168 Dorian Dr · Sicklerville, NJ 08094

$249,999

2 bd · 2.0 ba · 1,600 sqft · SingleFamily · 24 Days on market

Built 2012 4,356 sqft lot Est $246k · at est.

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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 +20.1/30.0
• ARV discount +6.8/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright and Sunny on the outside, open and spacious on the inside. You are just going to love this well maintained manufactured home in Sunny Estates. Front porch greets you as you enter the home. Open and spacious living room and dining room. Bright and cheery kitchen with upgraded appliances, new flooring and lots of cabinets and counter space. Master suite with walk in closet and full bath with plenty of storage/linen closet. Great second bedroom that can double as a study or office. Hall bath is perfect for guest. Large laundry / utility area that opens to the backyard driveway and storage shed. Concrete crawl space with outside entry and sump pump. Nice yard with a treelined view. So much to see in this well cared for and beautifully maintained home.

Key facts

• Front porch
• Eat-in kitchen
• Lvp flooring

Tags

• FRONT PORCH
• EAT-IN KITCHEN
• LVP FLOORING
• HANDICAP RAMP

Property features AI

Finance

• HOA & community: Other community fees of $663 per month; Land lease payment of $769 per month

Exterior

• Parking: Driveway
• Utilities: Public water; Public septic; Electric service
• Home design: Manufactured home; Land lease ownership; Situated in a 55+ senior community
• Construction: Vinyl siding; Crawl space foundation; Estimated year built
• Exterior features: No basement; Above-grade structures

Interior

• Kitchen: Eat-in kitchen with pantry
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Electric hot water
• Interior features: Breakfast area; Ceiling fan(s); Dining area; Eat-in kitchen; Pantry; Skylight(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 270 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 32% of the median local income ($97k/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 $8k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $165k; list at $250k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $246,249 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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 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: 1.03% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $246,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Dorian Dr	0.01mi	2/2.0	1,680 (+5%)	1mo	$259,900	$155	90
161 Dorian Dr	0.02mi	2/2.0	1,680 (+5%)	2mo	$265,000	$158	89
14 Gibson Ln	0.07mi	2/2.0	1,680 (+5%)	8mo	$235,000	$140	82
301 Kennedy	0.18mi	3/2.0 (+1)	1,568 (-2%)	8mo	$129,000	$82	77
45 Gregory Dr	0.22mi	2/2.0	1,680 (+5%)	12mo	$258,000	$154	71
200 Harrison Ave	0.38mi	3/2.0 (+1)	1,650 (+3%)	5mo	$139,500	$85	68
209 Harrison Ave	0.37mi	3/2.0 (+1)	1,700 (+6%)	3mo	$145,000	$85	65
522 Buchannan Ave	0.50mi	3/2.0 (+1)	1,500 (-6%)	7mo	$103,000	$69	55
1510 N Main St	0.63mi	3/2.0 (+1)	1,686 (+5%)	9mo	$320,000	$190	49
1804 Lillian Dr	0.56mi	3/1.5 (+1)	1,784 (+12%)	0mo	$280,000	$157	47
509 Tuckahoe Rd	0.68mi	3/1.5 (+1)	1,716 (+7%)	4mo	$360,000	$210	46
203 Tyler Ave	0.60mi	3/3.0 (+1)	1,680 (+5%)	11mo	$130,000	$77	46

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-20,778
• Equity at exit: $37,276

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $7,423
• Equity at exit: $21,615

Cash invested: $70,000 (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 08094

• Active inventory: 270
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,578 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $309

Break-even live

Break-even rent $2,187

Max offer price $249,999

Occupancy floor 83%

Sensitivity live

Price	-10% $482	-5% $396	+0% $309	+5% $223	+10% $136
Rent	-10% $106	-5% $207	+0% $309	+5% $411	+10% $513
Rate	-1.0pp $435	-0.5pp $373	base $309	+0.5pp $244	+1.0pp $179

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 N Main St Williamstown, NJ	2.0	2.0	1064	$2,500	$2.35	0d	1	0.35mi
1761 Glassboro Cross Keys Rd Williamstown, NJ	2.0	1.0	1300	$2,000	$1.54	20d	1	0.50mi
1000 Fawn Dr Williamstown, NJ	1.0–2.0	1.0–2.0	1209	$6,006	$4.97	0d	1	0.55mi
100 Town Center Blvd Sewell, NJ	1.0–2.0	1.0–2.0	1107	$3,110	$2.81	0d	17	1.30mi
343 Brookdale Blvd Williamstown, NJ	3.0	2.5	1438	$2,500	$1.74	0d	1	1.32mi

Listing history 14 events

1. 2026-06-21
   days on market $249,999 Active 24 DOM
2. 2026-06-18
   days on market $249,999 Active 21 DOM
3. 2026-06-17
   days on market $249,999 Active 20 DOM
4. 2026-06-16
   days on market $249,999 Active 19 DOM
5. 2026-06-15
   days on market $249,999 Active 18 DOM
6. 2026-06-13
   pricedays on market $249,999 Active 16 DOM
7. 2026-06-09
   days on market $259,900 Active 12 DOM
8. 2026-06-08
   days on market $259,900 Active 11 DOM
9. 2026-06-07
   days on market $259,900 Active 10 DOM
10. 2026-06-04
    days on market $259,900 Active 7 DOM
11. 2026-06-03
    days on market $259,900 Active 6 DOM
12. 2026-06-02
    days on market $259,900 Active 5 DOM
13. 2026-06-01
    days on market $259,900 Active 4 DOM
14. 2026-05-31
    days on market $259,900 Active 3 DOM

ⓘ 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: $30,940
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,475
• − Management: −$2,475
• − Depreciation: −$7,273
• Taxable loss: −$287
• Est. tax savings @ 24.0%: +$69
• After-tax cash flow: $3,779/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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Sicklerville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 50,264
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -213.12%
• Current HPI: 278.3849
• 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

+136.3% since first listed

11 events — show timeline

• 2026-05-28 Listed $259,900 BRIGHT MLS
• 2021-10-15 Sold (MLS) $165,000 BRIGHT MLS
• 2021-09-09 Pending — BRIGHT MLS
• 2021-09-07 Contingent — BRIGHT MLS
• 2021-08-27 Price Changed $175,000 BRIGHT MLS
• 2021-08-27 Relisted — BRIGHT MLS
• 2021-06-08 Listing Removed — BRIGHT MLS
• 2021-06-05 Price Changed $149,900 BRIGHT MLS
• 2021-05-21 Listed $149,000 BRIGHT MLS
• 2015-03-31 Listing Removed — BRIGHT MLS
• 2015-03-27 Listed $110,000 BRIGHT MLS