305 Texas Ave · Sicklerville, NJ 08094

$110,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 71 Days on market

Built 2003 Est $106k · at est.

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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 +5.6/15.0
• 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

MOVE RIGHT IN to this very well maintained 1320 SF double home built in 2003 ! There are 3 bedrooms, 2 full bathrooms, a stone fireplace in the living room, vaulted ceilings, and an open concept living room-kitchen-dining area. The beautiful kitchen has plenty of cabinet space, an island and all the appliances are included. This home has a covered front porch which faces an open area across the street and gives a spacious feel to the lot. There is propane gas cooking, central air, oil heat and SJ Gas is available at the street. The roof is 3 years old, the water heater is new and the upgraded skirting around the home helps insulate the home and keep the utility bills low. There is a large laundry room with a door to the side yard. The home is nicely landscaped and there is a large shed for storage. Colonial Estates is close to shopping and major roads. Buyers must be approved by the park before purchasing a home here. The lot fee is $630/mo. Water and sewer are separate bills. Ask for details and make your appointment today. You won't want to miss seeing this home!

Key facts

• Built 2003
• Listed 70 days

Property features AI

Finance

• HOA & community: Land lease community with $870 monthly land lease; Approximately 99 years remaining on land lease

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Manufactured property (double wide); Modular/Manufactured construction; Above-grade structures
• Construction: Estimated year built
• Exterior features: No tidal water on the property

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: 90% forced air heating; Oil-fired heat; Central air conditioning (electric)
• Interior features: Estimated living area; No basement; Two or more access exits

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.4% 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 B — 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; 7 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 34% 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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $110k implies a 83% gain — meaningful room to come down on a strong offer.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.47% ✓
• Cap rate: 21.41%
• Cash-on-cash: 53.97%
• DSCR: 3.40
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $105,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Eisenhower Ave	0.41mi	2/2.0 (-1)	1,056 (-12%)	9mo	$93,000	$88	48
141 Hewitt Ave	0.33mi	2/1.0 (-1)	1,100 (-8%)	24mo	$25,000	$23	42

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: 52.1%
• Equity multiple: 3.29×
• Total profit: $70,448
• Equity at exit: $16,401

10-year hold

• IRR: 57.4%
• Equity multiple: 6.69×
• Total profit: $175,124
• Equity at exit: $9,511

Cash invested: $30,800 (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: 3.4×

Monthly cashflow live

• Estimated rent: $2,716 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $1,385

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 44%

Sensitivity live

Price	-10% $1,461	-5% $1,423	+0% $1,385	+5% $1,347	+10% $1,309
Rent	-10% $1,171	-5% $1,278	+0% $1,385	+5% $1,493	+10% $1,600
Rate	-1.0pp $1,441	-0.5pp $1,413	base $1,385	+0.5pp $1,357	+1.0pp $1,328

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.18mi
1761 Glassboro Cross Keys Rd Williamstown, NJ	2.0	1.0	1300	$2,000	$1.54	20d	1	0.36mi
1941 N Black Horse Pike Williamstown, NJ	1.0–2.0	1.0	832	$1,662	$2.00	4d	1	0.39mi
1000 Fawn Dr Williamstown, NJ	1.0–2.0	1.0–2.0	1209	$6,006	$4.97	0d	1	0.73mi
212 Woodlawn Ave Unit B Sewell, NJ	2.0	1.0	1000	$1,750	$1.75	12d	1	0.88mi
100 Town Center Blvd Sewell, NJ	1.0–2.0	1.0–2.0	1107	$3,110	$2.81	0d	17	1.28mi
343 Brookdale Blvd Williamstown, NJ	3.0	2.5	1438	$2,500	$1.74	0d	1	1.33mi

Listing history 30 events

1. 2026-06-21
   days on market $110,000 Active 71 DOM
2. 2026-06-18
   days on market $110,000 Active 68 DOM
3. 2026-06-17
   days on market $110,000 Active 67 DOM
4. 2026-06-16
   days on market $110,000 Active 66 DOM
5. 2026-06-15
   days on market $110,000 Active 65 DOM
6. 2026-06-13
   days on market $110,000 Active 63 DOM
7. 2026-06-09
   days on market $110,000 Active 59 DOM
8. 2026-06-08
   days on market $110,000 Active 58 DOM
9. 2026-06-07
   days on market $110,000 Active 57 DOM
10. 2026-06-04
    days on market $110,000 Active 54 DOM
11. 2026-06-03
    days on market $110,000 Active 53 DOM
12. 2026-06-02
    days on market $110,000 Active 52 DOM
13. 2026-06-01
    days on market $110,000 Active 51 DOM
14. 2026-05-31
    days on market $110,000 Active 50 DOM
15. 2026-05-07
    price $110,000
16. 2026-04-30
    status Active
17. 2026-02-06
    historical
18. 2026-01-18
    listed $120,000 Active
19. 2020-08-19
    soldstatus $60,000 Closed 1081-char remark

    Show marketing remark (1081 chars)

    MOVE RIGHT IN to this very well maintained 1320 SF double home built in 2003 ! There are 3 bedrooms, 2 full bathrooms, a stone fireplace in the living room, vaulted ceilings, and an open concept living room-kitchen-dining area. The beautiful kitchen has plenty of cabinet space, an island and all the appliances are included. This home has a covered front porch which faces an open area across the street and gives a spacious feel to the lot. There is propane gas cooking, central air, oil heat and SJ Gas is available at the street. The roof is 3 years old, the water heater is new and the upgraded skirting around the home helps insulate the home and keep the utility bills low. There is a large laundry room with a door to the side yard. The home is nicely landscaped and there is a large shed for storage. Colonial Estates is close to shopping and major roads. Buyers must be approved by the park before purchasing a home here. The lot fee is $630/mo. Water and sewer are separate bills. Ask for details and make your appointment today. You won't want to miss seeing this home!

20. 2020-07-15
    status Pending 1081-char remark

    Show marketing remark (1081 chars)

    MOVE RIGHT IN to this very well maintained 1320 SF double home built in 2003 ! There are 3 bedrooms, 2 full bathrooms, a stone fireplace in the living room, vaulted ceilings, and an open concept living room-kitchen-dining area. The beautiful kitchen has plenty of cabinet space, an island and all the appliances are included. This home has a covered front porch which faces an open area across the street and gives a spacious feel to the lot. There is propane gas cooking, central air, oil heat and SJ Gas is available at the street. The roof is 3 years old, the water heater is new and the upgraded skirting around the home helps insulate the home and keep the utility bills low. There is a large laundry room with a door to the side yard. The home is nicely landscaped and there is a large shed for storage. Colonial Estates is close to shopping and major roads. Buyers must be approved by the park before purchasing a home here. The lot fee is $630/mo. Water and sewer are separate bills. Ask for details and make your appointment today. You won't want to miss seeing this home!

21. 2020-07-12
    historical Active Under Contract 1081-char remark

    Show marketing remark (1081 chars)

    MOVE RIGHT IN to this very well maintained 1320 SF double home built in 2003 ! There are 3 bedrooms, 2 full bathrooms, a stone fireplace in the living room, vaulted ceilings, and an open concept living room-kitchen-dining area. The beautiful kitchen has plenty of cabinet space, an island and all the appliances are included. This home has a covered front porch which faces an open area across the street and gives a spacious feel to the lot. There is propane gas cooking, central air, oil heat and SJ Gas is available at the street. The roof is 3 years old, the water heater is new and the upgraded skirting around the home helps insulate the home and keep the utility bills low. There is a large laundry room with a door to the side yard. The home is nicely landscaped and there is a large shed for storage. Colonial Estates is close to shopping and major roads. Buyers must be approved by the park before purchasing a home here. The lot fee is $630/mo. Water and sewer are separate bills. Ask for details and make your appointment today. You won't want to miss seeing this home!

22. 2020-07-03
    price $64,000 1081-char remark

    Show marketing remark (1081 chars)

    MOVE RIGHT IN to this very well maintained 1320 SF double home built in 2003 ! There are 3 bedrooms, 2 full bathrooms, a stone fireplace in the living room, vaulted ceilings, and an open concept living room-kitchen-dining area. The beautiful kitchen has plenty of cabinet space, an island and all the appliances are included. This home has a covered front porch which faces an open area across the street and gives a spacious feel to the lot. There is propane gas cooking, central air, oil heat and SJ Gas is available at the street. The roof is 3 years old, the water heater is new and the upgraded skirting around the home helps insulate the home and keep the utility bills low. There is a large laundry room with a door to the side yard. The home is nicely landscaped and there is a large shed for storage. Colonial Estates is close to shopping and major roads. Buyers must be approved by the park before purchasing a home here. The lot fee is $630/mo. Water and sewer are separate bills. Ask for details and make your appointment today. You won't want to miss seeing this home!

23. 2020-06-14
    listed $69,000 Active 1081-char remark

    Show marketing remark (1081 chars)

    MOVE RIGHT IN to this very well maintained 1320 SF double home built in 2003 ! There are 3 bedrooms, 2 full bathrooms, a stone fireplace in the living room, vaulted ceilings, and an open concept living room-kitchen-dining area. The beautiful kitchen has plenty of cabinet space, an island and all the appliances are included. This home has a covered front porch which faces an open area across the street and gives a spacious feel to the lot. There is propane gas cooking, central air, oil heat and SJ Gas is available at the street. The roof is 3 years old, the water heater is new and the upgraded skirting around the home helps insulate the home and keep the utility bills low. There is a large laundry room with a door to the side yard. The home is nicely landscaped and there is a large shed for storage. Colonial Estates is close to shopping and major roads. Buyers must be approved by the park before purchasing a home here. The lot fee is $630/mo. Water and sewer are separate bills. Ask for details and make your appointment today. You won't want to miss seeing this home!

24. 2011-08-04
    soldstatus $55,000 590-char remark

    Show marketing remark (590 chars)

    Welcome to 305 Texas Ave. Inexpensive living at its best. This, one owner, double wide mobile home offers convenience along with 3 bedrooms, 2 full baths, stone fireplace for those chilly nights and a fully operational kitchen with a built in microwave oven and dishwasher,laundry room, front and side decks all this located on one of the most quiet streets in the park. 556.00 per month includes taxes, water, sewer,trash and snow removal. New owner need to be approved by park management for credit and criminal history background check. This home is priced to sell, so make your offer!!!

25. 2011-08-04
    soldstatus $55,000

    Show marketing remark (590 chars)

    Welcome to 305 Texas Ave. Inexpensive living at its best. This, one owner, double wide mobile home offers convenience along with 3 bedrooms, 2 full baths, stone fireplace for those chilly nights and a fully operational kitchen with a built in microwave oven and dishwasher,laundry room, front and side decks all this located on one of the most quiet streets in the park. 556.00 per month includes taxes, water, sewer,trash and snow removal. New owner need to be approved by park management for credit and criminal history background check. This home is priced to sell, so make your offer!!!

26. 2011-07-30
    historical
27. 2011-07-09
    listed $59,995 590-char remark

    Show marketing remark (590 chars)

    Welcome to 305 Texas Ave. Inexpensive living at its best. This, one owner, double wide mobile home offers convenience along with 3 bedrooms, 2 full baths, stone fireplace for those chilly nights and a fully operational kitchen with a built in microwave oven and dishwasher,laundry room, front and side decks all this located on one of the most quiet streets in the park. 556.00 per month includes taxes, water, sewer,trash and snow removal. New owner need to be approved by park management for credit and criminal history background check. This home is priced to sell, so make your offer!!!

28. 2011-07-09
    listed $59,995

    Show marketing remark (590 chars)

    Welcome to 305 Texas Ave. Inexpensive living at its best. This, one owner, double wide mobile home offers convenience along with 3 bedrooms, 2 full baths, stone fireplace for those chilly nights and a fully operational kitchen with a built in microwave oven and dishwasher,laundry room, front and side decks all this located on one of the most quiet streets in the park. 556.00 per month includes taxes, water, sewer,trash and snow removal. New owner need to be approved by park management for credit and criminal history background check. This home is priced to sell, so make your offer!!!

29. 2007-08-31
    historical
30. 2007-08-17
    listed $68,000

ⓘ 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: $32,590
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,607
• − Management: −$2,607
• − Depreciation: −$3,200
• Taxable income: $15,814
• Est. tax owed @ 24.0%: −$3,795
• After-tax cash flow: $12,829/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

+61.8% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $110,000 BRIGHT MLS
• 2026-04-30 Relisted — BRIGHT MLS
• 2026-02-06 Listing Removed — BRIGHT MLS
• 2026-01-18 Listed $120,000 BRIGHT MLS
• 2020-08-19 Sold (MLS) $60,000 BRIGHT MLS
• 2020-07-15 Pending — BRIGHT MLS
• 2020-07-12 Contingent — BRIGHT MLS
• 2020-07-03 Price Changed $64,000 BRIGHT MLS
• 2020-06-14 Listed $69,000 BRIGHT MLS
• 2011-08-04 Sold (MLS) $55,000 BRIGHT MLS
• 2011-08-04 Sold (MLS) $55,000 TREND
• 2011-07-30 Listing Removed — BRIGHT MLS
• 2011-07-09 Listed $59,995 BRIGHT MLS
• 2011-07-09 Listed $59,995 TREND
• 2007-08-31 Listing Removed — BRIGHT MLS
• 2007-08-17 Listed $68,000 BRIGHT MLS