1004 Berwyck Ct · Sicklerville, NJ 08081

$197,500

2 bd · 2.0 ba · 908 sqft · SingleFamily public records · 10 Days on market

Built 1983 1.97 ac lot

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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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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

Welcome to 1004 Berwyck Court! Situated in the private La Bonne Vie community of Gloucester Township, this upper level two-bedroom, two full bath condo offers great potential. An open floor plan promotes seamless flow throughout the main living area. The kitchen has ample cabinet and counter space, the living room features vaulted ceilings with skylights, allowing for plenty of natural light and a wood-burning fireplace. The main floor bedroom has its own private balcony. The second-floor loft area is a huge bedroom, with vaulted ceilings, skylights and a full bathroom. Endless possibilities in a super-convenient location at a competitive price point! Schedule your tour today before it's too late !

Key facts

• Loft style penthouse
• Three skylights
• Fireplace

Tags

• LOFT STYLE PENTHOUSE
• FIREPLACE
• THREE SKYLIGHTS

Property features AI

Exterior

• Home design: Condo
• Construction: 908 total living area
• Exterior features: Approximately 1.97-acre lot

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $198k).
• Cap rate 8.3% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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.
• 4 sale attempts since 22y 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 $145k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $197,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.08% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.08%
• DSCR: 1.31
• GRM: 7.7

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-10,310
• Equity at exit: $29,448

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $21,565
• Equity at exit: $17,076

Cash invested: $55,300 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,137 high
• Mortgage (P&I): −$1,036
• Tax from tax record: −$244 /mo · $2,932/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $326

Break-even live

Break-even rent $1,724

Max offer price $197,500

Occupancy floor 80%

Sensitivity live

Price	-10% $438	-5% $382	+0% $326	+5% $270	+10% $214
Rent	-10% $157	-5% $242	+0% $326	+5% $411	+10% $495
Rate	-1.0pp $426	-0.5pp $376	base $326	+0.5pp $275	+1.0pp $223

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: $49,375
• Closing costs: $5,925
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Presidential Dr Unit 1 Sicklerville, NJ	2.0	1.0	1056	$1,500	$1.42	17d	1	0.72mi
12 Heatherwood Dr Sicklerville, NJ	3.0	1.0	1008	$2,500	$2.48	1d	1	0.98mi
37 Berkshire Rd Sicklerville, NJ	2.0	1.0	1050	$1,900	$1.81	1d	1	1.02mi
478 Jarvis Rd Sicklerville, NJ	3.0	1.0	1000	$2,150	$2.15	1d	1	1.13mi
79 Edinshire Rd Sicklerville, NJ	3.0	1.0	1050	$2,500	$2.38	15d	1	1.25mi

Listing history 9 events

1. 2026-06-18
   days on market $197,500 Active 10 DOM
2. 2026-06-17
   days on market $197,500 Active 9 DOM
3. 2026-06-16
   remarks 417-char remark
4. 2026-06-16
   days on market $197,500 Active 8 DOM
5. 2026-06-15
   days on market $197,500 Active 7 DOM
6. 2026-06-13
   days on market $197,500 Active 5 DOM
7. 2026-06-13
   days on market $197,500 Active 4 DOM
8. 2026-06-08
   remarks 314-char remark
9. 2026-06-08
   listed $197,500 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: $2,932 · $244/mo
• Projected year-2 tax: $3,925 · $327/mo
• Expected delta: +$993/yr (+$83/mo · 33.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $25,649
• − Mortgage interest: −$11,063
• − Property taxes: −$2,932
• − Insurance: −$988
• − Repairs & maintenance: −$2,052
• − Management: −$2,052
• − Depreciation: −$5,745
• Taxable income: $817
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $3,719/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

+199.2% since first listed

17 events — show timeline

• 2026-06-08 Listed $197,500 ForSaleByOwner.com
• 2026-05-15 Sold (Public Records) $145,000 Public Records
• 2025-11-14 Sold (MLS) $160,000 BRIGHT MLS
• 2025-07-28 Pending — BRIGHT MLS
• 2025-07-23 Sold (MLS) $160,000 BRIGHT MLS
• 2025-06-21 Contingent — BRIGHT MLS
• 2025-06-09 Listed $175,000 BRIGHT MLS
• 2006-06-16 Sold (Public Records) $128,000 Public Records
• 2006-05-30 Sold (MLS) $128,000 BRIGHT MLS
• 2006-04-24 Listing Removed — BRIGHT MLS
• 2006-04-17 Listed $128,000 BRIGHT MLS
• 2004-08-27 Sold (Public Records) $85,500 Public Records
• 2004-08-16 Sold (MLS) $85,500 BRIGHT MLS
• 2004-06-27 Listing Removed — BRIGHT MLS
• 2004-06-10 Listed $85,500 BRIGHT MLS
• 1991-04-02 Sold (Public Records) $68,000 Public Records
• 1988-01-21 Sold (Public Records) $66,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $2,932 · +2.5% YoY. Source: county tax records.