327 Sykesville Rd · Williamstown, NJ 08094

$349,777

3 bd · 1.5 ba · 1,668 sqft · SingleFamily public records · 37 Days on market

Built 1976 0.58 ac lot Est $382k · 8% under

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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 +13.0/30.0
• ARV discount +11.3/15.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pack Your Bags!Great Area, Near Ballfields, Great Rear Yd, Trane Xl1200super Hi Eff C/A Unit 6 Yrs Young Transferrable Warranty, 4 Yr Old Vinyl Fl In Kit & Din Rm, 4 Yr Old W/ W In Br 2 & 3,Owner Painting T/O New Insul Gar Dr, 1 Yr Wnt Poss:July 21 Has warranty.

Key facts

• Office space
• Open living room
• Relaxing views

Tags

• OPEN LIVING ROOM
• EAT-IN KITCHEN
• FAMILY ROOM
• OFFICE SPACE
• BONUS ROOM
• RELAXING VIEWS

Property features AI

Exterior

• Parking: Attached oversized garage (1 space); Driveway parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached property; Shingle roof; Replacement windows
• Construction: Vinyl siding; Built year estimated; Slab foundation
• Exterior features: Not in a federal flood zone; Lot approximately 0.58 acre

Interior

• Bedrooms: 3 bedrooms on the upper level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Electric hot water
• Interior features: Attic/house fan; Ceiling fan(s)
• Laundry & utility: Laundry area present

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-17 ($-209/yr) — negative.
• To cash-flow at today's rent, offer at most $347k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (10.9% below list).
• Recommended offer: $312k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in Williamstown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#289 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• 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: 268 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 39% 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 $10k 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 37 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $115k; list at $350k implies a 204% gain — meaningful room to come down on a strong offer.

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 $311,764 (10.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $381,972
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Oak St	0.16mi	3/2.0	1,568 (-6%)	4mo	$419,000	$267	77
643 Blue Bell Rd	0.32mi	3/2.0	1,570 (-6%)	5mo	$364,900	$232	69
221 Oak St	0.20mi	3/1.0	1,440 (-14%)	3mo	$255,000	$177	63
30 Tool Ln	0.20mi	4/2.5 (+1)	1,844 (+11%)	4mo	$345,000	$187	61
229 Ireland Ter	0.71mi	3/2.5	1,638 (-2%)	2mo	$385,000	$235	59
110 Washington Ave	0.57mi	4/2.0 (+1)	1,559 (-6%)	1mo	$370,000	$237	55
432 Madison Ave	0.56mi	3/1.5	1,464 (-12%)	1mo	$290,000	$198	52
921 N Beecham Rd	0.63mi	3/2.5	1,800 (+8%)	3mo	$430,000	$239	51
38 Walnut St	0.60mi	3/2.5	1,806 (+8%)	4mo	$360,000	$199	51
53 Linwood Ave	0.51mi	4/2.5 (+1)	1,832 (+10%)	1mo	$420,000	$229	50
109 Poplar St	0.55mi	4/2.0 (+1)	1,496 (-10%)	4mo	$330,000	$221	47
255 Washington Ave	0.70mi	4/2.5 (+1)	1,800 (+8%)	2mo	$410,000	$228	44

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-57,702
• Equity at exit: $52,153

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-51,325
• Equity at exit: $30,242

Cash invested: $97,938 (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: 268
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,118 high
• Mortgage (P&I): −$1,834
• Tax from tax record: −$500 /mo · $6,004/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $-17

Break-even live

Break-even rent $3,140

Max offer price $346,702

Occupancy floor 96%

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: $87,444
• Closing costs: $10,493
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Washington Ave Williamstown, NJ	3.0	1.5	1434	$2,600	$1.81	7d	1	0.54mi
913 Hampton Way Williamstown, NJ	4.0	2.0	2012	$2,750	$1.37	1d	1	0.60mi
385 N Tuckahoe Rd Unit 969 Williamstown, NJ	3.0	2.5	1500	$2,999	$2.00	24d	1	1.22mi
945 Woodview Ct Williamstown, NJ	3.0	2.5	1500	$2,999	$2.00	22d	1	1.25mi
969 Woodview Ct Williamstown, NJ	3.0	2.5	1500	$2,999	$2.00	20d	1	1.27mi

Listing history 6 events

1. 2026-05-20
   price $349,777
2. 2026-04-17
   listed $359,777 Active
3. 2000-12-12
   soldstatus $115,000
4. 2000-12-08
   soldstatus $115,000 271-char remark

   Show marketing remark (271 chars)

   Pack Your Bags!Great Area, Near Ballfields, Great Rear Yd, Trane Xl1200super Hi Eff C/A Unit 6 Yrs Young Transferrable Warranty, 4 Yr Old Vinyl Fl In Kit & Din Rm, 4 Yr Old W/ W In Br 2 & 3,Owner Painting T/O New Insul Gar Dr, 1 Yr Wnt Poss:July 21 Has warranty.

5. 2000-10-09
   historical 271-char remark

   Show marketing remark (271 chars)

   Pack Your Bags!Great Area, Near Ballfields, Great Rear Yd, Trane Xl1200super Hi Eff C/A Unit 6 Yrs Young Transferrable Warranty, 4 Yr Old Vinyl Fl In Kit & Din Rm, 4 Yr Old W/ W In Br 2 & 3,Owner Painting T/O New Insul Gar Dr, 1 Yr Wnt Poss:July 21 Has warranty.

6. 2000-06-19
   listed $115,000 271-char remark

   Show marketing remark (271 chars)

   Pack Your Bags!Great Area, Near Ballfields, Great Rear Yd, Trane Xl1200super Hi Eff C/A Unit 6 Yrs Young Transferrable Warranty, 4 Yr Old Vinyl Fl In Kit & Din Rm, 4 Yr Old W/ W In Br 2 & 3,Owner Painting T/O New Insul Gar Dr, 1 Yr Wnt Poss:July 21 Has warranty.

ⓘ 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: $6,004 · $500/mo
• Projected year-2 tax: $7,357 · $613/mo
• Expected delta: +$1,353/yr (+$113/mo · 22.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,412
• − Mortgage interest: −$19,593
• − Property taxes: −$6,004
• − Insurance: −$1,749
• − Repairs & maintenance: −$2,993
• − Management: −$2,993
• − Depreciation: −$10,175
• Taxable loss: −$6,095
• Est. tax savings @ 24.0%: +$1,463
• After-tax cash flow: $1,254/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 — Williamstown

• Score: 69/100
• State rank: #289
• US rank: #8603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamstown, NJ
• County: Gloucester County · 160,422 people
• City population: 41,595
• 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

+204.2% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $349,777 BRIGHT MLS
• 2026-04-17 Listed $359,777 BRIGHT MLS
• 2000-12-12 Sold (Public Records) $115,000 Public Records
• 2000-12-08 Sold (MLS) $115,000 BRIGHT MLS
• 2000-10-09 Listing Removed — BRIGHT MLS
• 2000-06-19 Listed $115,000 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2025): $6,004 · +2.9% YoY. Source: county tax records.