5 Madeley Ct · Winslow, NJ 08081

$215,000

3 bd · 1.5 ba · 1,450 sqft · Townhouse public records · 10 Days on market

Built 1973 1,999 sqft lot Est $262k · 18% under $90/mo HOA · 4% 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.7/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3-bedroom, 1.5-bath 2-story townhome offering a spacious and functional floor plan. The main level features a comfortable living area, an eat-in kitchen with stainless steel appliances including a brand-new dishwasher, newer refrigerator and microwave, gas cooking, convenient first-floor laundry, and a powder room. Upstairs, you’ll find three generously sized bedrooms, including a primary bedroom with a walk-in closet, along with a full bath. Additional features include a newer hot water heater, recently replaced AC motor, fenced backyard, concrete patio, and storage shed. Offering plenty of space both inside and out, this home is ready for its next owner. Schedule you

Key facts

• $90 HOA
• 2 parking spots
• Built 1973

Property features AI

Finance

• Other: Ownership is fee simple; Above-grade finished area per assessor: 1,450; No below-grade finished area recorded; Year built recorded by assessor
• HOA & community: HOA fee of $90 monthly

Exterior

• Parking: Parking lot with 2 spaces; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric for cooling; Natural gas for heating and hot water
• Home design: Interior townhouse/rowhouse; Frame construction
• Construction: Frame construction; Slab foundation
• Exterior features: Lot dimensions approximately 20 x 100; No tidal water

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heating and hot water
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Winslow Township School District (suburban): math 11% / reading 36% proficiency, ranked #387 of 472 in NJ (top 82%) — 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; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $62k; list at $215k implies a 247% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $262,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Magnolia Ct	0.06mi	3/1.5	1,462 (+1%)	2mo	$215,000	$147	94
9 Melwood Ct	0.19mi	3/1.5	1,450 (0%)	5mo	$200,000	$138	87
29 Medford Ct	0.25mi	3/1.5	1,462 (+1%)	6mo	$215,000	$147	82
28 Melwood Ct	0.21mi	3/1.5	1,370 (-6%)	7mo	$190,000	$139	75
52 Memphis Ct	0.30mi	3/1.5	1,370 (-6%)	4mo	$200,000	$146	73
19 Vernon Ct	0.16mi	2/1.5 (-1)	1,300 (-10%)	7mo	$235,000	$181	64
12 Villanova Ct	0.29mi	3/1.5	1,280 (-12%)	3mo	$213,500	$167	64
18 High Meadows Dr	0.65mi	3/1.5	1,408 (-3%)	6mo	$275,000	$195	60
51 High Mdws	0.73mi	3/1.5	1,408 (-3%)	2mo	$275,000	$195	60
1 Meadowood Ln	0.70mi	2/1.5 (-1)	1,408 (-3%)	2mo	$272,000	$193	56
23 High Meadows Dr	0.69mi	2/1.5 (-1)	1,342 (-7%)	8mo	$260,000	$194	44
60 High Meadows Dr	0.67mi	4/2.0 (+1)	1,639 (+13%)	6mo	$320,000	$195	35

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-15,096
• Equity at exit: $32,057

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $15,172
• Equity at exit: $18,589

Cash invested: $60,200 (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: 7.8×

Monthly cashflow live

• Estimated rent: $2,308 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$222 /mo · $2,665/yr
• Insurance: −$90
• HOA: −$90
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $294

Break-even live

Break-even rent $1,936

Max offer price $215,000

Occupancy floor 82%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46 Magnolia Ct Sicklerville, NJ	2.0	1.5	1370	$2,200	$1.61	2d	1	0.02mi
28 Magnolia Ct Sicklerville, NJ	3.0	1.5	1450	$2,000	$1.38	43d	1	0.05mi
9 Marcia Ct Unit 9 Sicklerville, NJ	3.0	1.5	1462	$2,000	$1.37	1d	1	0.08mi
8 Vernon Ct Sicklerville, NJ	3.0	1.5	1300	$1,900	$1.46	3d	1	0.17mi
4 Milstone Ct Sicklerville, NJ	3.0	1.5	1462	$2,400	$1.64	1d	1	0.20mi
28 Melwood Ct Sicklerville, NJ	3.0	1.5	1370	$2,500	$1.82	15d	1	0.24mi
25 Memphis Ct Sicklerville, NJ	3.0	1.5	1450	$2,000	$1.38	18d	1	0.27mi
27 Villanova Ct Sicklerville, NJ	3.0	1.5	1280	$2,300	$1.80	2d	1	0.32mi
16 High Meadows Dr Sicklerville, NJ	3.0	1.5	1353	$2,600	$1.92	43d	1	0.69mi
110 High Meadows Dr Sicklerville, NJ	3.0	1.5	1408	$2,400	$1.70	43d	1	0.84mi
3 Lawrence Ct Sicklerville, NJ	2.0	1.0	968	$1,850	$1.91	1d	1	1.12mi

HOA detail

• Monthly dues: $90 · $1,080/yr
• Likely covers: watergas

Listing history 6 events

1. 2026-06-01
   days on market $215,000 Coming Soon 10 DOM
2. 2026-05-31
   days on market $215,000 Coming Soon 9 DOM
3. 2026-05-22
   historical $215,000
4. 1989-08-08
   soldstatus $62,000
5. 1986-02-26
   soldstatus $39,000
6. 1979-07-01
   soldstatus $28,808

ⓘ 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: $2,665 · $222/mo
• Projected year-2 tax: $4,009 · $334/mo
• Expected delta: +$1,344/yr (+$112/mo · 50.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,694
• − Mortgage interest: −$12,043
• − Property taxes: −$2,665
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,216
• − Management: −$2,216
• − HOA: −$1,080
• − Depreciation: −$6,255
• Taxable income: $145
• Est. tax owed @ 24.0%: −$35
• After-tax cash flow: $3,493/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: Winslow Township School District
• NCES district ID: 3418060
• Math proficiency: 11% ▼ -17.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $70,254
• Composite: 22.65/100
• National rank: #8057
• State rank: #387 of 472 in NJ

Livability — Winslow

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
• 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

+646.3% since first listed

4 events — show timeline

• 2026-05-22 Coming Soon $215,000 BRIGHT MLS
• 1989-08-08 Sold (Public Records) $62,000 Public Records
• 1986-02-26 Sold (Public Records) $39,000 Public Records
• 1979-07-01 Sold (Public Records) $28,808 Public Records

Property tax history

+0.4%/yr

Latest (2025): $2,665 · +1.9% YoY. Source: county tax records.