724 Hunter St · Gloucester City, NJ 08030

$330,000

5 bd · None ba · 1,726 sqft · MultiFamily public records · 7 Days on market

Built 1880 3,572 sqft lot Est $311k · 6% over

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.7/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Rare opportunity in Gloucester City! Fully renovated 6-bedroom, 2 full bathroom home offering generous living space and modern updates throughout. This property features a spacious and functional layout with six bedrooms, two full bathrooms, and large common areas, making it ideal for additional living space. The kitchen has been fully updated and includes a center island, providing both functionality and a modern feel. Both bathrooms have been renovated with updated finishes. The home also offers two separate laundry areas, adding convenience for everyday living. Additional improvements include a new water heater and new mini-split systems. The property also features a large, clean basement, rear deck, expansive backyard, and four off-street parking spaces in the rear. The home is vacant, clean, and move-in ready. All permits required by the municipality have been obtained, and the property is ready for its next owner. Conveniently located near Philadelphia, major highways, shopping, and local amenities.

Key facts

• Fully renovated
• Updated finishes
• Large clean basement

Tags

• FULLY RENOVATED
• UPDATED FINISHES
• TWO SEPARATE LAUNDRY AREAS
• NEW WATER HEATER
• NEW MINI-SPLIT SYSTEMS
• LARGE CLEAN BASEMENT

Property features AI

Finance

• Other: Fee simple ownership; Property condition listed as very good; Pets allowed with no pet restrictions

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Detached property; Estimated effective year of major remodel: 2025
• Construction: Brick and shingle siding exterior; Other foundation; Building is winterized; Estimated year built (source: estimated)
• Exterior features: Above-grade additional structure; Not in a federal flood zone; Ground rent paid annually; Municipality: Gloucester City; Cross street: 7th

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two main-level bedrooms; Two bedrooms on the first upper level; Two bedrooms on the second upper level
• Bathrooms: One full bathroom on the main level; One full bathroom on the first upper level; Two full bathrooms total
• Heating & cooling: Forced air heating with zoned system; Ductless / mini-split cooling
• Interior features: Eat-in kitchen; Unfinished basement with outside entrance; Living room and dining room
• Laundry & utility: Laundry located on the main floor and upper floor; Natural gas hot water

What this means for you Summary

Snapshot

• This is a 5-bed/?-bath multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $330k).
• Cap rate 15.1% 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; 2 comparable units currently listed for rent nearby; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• At $6,028/mo this rent would consume 114% of the median local household income ($63k/yr) (locally 431% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 $92k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 23y 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 $185k; list at $330k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 39% 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 $330,000

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.83% ✓
• Cap rate: 15.07%
• Cash-on-cash: 31.36%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $310,680
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Market St	0.11mi	4/2.0 (-1)	1,709 (-1%)	8mo	$260,000	$152	81
4 Barnard Ave	0.22mi	4/— (-1)	1,578 (-9%)	16mo	$309,000	$196	57
229 Sylvan Ave	0.72mi	4/2.0 (-1)	1,894 (+10%)	18mo	$340,000	$180	30

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: 26.2%
• Equity multiple: 2.09×
• Total profit: $100,446
• Equity at exit: $49,204

10-year hold

• IRR: 33.9%
• Equity multiple: 4.10×
• Total profit: $286,029
• Equity at exit: $28,532

Cash invested: $92,400 (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: 13.7×

Monthly cashflow live

• Estimated rent: $6,028 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$479 /mo · $5,753/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,266
• Net cashflow: $2,415

Break-even live

Break-even rent $2,972

Max offer price $330,000

Occupancy floor 55%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$6,027
Total (3 units)			$6,028

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Nicholson Rd Gloucester City, NJ	4.0	2.0	1968	$3,200	$1.63	24d	1	0.83mi
18 Pine St Westville, NJ	4.0	2.5	1800	$2,950	$1.64	1d	1	1.42mi

Listing history 36 events

1. 2026-04-17
   status Pending
2. 2026-04-16
   historical Active Under Contract - Attorney Review 1020-char remark

   Show marketing remark (1020 chars)

   Rare opportunity in Gloucester City! Fully renovated 6-bedroom, 2 full bathroom home offering generous living space and modern updates throughout. This property features a spacious and functional layout with six bedrooms, two full bathrooms, and large common areas, making it ideal for additional living space. The kitchen has been fully updated and includes a center island, providing both functionality and a modern feel. Both bathrooms have been renovated with updated finishes. The home also offers two separate laundry areas, adding convenience for everyday living. Additional improvements include a new water heater and new mini-split systems. The property also features a large, clean basement, rear deck, expansive backyard, and four off-street parking spaces in the rear. The home is vacant, clean, and move-in ready. All permits required by the municipality have been obtained, and the property is ready for its next owner. Conveniently located near Philadelphia, major highways, shopping, and local amenities.

3. 2026-04-10
   listed $330,000 Active
4. 2026-03-30
   listed $330,000 Active 1020-char remark

   Show marketing remark (1020 chars)

   Rare opportunity in Gloucester City! Fully renovated 6-bedroom, 2 full bathroom home offering generous living space and modern updates throughout. This property features a spacious and functional layout with six bedrooms, two full bathrooms, and large common areas, making it ideal for additional living space. The kitchen has been fully updated and includes a center island, providing both functionality and a modern feel. Both bathrooms have been renovated with updated finishes. The home also offers two separate laundry areas, adding convenience for everyday living. Additional improvements include a new water heater and new mini-split systems. The property also features a large, clean basement, rear deck, expansive backyard, and four off-street parking spaces in the rear. The home is vacant, clean, and move-in ready. All permits required by the municipality have been obtained, and the property is ready for its next owner. Conveniently located near Philadelphia, major highways, shopping, and local amenities.

5. 2026-02-03
   status Pending
6. 2026-02-03
   historical
7. 2026-01-23
   historical Active Under Contract
8. 2025-12-09
   price $299,000
9. 2025-12-09
   price $299,000
10. 2025-11-07
    price $310,000
11. 2025-11-06
    price $310,000
12. 2025-10-31
    price $320,000
13. 2025-10-31
    price $320,000
14. 2025-09-24
    listed $325,000 Active
15. 2025-09-24
    listed $325,000 Active
16. 2025-09-20
    historical
17. 2025-08-25
    historical Active Under Contract
18. 2025-08-25
    historical Active Under Contract
19. 2025-08-20
    status Pending
20. 2025-07-18
    listed $325,000 Active
21. 2025-07-17
    listed $325,000 Active
22. 2025-02-13
    soldstatus $185,000
23. 2024-11-29
    soldstatus $185,000 Closed
24. 2024-11-08
    historical Active Under Contract
25. 2024-10-15
    historical
26. 2024-10-15
    listed $185,000 Active
27. 2024-10-15
    soldstatus $142,000
28. 2024-10-03
    price $185,000
29. 2024-09-25
    price $189,900
30. 2024-09-13
    listed $195,000 Active
31. 2003-04-28
    soldstatus $44,848
32. 2003-03-13
    listed $44,848
33. 1991-05-23
    soldstatus $59,000
34. 1989-01-25
    soldstatus $217,500
35. 1986-12-01
    soldstatus $47,250
36. 1981-11-01
    soldstatus $23,800

ⓘ 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: $5,753 · $479/mo
• Projected year-2 tax: $6,985 · $582/mo
• Expected delta: +$1,232/yr (+$103/mo · 21.4%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% 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: $72,336
• − Mortgage interest: −$18,485
• − Property taxes: −$5,753
• − Insurance: −$1,650
• − Repairs & maintenance: −$5,787
• − Management: −$5,787
• − Depreciation: −$9,600
• Taxable income: $25,274
• Est. tax owed @ 24.0%: −$6,066
• After-tax cash flow: $22,910/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

+1286.6% since first listed

36 events — show timeline

• 2026-04-17 Pending — BRIGHT MLS
• 2026-04-16 Contingent — NJMLS
• 2026-04-10 Listed $330,000 BRIGHT MLS
• 2026-03-30 Listed $330,000 NJMLS
• 2026-02-03 Pending — BRIGHT MLS
• 2026-02-03 Listing Removed — BRIGHT MLS
• 2026-01-23 Contingent — NJMLS
• 2025-12-09 Price Changed $299,000 BRIGHT MLS
• 2025-12-09 Price Changed $299,000 NJMLS
• 2025-11-07 Price Changed $310,000 BRIGHT MLS
• 2025-11-06 Price Changed $310,000 NJMLS
• 2025-10-31 Price Changed $320,000 BRIGHT MLS
• 2025-10-31 Price Changed $320,000 NJMLS
• 2025-09-24 Listed $325,000 NJMLS
• 2025-09-24 Listed $325,000 BRIGHT MLS
• 2025-09-20 Listing Removed — BRIGHT MLS
• 2025-08-25 Contingent — NJMLS
• 2025-08-25 Contingent — BRIGHT MLS
• 2025-08-20 Pending — NJMLS
• 2025-07-18 Listed $325,000 NJMLS
• 2025-07-17 Listed $325,000 BRIGHT MLS
• 2025-02-13 Sold (Public Records) $185,000 Public Records
• 2024-11-29 Sold (MLS) $185,000 BRIGHT MLS
• 2024-11-08 Contingent — BRIGHT MLS
• 2024-10-15 Sold (Public Records) $142,000 Public Records
• 2024-10-15 Listed $185,000 BRIGHT MLS
• 2024-10-15 Listing Removed — BRIGHT MLS
• 2024-10-03 Price Changed $185,000 BRIGHT MLS
• 2024-09-25 Price Changed $189,900 BRIGHT MLS
• 2024-09-13 Listed $195,000 BRIGHT MLS
• 2003-04-28 Sold (MLS) $44,848 BRIGHT MLS
• 2003-03-13 Listed $44,848 BRIGHT MLS
• 1991-05-23 Sold (Public Records) $59,000 Public Records
• 1989-01-25 Sold (Public Records) $217,500 Public Records
• 1986-12-01 Sold (Public Records) $47,250 Public Records
• 1981-11-01 Sold (Public Records) $23,800 Public Records

Property tax history

+3.7%/yr

Latest (2025): $5,753 · +5.6% YoY. Source: county tax records.