54 Libra Ln · Glassboro, NJ 08080

$249,000

3 bd · 1.0 ba · 967 sqft · SingleFamily public records · 15 Days on market

Built 1982 $257/sqft · at area comps Est $249k · at est.

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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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale. Property is Being sold "AS IS". 3 Bedrooms , 1 Bathroom Rancher Style Townhouse. No HOA.

Key facts

• 2 parking spots
• Built 1982
• Listed 15 days

Property features AI

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Fee simple ownership; Finished above-grade area noted (per assessor)
• Construction: Brick exterior; Slab foundation
• Exterior features: Brick construction; End-of-row townhouse; Lot dimensions approximately 30.00 x 0.00

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas); Natural gas hot water
• Interior features: No basement; Multiple exits (2+ access exits)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $39 ($463/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 $230k (7.6% below list).
• Recommended offer: $230k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.5% in Glassboro — 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 81/100 on livability (#57 in NJ, #1,498 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: cost of living D-.
• Washington Township School District (suburban): math 21% / reading 49% proficiency, ranked #257 of 472 in NJ (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Thomas Jefferson Elementary School (math 15% / reading 40%, grade F, #789 of 1,303 statewide, top 61%, 479 students, 25% FRL); Orchard Valley Middle School (math 14% / reading 52%, grade F, #271 of 431 statewide, top 64%, 489 students, 24% FRL); Washington Township High School (math 32% / reading 60%, grade D-, #133 of 399 statewide, top 34%, 2,075 students, 18% FRL).
• Market conditions: 143 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

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

• It's been on market 15 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $135k; list at $249k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $230,146 (7.6% below list)

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. 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?
3. 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?
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: 0.92% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (median comp): $248,784
• List price: $249,000
• Delta: 0.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-37,821
• Equity at exit: $37,127

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-29,481
• Equity at exit: $21,529

Cash invested: $69,720 (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 08080

• Home prices YoY: -33.2%
• Active inventory: 143
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,301 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$370 /mo · $4,441/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $39

Break-even live

Break-even rent $2,253

Max offer price $249,000

Occupancy floor 93%

Sensitivity live

Price	-10% $180	-5% $109	+0% $39	+5% $-32	+10% $-102
Rent	-10% $-143	-5% $-52	+0% $39	+5% $129	+10% $220
Rate	-1.0pp $164	-0.5pp $102	base $39	+0.5pp $-26	+1.0pp $-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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
388 Aldeberan Dr Sewell, NJ	3.0	1.0	967	$1,850	$1.91	15d	1	0.05mi
620 Covington Ct Sewell, NJ	2.0	2.0	1086	$2,250	$2.07	15d	1	0.71mi
656 Covington Ct Sewell, NJ	2.0	2.0	1086	$2,200	$2.03	15d	1	0.76mi
100 Town Center Blvd Sewell, NJ	1.0–2.0	1.0–2.0	1107	$3,075	$2.78	0d	16	1.29mi

Listing history 19 events

1. 2026-05-14
   listed $249,000 Active 477-char remark
2. 2026-05-13
   historical $249,000 477-char remark
3. 2026-03-27
   soldstatus $135,000 Closed 110-char remark

   Show marketing remark (110 chars)

   Short Sale. Property is Being sold "AS IS". 3 Bedrooms , 1 Bathroom Rancher Style Townhouse. No HOA.

4. 2025-11-07
   status Pending 110-char remark

   Show marketing remark (110 chars)

   Short Sale. Property is Being sold "AS IS". 3 Bedrooms , 1 Bathroom Rancher Style Townhouse. No HOA.

5. 2025-11-07
   listed $135,000 Active 110-char remark

   Show marketing remark (110 chars)

   Short Sale. Property is Being sold "AS IS". 3 Bedrooms , 1 Bathroom Rancher Style Townhouse. No HOA.

6. 2025-08-20
   historical
7. 2025-03-18
   price $254,000
8. 2025-03-18
   status Active
9. 2025-01-01
   status Pending
10. 2024-10-03
    listed $230,300 Active
11. 2024-03-26
    soldstatus $230,000
12. 2024-02-27
    soldstatus $230,000 Closed
13. 2024-01-29
    status Pending
14. 2024-01-08
    historical Active Under Contract
15. 2024-01-02
    status Active
16. 2023-12-29
    historical Active Under Contract
17. 2023-12-17
    listed $224,900 Active
18. 1985-01-01
    soldstatus $53,000
19. 1982-10-01
    soldstatus $51,295

ⓘ 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: $4,441 · $370/mo
• Projected year-2 tax: $5,320 · $443/mo
• Expected delta: +$880/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,618
• − Mortgage interest: −$13,948
• − Property taxes: −$4,441
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − Depreciation: −$7,244
• Taxable loss: −$3,678
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $1,346/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: Washington Township School District
• NCES district ID: 3417070
• Math proficiency: 21% ▼ -19.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $83,707
• Composite: 33.46/100
• National rank: #5456
• State rank: #257 of 472 in NJ

Livability — Glassboro

• Score: 81/100
• State rank: #57
• US rank: #1498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 25,098
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 38,159
• Household income: $122,262
• Rent vs Own: 13.0% rent · 87.0% own
• Severe rent burden: 637.0

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 (82%)
• Race & ethnicity: White 82% Black 6% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 2% Tagalog/Filipino 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: ▼ -152.50%
• Current HPI: 306.2983
• 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

+385.4% since first listed

21 events — show timeline

• 2026-05-28 Pending — BRIGHT MLS
• 2026-05-14 Listed $249,000 BRIGHT MLS
• 2026-05-13 Coming Soon $249,000 BRIGHT MLS
• 2026-05-08 Sold (Public Records) $135,000 Public Records
• 2026-03-27 Sold (MLS) $135,000 BRIGHT MLS
• 2025-11-07 Pending — BRIGHT MLS
• 2025-11-07 Listed $135,000 BRIGHT MLS
• 2025-08-20 Listing Removed — BRIGHT MLS
• 2025-03-18 Price Changed $254,000 BRIGHT MLS
• 2025-03-18 Relisted — BRIGHT MLS
• 2025-01-01 Pending — BRIGHT MLS
• 2024-10-03 Listed $230,300 BRIGHT MLS
• 2024-03-26 Sold (Public Records) $230,000 Public Records
• 2024-02-27 Sold (MLS) $230,000 BRIGHT MLS
• 2024-01-29 Pending — BRIGHT MLS
• 2024-01-08 Contingent — BRIGHT MLS
• 2024-01-02 Relisted — BRIGHT MLS
• 2023-12-29 Contingent — BRIGHT MLS
• 2023-12-17 Listed $224,900 BRIGHT MLS
• 1985-01-01 Sold (Public Records) $53,000 Public Records
• 1982-10-01 Sold (Public Records) $51,295 Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,441 · +14.5% YoY. Source: county tax records.