1501 Clearbrook Ave · Westville, NJ 08096

$249,900

4 bd · 1.0 ba · 1,043 sqft · SingleFamily public records · 11 Days on market

Built 1954 6,300 sqft lot $240/sqft · 8% below area Est $270k · 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 +14.9/30.0
• ARV discount +10.9/15.0
• DSCR +4.6/10.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Deptford. Great opportunity for first time home buyers or investors! This 4 bedroom, 1 bathroom rancher features a functional single-level layout, spacious living area, and private yard. Huge detached garage. Fixed Solar payment just $93.25 ! Convenient location close to shopping, schools, and major roadways.

Key facts

• Spacious living area
• Private yard
• Single-level layout

Tags

• SINGLE-LEVEL LAYOUT
• SPACIOUS LIVING AREA
• PRIVATE YARD
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Detached garage (1 car); Driveway parking
• Utilities: Public water; Public sewer; Natural gas heating and hot water
• Home design: Detached structure; Frame construction
• Construction: Frame construction; Foundation: Other; Above- and below-grade structures noted
• Exterior features: Lot dimensions approximately 60 x 105; Solar panels

Interior

• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $73 ($876/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (5.8% below list).
• Recommended offer: $235k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.2% in Westville — 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 69/100 on livability (#294 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A-, housing A-; Watch: schools D, amenities F, commute F.
• Deptford Township Public School District (suburban): math 17% / reading 45% proficiency, ranked #326 of 472 in NJ (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 176 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 32% of the median local income ($89k/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 $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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 17y 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 $90k; list at $250k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $235,359 (5.8% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 8.8

CMA / ARV

• ARV (median comp): $270,169
• List price: $249,900
• Delta: -7.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Florence Ave	0.14mi	3/1.0 (-1)	1,005 (-4%)	9mo	$285,000	$284	75
1416 Cleveland	0.53mi	4/1.0	1,085 (+4%)	9mo	$295,000	$272	61
1420 Washington Ave	0.42mi	3/1.0 (-1)	1,034 (-1%)	23mo	$240,000	$232	55
1415 Lincoln Ave	0.37mi	3/1.0 (-1)	952 (-9%)	10mo	$220,000	$231	55
38 Burr Ave	0.70mi	3/1.0 (-1)	1,092 (+5%)	1mo	$340,000	$311	54
153 Cedar Ave	0.64mi	3/1.0 (-1)	1,059 (+2%)	12mo	$268,000	$253	52
1440 Lafayette Ave	0.35mi	3/1.5 (-1)	1,170 (+12%)	13mo	$262,650	$224	45
132 Oak Ave	0.72mi	3/1.5 (-1)	1,155 (+11%)	5mo	$320,000	$277	37
25 Cedar Ave	0.65mi	3/1.0 (-1)	1,152 (+10%)	13mo	$310,000	$269	36

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-35,772
• Equity at exit: $37,261

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-24,869
• Equity at exit: $21,607

Cash invested: $69,972 (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 08096

• Active inventory: 176
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,354 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$372 /mo · $4,460/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $73

Break-even live

Break-even rent $2,261

Max offer price $249,900

Occupancy floor 92%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Magnolia St Westville, NJ	3.0	1.5	1281	$2,000	$1.56	24d	1	0.41mi
13 Pine St Westville, NJ	3.0	1.0	1300	$2,000	$1.54	1d	1	1.10mi
1375 Lesher Ave West Deptford, NJ	3.0	2.0	1400	$2,800	$2.00	17d	1	1.24mi

Listing history 15 events

1. 2026-05-11
   listed $249,900 Active 321-char remark
2. 2026-02-20
   historical
3. 2026-01-06
   listed $249,900 Active
4. 2019-12-09
   soldstatus $90,000
5. 2014-04-30
   historical
6. 2014-02-17
   listed $99,900
7. 2013-11-19
   historical
8. 2013-05-21
   listed $99,990
9. 2013-05-19
   historical
10. 2012-11-19
    listed $110,000
11. 2009-03-23
    historical
12. 2009-02-24
    listed $149,900
13. 1983-05-20
    soldstatus $45,000
14. 1983-05-01
    soldstatus $45,000
15. 1980-07-01
    soldstatus $40,900

ⓘ 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: $4,460 · $372/mo
• Projected year-2 tax: $5,341 · $445/mo
• Expected delta: +$881/yr (+$73/mo · 19.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,243
• − Mortgage interest: −$13,998
• − Property taxes: −$4,460
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − Depreciation: −$7,270
• Taxable loss: −$3,254
• Est. tax savings @ 24.0%: +$781
• After-tax cash flow: $1,657/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: Deptford Township Public School District
• NCES district ID: 3403900
• Math proficiency: 17% ▼ -24.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $66,302
• Composite: 28.48/100
• National rank: #6741
• State rank: #326 of 472 in NJ

Livability — Westville

• Score: 69/100
• State rank: #294
• US rank: #8837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 9,224
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 35,336
• Household income: $89,013
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 1044.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 13% Black 12% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 1% Iranian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 2% Other Asian/Pacific 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: ▼ -239.24%
• Current HPI: 269.1606
• 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

+511.0% since first listed

16 events — show timeline

• 2026-05-22 Pending — BRIGHT MLS
• 2026-05-11 Listed $249,900 BRIGHT MLS
• 2026-02-20 Listing Removed — BRIGHT MLS
• 2026-01-06 Listed $249,900 BRIGHT MLS
• 2019-12-09 Sold (Public Records) $90,000 Public Records
• 2014-04-30 Listing Removed — BRIGHT MLS
• 2014-02-17 Listed $99,900 BRIGHT MLS
• 2013-11-19 Listing Removed — BRIGHT MLS
• 2013-05-21 Listed $99,990 BRIGHT MLS
• 2013-05-19 Listing Removed — BRIGHT MLS
• 2012-11-19 Listed $110,000 BRIGHT MLS
• 2009-03-23 Listing Removed — BRIGHT MLS
• 2009-02-24 Listed $149,900 BRIGHT MLS
• 1983-05-20 Sold (Public Records) $45,000 Public Records
• 1983-05-01 Sold (Public Records) $45,000 Public Records
• 1980-07-01 Sold (Public Records) $40,900 Public Records

Property tax history

+2.5%/yr

Latest (2025): $4,460 · +2.1% YoY. Source: county tax records.