1401 Glassboro Rd · Wenonah, NJ 08090

$219,900

3 bd · 1.0 ba · 904 sqft · SingleFamily public records · 83 Days on market

Built 1925 Est $275k · 20% under ↓ 12% since listing

---

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 +19.7/30.0
• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• DSCR +6.2/10.0
• Schools +6.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cozy 3 bedroom, 1-bath home located in the desirable Wenonah area. Corner property featuring a large yard, porch, and full unfinished basement. Conveniently located near Deptford shopping centers, restaurants, and entertainment. Short commute to Philadelphia and easy access to major roadways leading to points along the Jersey Shore. Ideal for investors or buyers looking to renovate and add value. Property is being sold as-is, with the buyer responsible for all inspections, certifications, and repairs. Property utilizes a cesspool system.

Key facts

• Large yard
• Corner property
• 4 parking spots

Tags

• CORNER PROPERTY
• LARGE YARD
• FULL UNFINISHED BASEMENT
• EASY ACCESS TO MAJOR ROADWAYS
• SHORT COMMUTE TO PHILADELPHIA

Property features AI

Finance

• Other: Ownership is fee simple

Exterior

• Parking: Driveway parking for four vehicles; Total of four garage/parking spaces
• Utilities: Public water; Cesspool sewer; Natural gas heat and hot water
• Home design: Detached single-family home; One story (main living on main level)
• Construction: Frame construction; Block foundation; Above-grade and below-grade structures; Built year per assessor
• Exterior features: Corner lot; Lot dimensions approximately 70 x (unspecified)

Interior

• Kitchen: Kitchen
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Living room; Dining room; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $207k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#134 in NJ, #3,536 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Wenonah Boro School District (suburban): math 65% / reading 60% proficiency, ranked #179 of 612 in NJ (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Wenonah Elementary School (math 47% / reading 57%, grade C-, #209 of 1,303 statewide, top 19%, 166 students, 3% FRL); Gateway Regional High School (math 13% / reading 41%, grade F, #312 of 399 statewide, top 79%, 849 students, 23% FRL).
• Zoned-school proficiency averages 40% at this address vs 62% district-wide (-23 pts) — the specific schools serving this property underperform the Wenonah Boro School District average; the district grade overstates school quality for this exact location.
• Market conditions: 37 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

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.
• 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 83 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $66/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 50% 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 $206,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $274,816
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 Davis St	0.19mi	3/1.0	960 (+6%)	14mo	$280,000	$292	69
1339 Glassboro Rd	0.21mi	2/1.0 (-1)	836 (-8%)	14mo	$247,500	$296	61
410 N Clinton Ave	0.36mi	2/1.0 (-1)	998 (+10%)	0mo	$303,500	$304	60
598 Princeton Blvd	0.47mi	3/1.0	975 (+8%)	12mo	$305,000	$313	55
552 Allegheny Rd	0.65mi	3/1.5	840 (-7%)	2mo	$355,000	$423	55
483 University Blvd	0.73mi	3/1.0	840 (-7%)	12mo	$350,000	$417	44
353 Villanova Ave	0.59mi	3/1.0	975 (+8%)	22mo	$203,000	$208	41
614 Urian Ave	0.53mi	2/1.0 (-1)	774 (-14%)	14mo	$150,000	$194	34

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-23,358
• Equity at exit: $32,788

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,983
• Equity at exit: $19,013

Cash invested: $61,572 (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 08090

• Home prices YoY: -25.1%
• Active inventory: 37
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$471 /mo · $5,646/yr
• Insurance: −$92
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $190

Break-even live

Break-even rent $2,255

Max offer price $219,900

Occupancy floor 87%

Sensitivity live

Price	-10% $314	-5% $252	+0% $190	+5% $127	+10% $65
Rent	-10% $-8	-5% $91	+0% $190	+5% $288	+10% $387
Rate	-1.0pp $300	-0.5pp $246	base $190	+0.5pp $133	+1.0pp $75

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1482 Glassboro Rd Unit A Wenonah, NJ	2.0	1.0	1100	$2,200	$2.00	2d	1	0.40mi
523 Chestnut Ave Woodbury Heights, NJ	1.0–2.0	1.0–2.0	929	$3,007	$3.24	0d	138	0.67mi
118 Ashton Ct West Deptford, NJ	2.0	2.0	812	$2,275	$2.80	2d	1	1.46mi

Listing history 19 events

1. 2026-06-21
   days on market $219,900 Active 83 DOM
2. 2026-06-18
   days on market $219,900 Active 80 DOM
3. 2026-06-17
   days on market $219,900 Active 79 DOM
4. 2026-06-16
   days on market $219,900 Active 78 DOM
5. 2026-06-15
   price $219,900 Active 77 DOM
6. 2026-06-15
   days on market $229,900 Active 77 DOM
7. 2026-06-13
   days on market $229,900 Active 75 DOM
8. 2026-06-13
   days on market $229,900 Active 74 DOM
9. 2026-06-09
   days on market $229,900 Active 71 DOM
10. 2026-06-08
    days on market $229,900 Active 70 DOM
11. 2026-06-07
    days on market $229,900 Active 69 DOM
12. 2026-06-04
    days on market $229,900 Active 66 DOM
13. 2026-06-03
    days on market $229,900 Active 65 DOM
14. 2026-06-02
    days on market $229,900 Active 64 DOM
15. 2026-06-01
    days on market $229,900 Active 63 DOM
16. 2026-05-31
    days on market $229,900 Active 62 DOM
17. 2026-05-21
    price $229,900
18. 2026-04-24
    price $249,900
19. 2026-03-30
    listed $259,900 Active

ⓘ 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: $5,646 · $471/mo
• Projected year-2 tax: $5,646 · $471/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,945
• − Mortgage interest: −$12,318
• − Property taxes: −$5,646
• − Insurance: −$1,897
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − Depreciation: −$6,397
• Taxable loss: −$1,104
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $2,540/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: Wenonah Boro School District
• NCES district ID: 3417340
• Math proficiency: 65% ▬ 0.00%
• Reading proficiency: 60% ▼ -15.00%
• Median HH income: $103,274
• Composite: 59.75/100
• National rank: #1837
• State rank: #179 of 612 in NJ

Livability — Wenonah

• Score: 76/100
• State rank: #134
• US rank: #3536

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety B- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wenonah, NJ
• City population: 9,574
• Population (ZIP): 9,574

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 (79%)
• Race & ethnicity: White 79% Black 13% Two or more races 4% Hispanic / Latino 3% Asian 1% Pacific Islander 1%
• Common ancestry: Romanian 4% Scottish 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 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: ▼ -103.64%
• Current HPI: 308.8974
• Rent YoY: —
• Metro: —
• 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

-11.5% since first listed

3 events — show timeline

• 2026-05-21 Price Changed $229,900 BRIGHT MLS
• 2026-04-24 Price Changed $249,900 BRIGHT MLS
• 2026-03-30 Listed $259,900 BRIGHT MLS

Property tax history

+1.0%/yr

Latest (2025): $5,646 · +1.0% YoY. Source: county tax records.