86 High Meadows Dr · Sicklerville, NJ 08081

$260,000

3 bd · 1.5 ba · 1,144 sqft · Townhouse public records · 8 Days on market

Built 2002 Est $244k · 7% over $60/mo HOA · 2% of rent

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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 +13.3/30.0
• ARV discount +4.5/15.0
• 1% rule +4.4/10.0
• DSCR +4.0/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

End unit. Wooded backdrop. Priced to make you look twice. Set in a quiet section of the community, this bright and open 3-bedroom townhome offers something buyers rarely find at this price point—privacy. As an end unit backing to the woods, you get added light, space, and a natural buffer that most homes here simply don’t have. Inside, the layout feels open and functional, with fresh paint throughout and a brand-new roof already taken care of—two major upgrades that remove the big-ticket worries for the next owner. The kitchen and flooring offer a chance to update over time, giving you the flexibility to personalize without paying a premium upfront. The garage has been con

Key facts

• Wooded backdrop
• Fresh paint
• Brand new roof

Tags

• WOODED BACKDROP
• QUIET SECTION
• ADDED LIGHT
• NATURAL BUFFER
• FRESH PAINT
• BRAND NEW ROOF

Property features AI

Finance

• HOA & community: Monthly HOA fee of $60; HOA covers lawn maintenance and management

Exterior

• Parking: Driveway parking (2 spaces); On-street parking; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Natural gas for heating, cooling, and hot water
• Home design: Condominium; End of Row/Townhouse structure; Asphalt roof
• Construction: Aluminum siding; Other foundation; Estimated year built
• Exterior features: End-of-row townhouse setting; Above-grade other structures

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Open floor plan; Dining area; Walk-in closet(s); Tub with shower; Carpeted areas
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-2 ($-24/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (6.1% below list).
• Recommended offer: $244k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Winslow Township School District (suburban): math 11% / reading 36% proficiency, ranked #387 of 472 in NJ (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Winslow Township Elementary School Three (math 8% / reading 22%, grade F, #1,124 of 1,303 statewide, top 88%, 457 students, 48% FRL); Winslow Township Middle School (math 14% / reading 42%, grade F, #335 of 431 statewide, top 79%, 764 students, 46% FRL); Winslow Township High School (math 10% / reading 36%, grade F, #337 of 399 statewide, top 85%, 1,273 students, 42% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 335 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $8k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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 $180k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,123 (6.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $243,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Lyons Ct	0.25mi	3/1.5	1,152 (+1%)	1mo	$263,000	$228	86
57 Vanderbilt Ct	0.53mi	3/1.5	1,120 (-2%)	3mo	$230,000	$205	69
54 Victoria Manor Ct	0.61mi	3/1.5	1,120 (-2%)	1mo	$224,000	$200	68
13 Lamont Ct	0.31mi	3/1.5	1,034 (-10%)	4mo	$229,999	$222	66
175 Villa Knoll Ct	0.75mi	3/1.5	1,140 (-0%)	0mo	$245,000	$215	64
195 Villa Knoll Ct	0.73mi	3/1.5	1,140 (-0%)	2mo	$230,000	$202	64
21 Locust Ct	0.35mi	3/1.0	1,034 (-10%)	2mo	$220,000	$213	64
18 Langdon Ct	0.36mi	3/1.0	1,034 (-10%)	3mo	$225,000	$218	62
9 Lawrence Ct	0.41mi	3/1.0	1,034 (-10%)	0mo	$234,900	$227	62
157 Villa Knoll Ct	0.74mi	3/1.5	1,160 (+1%)	3mo	$205,000	$177	60
17 Lawrence Ct	0.39mi	3/1.0	1,034 (-10%)	7mo	$210,000	$203	58
12 Villanova Ct	0.47mi	3/1.5	1,280 (+12%)	3mo	$213,500	$167	56

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-41,129
• Equity at exit: $38,767

10-year hold

• IRR: -6.6%
• Equity multiple: 0.57×
• Total profit: $-31,312
• Equity at exit: $22,480

Cash invested: $72,800 (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 08081

• Rents YoY: 3.4%
• Active inventory: 335
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,441 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$399 /mo · $4,786/yr
• Insurance: −$108
• HOA: −$60
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-2

Break-even live

Break-even rent $2,444

Max offer price $259,644

Occupancy floor 95%

Sensitivity live

Price	-10% $145	-5% $72	+0% $-2	+5% $-76	+10% $-149
Rent	-10% $-195	-5% $-98	+0% $-2	+5% $94	+10% $191
Rate	-1.0pp $129	-0.5pp $64	base $-2	+0.5pp $-69	+1.0pp $-138

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 High Meadows Dr Sicklerville, NJ	3.0	1.5	1408	$2,400	$1.70	45d	1	0.09mi
16 High Meadows Dr Sicklerville, NJ	3.0	1.5	1353	$2,600	$1.92	45d	1	0.13mi
3 Lawrence Ct Sicklerville, NJ	2.0	1.0	968	$1,850	$1.91	0d	1	0.39mi
27 Villanova Ct Sicklerville, NJ	3.0	1.5	1280	$2,300	$1.80	4d	1	0.47mi
28 Melwood Ct Sicklerville, NJ	3.0	1.5	1370	$2,500	$1.82	17d	1	0.61mi
25 Memphis Ct Sicklerville, NJ	3.0	1.5	1450	$2,000	$1.38	20d	1	0.61mi
4 Milstone Ct Sicklerville, NJ	3.0	1.5	1462	$2,400	$1.64	3d	1	0.61mi
8 Vernon Ct Sicklerville, NJ	3.0	1.5	1300	$1,900	$1.46	5d	1	0.62mi
28 Magnolia Ct Sicklerville, NJ	3.0	1.5	1450	$2,000	$1.38	45d	1	0.75mi
46 Magnolia Ct Sicklerville, NJ	2.0	1.5	1370	$2,200	$1.61	4d	1	0.81mi
9 Marcia Ct Unit 9 Sicklerville, NJ	3.0	1.5	1462	$2,000	$1.37	0d	1	0.86mi
41 Hampton Gate Dr Sicklerville, NJ	2.0	1.5	1272	$2,100	$1.65	20d	1	1.06mi
55 Hampton Gate Dr Sicklerville, NJ	2.0	1.5	1272	$2,000	$1.57	45d	1	1.06mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 8 events

1. 2026-06-10
   status $260,000 Pending 8 DOM
2. 2026-06-09
   days on market $260,000 Active 8 DOM
3. 2026-06-08
   days on market $260,000 Active 7 DOM
4. 2026-06-07
   days on market $260,000 Active 6 DOM
5. 2026-06-04
   days on market $260,000 Active 3 DOM
6. 2026-06-03
   days on market $260,000 Active 2 DOM
7. 2026-06-02
   remarks 681-char remark
8. 2026-06-02
   listed $260,000 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: $4,786 · $399/mo
• Projected year-2 tax: $5,630 · $469/mo
• Expected delta: +$844/yr (+$70/mo · 17.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $29,295
• − Mortgage interest: −$14,564
• − Property taxes: −$4,786
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − HOA: −$720
• − Depreciation: −$7,564
• Taxable loss: −$4,326
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $1,014/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: Winslow Township School District
• NCES district ID: 3418060
• Math proficiency: 11% ▼ -17.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $70,254
• Composite: 22.65/100
• National rank: #8057
• State rank: #387 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

+108.0% since first listed

18 events — show timeline

• 2026-06-01 Listed $260,000 BRIGHT MLS
• 2010-04-01 Listing Removed — BRIGHT MLS
• 2009-12-30 Listing Removed — BRIGHT MLS
• 2009-12-30 Listed $139,900 BRIGHT MLS
• 2009-07-21 Listed $139,900 BRIGHT MLS
• 2009-02-25 Listing Removed — BRIGHT MLS
• 2008-08-25 Listed $184,999 BRIGHT MLS
• 2008-08-22 Listing Removed — BRIGHT MLS
• 2008-03-22 Listed $184,999 BRIGHT MLS
• 2007-02-01 Sold (Public Records) $180,000 Public Records
• 2006-12-13 Sold (MLS) $180,000 BRIGHT MLS
• 2006-11-21 Listing Removed — BRIGHT MLS
• 2006-09-27 Listing Removed — BRIGHT MLS
• 2006-09-25 Listed $180,000 BRIGHT MLS
• 2006-07-22 Listed $177,000 BRIGHT MLS
• 2005-02-18 Sold (Public Records) $125,000 Public Records
• 2004-10-01 Sold (MLS) $125,000 BRIGHT MLS
• 2004-08-07 Listed $125,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2025): $4,786 · +1.9% YoY. Source: county tax records.