233 N Third St · Gloucester City, NJ 08030

$130,000

3 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 51 Days on market

Built 1900 1,037 sqft lot Est $237k · 45% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained 3-bedroom, 1-bath home offers an excellent opportunity for investors seeking immediate income. The property is currently tenant-occupied and generating strong, consistent cash flow, making it a true turnkey investment. The home is in good condition, minimizing the need for immediate repairs or upgrades. With a functional layout and desirable three-bedroom setup, it appeals to a wide range of tenants, supporting long-term rental stability. Whether you’re looking to expand your portfolio or secure your first income-producing property, this is a solid, low-maintenance investment with reliable returns. - Buyer is responsible for the CO. - Seller is selling the propert

Key facts

• 1,037 sq ft lot
• Built 1900
• Listed 50 days

Property features AI

Finance

• Other: Improvement and land assessed values available
• Financial info: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public septic; Power available
• Home design: Detached structure; Frame construction
• Construction: Frame construction materials; Foundation: Other; Other structures above and below grade; Above-grade finished area reported by assessor (1,162)
• Exterior features: Lot dimensions approximately 14 x 74

Interior

• Bedrooms: 3 bedrooms on main level
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: Heating: Other; Cooling: Other; Heating fuel: Other; Cooling fuel: Natural gas; Hot water: Other
• Interior features: No basement; Living area reported by assessor

🏷️ Possibly a rental listed for sale. The $130,000 price doesn't fit this home's estimated sale value (~$237,048) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 5.5% in Gloucester City — 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 72/100 on livability (#215 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+; Watch: amenities F, commute F.
• Gloucester City Public School District (suburban): math 11% / reading 34% proficiency, ranked #413 of 472 in NJ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 92 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 39% of the median local income ($63k/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 $899 of loan paydown is wiped out by about $4k 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

• It's been on market 51 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $427/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.58% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.15%
• DSCR: 1.90
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $237,048
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 Jersey Ave	0.09mi	2/1.0 (-1)	1,038 (-11%)	4mo	$170,000	$164	69
111 N Sussex St	0.39mi	2/1.5 (-1)	1,088 (-6%)	6mo	$222,000	$204	59
606 N Brown St	0.67mi	3/1.0	1,254 (+8%)	2mo	$235,000	$187	54
607 N Johnson Blvd	0.73mi	3/1.0	1,098 (-6%)	7mo	$250,000	$228	51
736 Hunter St	0.40mi	3/1.5	1,264 (+9%)	17mo	$199,000	$157	50
913 Mercer St	0.65mi	3/1.0	1,100 (-5%)	22mo	$275,000	$250	43
915 Paul St	0.59mi	3/1.5	1,056 (-9%)	24mo	$250,000	$237	35
805 Mercer St	0.56mi	4/1.0 (+1)	1,002 (-14%)	17mo	$195,000	$195	32

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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-8,948
• Equity at exit: $19,383

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $8,820
• Equity at exit: $11,240

Cash invested: $36,400 (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 08030

• Home prices YoY: -27.9%
• Active inventory: 92
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$682
• Tax from tax record: −$277 /mo · $3,324/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $185

Break-even live

Break-even rent $1,822

Max offer price $130,000

Occupancy floor 86%

Sensitivity live

Price	-10% $258	-5% $221	+0% $185	+5% $148	+10% $111
Rent	-10% $22	-5% $103	+0% $185	+5% $266	+10% $347
Rate	-1.0pp $250	-0.5pp $218	base $185	+0.5pp $151	+1.0pp $117

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 3rd St Gloucester City, NJ	3.0	2.0	1376	$2,150	$1.56	25d	1	0.01mi
604 Hunter St Gloucester City, NJ	3.0	1.0	1066	$1,900	$1.78	5d	1	0.25mi
602 Powell St Gloucester City, NJ	3.0	1.0	1170	$1,850	$1.58	25d	1	0.26mi
227 S Broadway Gloucester City, NJ	3.0	1.0	1123	$1,775	$1.58	25d	1	0.40mi
334 Middlesex St Gloucester City, NJ	3.0	1.0	896	$1,800	$2.01	25d	1	0.40mi
534 Bergen St Gloucester City, NJ	3.0	1.0	1246	$2,000	$1.61	19d	1	0.43mi
917 Koehler St Gloucester City, NJ	3.0	1.0	916	$1,800	$1.97	19d	1	0.63mi
1063 S Merrimac Rd Camden, NJ	4.0	1.0	1024	$1,900	$1.86	25d	1	1.12mi
108 New Broadway Unit 120 Brooklawn, NJ	2.0	1.0	800	$1,800	$2.25	25d	1	1.12mi
3136 Tuckahoe Rd Camden, NJ	2.0	1.0	800	$1,350	$1.69	25d	1	1.13mi
1021 Monitor Rd Camden, NJ	3.0	1.0	1012	$1,710	$1.69	25d	1	1.16mi
5 Meadow Ln Gloucester City, NJ	1.0–2.0	1.0–2.0	833	$2,385	$2.86	25d	8	1.34mi
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	25d	1	1.34mi
3079 Alabama Rd Camden, NJ	2.0	1.0	832	$1,700	$2.04	25d	1	1.46mi
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	25d	1	1.50mi

Listing history 15 events

1. 2026-06-21
   days on market $130,000 Active 51 DOM
2. 2026-06-18
   days on market $130,000 Active 48 DOM
3. 2026-06-17
   days on market $130,000 Active 47 DOM
4. 2026-06-16
   days on market $130,000 Active 46 DOM
5. 2026-06-15
   days on market $130,000 Active 45 DOM
6. 2026-06-13
   days on market $130,000 Active 43 DOM
7. 2026-06-09
   days on market $130,000 Active 39 DOM
8. 2026-06-08
   days on market $130,000 Active 38 DOM
9. 2026-06-07
   days on market $130,000 Active 37 DOM
10. 2026-06-04
    days on market $130,000 Active 34 DOM
11. 2026-06-03
    days on market $130,000 Active 33 DOM
12. 2026-06-02
    days on market $130,000 Active 32 DOM
13. 2026-06-01
    days on market $130,000 Active 31 DOM
14. 2026-05-31
    days on market $130,000 Active 30 DOM
15. 2026-05-01
    listed $130,000 Active

ⓘ 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: $3,324 · $277/mo
• Projected year-2 tax: $3,324 · $277/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 45% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 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: $24,668
• − Mortgage interest: −$7,282
• − Property taxes: −$3,324
• − Insurance: −$5,768
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − Depreciation: −$3,782
• Taxable income: $565
• Est. tax owed @ 24.0%: −$136
• After-tax cash flow: $2,079/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 City Public School District
• NCES district ID: 3406000
• Math proficiency: 11% ▼ -21.00%
• Reading proficiency: 34% ▼ -15.00%
• Median HH income: $51,231
• Composite: 20.01/100
• National rank: #8664
• State rank: #413 of 472 in NJ

Livability — Gloucester City

• Score: 72/100
• State rank: #215
• US rank: #5984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gloucester City, NJ
• County: Camden County · 407,624 people
• City population: 13,217
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 13,217
• Household income: $63,384
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 431.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Black 7% Asian 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10%
• Common ancestry: Romanian 4% Lithuanian 3% Hispanic 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 13% Other Indo-European 4% Arabic 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: ▼ -115.59%
• Current HPI: 298.9139
• 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

1 event — show timeline

• 2026-05-01 Listed $130,000 BRIGHT MLS

Property tax history

+3.6%/yr

Latest (2025): $3,324 · +5.6% YoY. Source: county tax records.