407 Shelby Ct · Sicklerville, NJ 08081

$145,000

1 bd · 1.0 ba · 530 sqft · SingleFamily public records · 6 Days on market

Built 1983 1.85 ac lot $220/mo HOA · 12% of rent

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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 +20.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +6.6/10.0
• 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

For MLS purposes only.

Key facts

• Custom tile surround
• $220 HOA
• Community pool

Tags

• SPACIOUS EAT-IN KITCHEN
• RICH WALNUT CABINETRY
• CERAMIC TILE FLOORING
• WOOD-BURNING FIREPLACE
• CUSTOM TILE SURROUND
• PRIVATE CONCRETE PATIO

Property features AI

Finance

• Other: Ownership: Fee simple; Finished above-grade area 530 (per assessor)
• HOA & community: HOA fee $220 monthly

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Garden-style building (1–4 floors); Unit/flat; Entry on first floor
• Construction: Vinyl siding; Above grade and below grade structures; Year built per assessor
• Exterior features: Community pool; Parking lot

Interior

• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (Natural Gas); Central air conditioning (Natural Gas)
• Interior features: No basement; Living area per assessor
• Laundry & utility: Washer/dryer hook-up in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 7.9% 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; solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 26y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $145,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.24% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-10,217
• Equity at exit: $21,620

10-year hold

• IRR: 3.6%
• Equity multiple: 1.27×
• Total profit: $10,775
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$183 /mo · $2,193/yr
• Insurance: −$60
• HOA: −$220
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $194

Break-even live

Break-even rent $1,549

Max offer price $145,000

Occupancy floor 84%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $220 · $2,640/yr

Listing history 6 events

1. 2026-06-18
   days on market $145,000 Active 6 DOM
2. 2026-06-17
   days on market $145,000 Active 5 DOM
3. 2026-06-16
   days on market $145,000 Active 4 DOM
4. 2026-06-15
   days on market $145,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $145,000 Active 1 DOM

ⓘ 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: $2,193 · $183/mo
• Projected year-2 tax: $2,902 · $242/mo
• Expected delta: +$709/yr (+$59/mo · 32.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,537
• − Mortgage interest: −$8,122
• − Property taxes: −$2,193
• − Insurance: −$725
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − HOA: −$2,640
• − Depreciation: −$4,218
• Taxable income: $192
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $2,285/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

+258.0% since first listed

19 events — show timeline

• 2026-06-12 Listed $145,000 BRIGHT MLS
• 2024-07-11 Rental Removed $1,399 BRIGHTMLS
• 2024-07-11 Listed for Rent $1,399 BRIGHTMLS
• 2021-03-02 Sold (Public Records) $365,000 Public Records
• 2015-06-15 Sold (MLS) $40,000 BRIGHT MLS
• 2015-06-15 Sold (MLS) $40,000 TREND
• 2015-04-17 Listing Removed — BRIGHT MLS
• 2015-04-17 Listed $40,000 BRIGHT MLS
• 2015-04-17 Listed — TREND
• 2011-01-13 Listing Removed — BRIGHT MLS
• 2010-01-12 Listed $64,900 BRIGHT MLS
• 2005-01-04 Sold (Public Records) $69,000 Public Records
• 2004-11-19 Sold (MLS) $69,000 BRIGHT MLS
• 2004-10-20 Listed $69,000 BRIGHT MLS
• 2001-02-16 Sold (MLS) $22,448 BRIGHT MLS
• 2001-01-05 Listing Removed — BRIGHT MLS
• 2000-09-28 Listed $22,448 BRIGHT MLS
• 1990-05-30 Sold (Public Records) $42,000 Public Records
• 1989-08-01 Sold (Public Records) $40,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,193 · +2.5% YoY. Source: county tax records.