%)	21mo	$245,000	$224	25

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-26,327
• Equity at exit: $31,163

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-12,937
• Equity at exit: $18,071

Cash invested: $58,520 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,117 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$373 /mo · $4,473/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $117

Break-even live

Break-even rent $1,969

Max offer price $209,000

Occupancy floor 89%

Sensitivity live

Price	-10% $235	-5% $176	+0% $117	+5% $58	+10% $-2
Rent	-10% $-50	-5% $33	+0% $117	+5% $200	+10% $284
Rate	-1.0pp $222	-0.5pp $170	base $117	+0.5pp $63	+1.0pp $8

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
334 Middlesex St Gloucester City, NJ	3.0	1.0	896	$1,800	$2.01	26d	1	0.16mi
534 Bergen St Gloucester City, NJ	3.0	1.0	1246	$2,000	$1.61	20d	1	0.21mi
231 3rd St Gloucester City, NJ	3.0	2.0	1376	$2,150	$1.56	26d	1	0.24mi
602 Powell St Gloucester City, NJ	3.0	1.0	1170	$1,850	$1.58	26d	1	0.26mi
604 Hunter St Gloucester City, NJ	3.0	1.0	1066	$1,900	$1.78	6d	1	0.30mi
227 S Broadway Gloucester City, NJ	3.0	1.0	1123	$1,775	$1.58	26d	1	0.37mi
917 Koehler St Gloucester City, NJ	3.0	1.0	916	$1,800	$1.97	20d	1	0.69mi
1063 S Merrimac Rd Camden, NJ	4.0	1.0	1024	$1,900	$1.86	26d	1	0.87mi
1021 Monitor Rd Camden, NJ	3.0	1.0	1012	$1,710	$1.69	26d	1	0.91mi
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	26d	1	1.09mi
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	26d	1	1.24mi
3132 Independence Rd Camden, NJ	3.0	1.5	1168	$1,595	$1.37	24d	1	1.29mi

Listing history 18 events

1. 2026-04-14
   status Pending
2. 2026-04-10
   status Active
3. 2026-03-19
   status Pending
4. 2026-03-12
   historical Active Under Contract
5. 2026-01-19
   price $209,000
6. 2026-01-06
   price $219,900
7. 2025-12-13
   listed $224,900 Active
8. 2023-10-13
   soldstatus $195,000
9. 2023-09-11
   soldstatus $195,000 Closed 882-char remark

   Show marketing remark (882 chars)

   Welcome to 21 S Sussex Ave! As you enter this beautiful townhome you will find all new flooring, an incredibly impressive kitchen & bath, 4 bedrooms with beautiful flooring & ceilings. S Sussex is just off of Market Street, close to schools & public transportation. Seller is including Refrigerator, built in microwave (both brand new), washer/dryer, stove & 2 window units as seen in the property (all as is condition). Is Gloucester City a good place to live? * * According to GOOGLE: "Living in Gloucester City offers residents a sparse suburban feel and most residents own their homes. In Gloucester City there are a lot of bars and parks. Many families live in Gloucester City & The public schools in Gloucester City are above average. " Call today for your tour! We are selling as-is just pack your bags as we are move-in ready!

10. 2023-09-05
    status Pending 882-char remark

    Show marketing remark (882 chars)

    Welcome to 21 S Sussex Ave! As you enter this beautiful townhome you will find all new flooring, an incredibly impressive kitchen & bath, 4 bedrooms with beautiful flooring & ceilings. S Sussex is just off of Market Street, close to schools & public transportation. Seller is including Refrigerator, built in microwave (both brand new), washer/dryer, stove & 2 window units as seen in the property (all as is condition). Is Gloucester City a good place to live? * * According to GOOGLE: "Living in Gloucester City offers residents a sparse suburban feel and most residents own their homes. In Gloucester City there are a lot of bars and parks. Many families live in Gloucester City & The public schools in Gloucester City are above average. " Call today for your tour! We are selling as-is just pack your bags as we are move-in ready!

11. 2023-08-09
    listed $195,000 Active 882-char remark

    Show marketing remark (882 chars)

    Welcome to 21 S Sussex Ave! As you enter this beautiful townhome you will find all new flooring, an incredibly impressive kitchen & bath, 4 bedrooms with beautiful flooring & ceilings. S Sussex is just off of Market Street, close to schools & public transportation. Seller is including Refrigerator, built in microwave (both brand new), washer/dryer, stove & 2 window units as seen in the property (all as is condition). Is Gloucester City a good place to live? * * According to GOOGLE: "Living in Gloucester City offers residents a sparse suburban feel and most residents own their homes. In Gloucester City there are a lot of bars and parks. Many families live in Gloucester City & The public schools in Gloucester City are above average. " Call today for your tour! We are selling as-is just pack your bags as we are move-in ready!

12. 2016-01-29
    soldstatus $38,500 Sold 218-char remark

    Show marketing remark (218 chars)

    Large 3 story 4 bedroom home with updated windows, newer roof, newer heater and updated siding. Washer and dryer are included and dryer is bran new! Updated service panel & off street parking and lot is available.

13. 2016-01-29
    soldstatus $38,500

    Show marketing remark (218 chars)

    Large 3 story 4 bedroom home with updated windows, newer roof, newer heater and updated siding. Washer and dryer are included and dryer is bran new! Updated service panel & off street parking and lot is available.

14. 2016-01-18
    status Under Contract 218-char remark

    Show marketing remark (218 chars)

    Large 3 story 4 bedroom home with updated windows, newer roof, newer heater and updated siding. Washer and dryer are included and dryer is bran new! Updated service panel & off street parking and lot is available.

15. 2016-01-15
    historical
16. 2016-01-07
    listed $49,000 Active 218-char remark

    Show marketing remark (218 chars)

    Large 3 story 4 bedroom home with updated windows, newer roof, newer heater and updated siding. Washer and dryer are included and dryer is bran new! Updated service panel & off street parking and lot is available.

17. 2016-01-07
    listed $49,000

    Show marketing remark (218 chars)

    Large 3 story 4 bedroom home with updated windows, newer roof, newer heater and updated siding. Washer and dryer are included and dryer is bran new! Updated service panel & off street parking and lot is available.

18. 1975-11-14
    soldstatus $16,500

ⓘ 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: $4,473 · $373/mo
• Projected year-2 tax: $4,838 · $403/mo
• Expected delta: +$366/yr (+$30/mo · 8.2%)

ⓘ 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 38% 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: $25,407
• − Mortgage interest: −$11,707
• − Property taxes: −$4,473
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$6,080
• Taxable loss: −$1,963
• Est. tax savings @ 24.0%: +$471
• After-tax cash flow: $1,873/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

+1166.7% since first listed

18 events — show timeline

• 2026-04-14 Pending — BRIGHT MLS
• 2026-04-10 Relisted — BRIGHT MLS
• 2026-03-19 Pending — BRIGHT MLS
• 2026-03-12 Contingent — BRIGHT MLS
• 2026-01-19 Price Changed $209,000 BRIGHT MLS
• 2026-01-06 Price Changed $219,900 BRIGHT MLS
• 2025-12-13 Listed $224,900 BRIGHT MLS
• 2023-10-13 Sold (Public Records) $195,000 Public Records
• 2023-09-11 Sold (MLS) $195,000 BRIGHT MLS
• 2023-09-05 Pending — BRIGHT MLS
• 2023-08-09 Listed $195,000 BRIGHT MLS
• 2016-01-29 Sold (MLS) $38,500 BRIGHT MLS
• 2016-01-29 Sold (MLS) $38,500 TREND
• 2016-01-18 Pending — TREND
• 2016-01-15 Listing Removed — BRIGHT MLS
• 2016-01-07 Listed $49,000 TREND
• 2016-01-07 Listed $49,000 BRIGHT MLS
• 1975-11-14 Sold (Public Records) $16,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $4,473 · +66.1% YoY. Source: county tax records.