43 La Cascata · Gloucester, NJ 08021

$245,000

3 bd · 1.5 ba · 1,264 sqft · SingleFamily public records · 26 Days on market

Built 1975 2,178 sqft lot Est $343k · 28% under $110/mo HOA · 5% 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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.3/10.0
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful La Cascata 3 bedroom 1.5 bath townhouse is inviting, move-in readyand brimming with updates. The kitchen has laminate flooring, a gas stove, a dishwasher,   recessed lighting, a built-in microwave, garbage disposal, and huge cabinets with plenty of space.  The home features a new roof with architectural shingles (2020), new central air conditioning (2019), new attic insulation (2019) a newer gas water heater (2016), laminate flooring and recessed lighting in the living room, white 6 panel doors, plenty of attic storage space,  and some newer vinyl windows.  The spacious master bedroom has both a walk-in closet with extensive shelving and one standard closet, and a ceiling fan/light fixture with remote. The 2nd and 3rd bedrooms both have ceiling fan/ light fixtures with remotes and plenty of closet space. The backyard has a newer vinyl fence (2015) and a storage shed (2015) and the front entrance has a newly cemented pad. There is a clubhouse and pool for the residents of the community and a baseball field across the street. This home has everything you have been looking for and it's conveniently located for shopping, public transportation and highway access. Schedule your appointment today!

Key facts

• $110 HOA
• Community pool
• Built 1975

Property features AI

Finance

• Other: Pets allowed with breed restrictions and case-by-case approval
• HOA & community: Monthly HOA fee of $110; HOA includes lawn maintenance, snow removal, and trash; Association recreation fee applies

Exterior

• Parking: Parking lot and off-street parking
• Utilities: Public water (also holding tank noted); Public sewer; Electric available; Natural gas available; Cable TV available; Phone service; Internet: Broadband, Cable, Satellite, DSL, Other; PV solar array(s) leased
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Estimated year built
• Construction: Stick built construction; Slab foundation; Architectural shingle roof; Above-grade structure
• Exterior features: Patio(s); Community pool; Lot dimensions approximately 20.67 x 110.00; Not in a federal flood zone

Interior

• Kitchen: Dishwasher; Microwave; Single oven; Gas range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate flooring; Carpet
• Bathrooms: One full bathroom on the main level; One half bathroom on the main level; Total: one full and one half bath
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Attic; Ceiling fan(s); Dining area; Walk-in closet(s); Dry wall walls and ceilings
• Laundry & utility: Washer and dryer on the main floor; 60+ gallon hot water tank

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $83 ($997/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 $227k (7.3% below list).
• Recommended offer: $227k (7.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: Highland Regional High School (math 9% / reading 41%, grade F, #325 of 399 statewide, top 81%, 1,204 students, 31% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 242 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 40% of the median local income ($68k/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.
• 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 26 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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 $110k; list at $245k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% 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 $227,127 (7.3% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.93% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $342,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Spinning Wheel Ln	0.23mi	3/2.5	1,366 (+8%)	7mo	$420,000	$307	66
901 Bentley Rd	0.72mi	3/1.5	1,290 (+2%)	4mo	$350,000	$271	60
809 Jaguar Rd	0.67mi	3/2.0	1,200 (-5%)	6mo	$325,000	$271	53
529 9th Ave	0.70mi	3/2.0	1,200 (-5%)	9mo	$325,000	$271	50
1069 Chews Lndg	0.73mi	2/2.0 (-1)	1,350 (+7%)	1mo	$442,150	$328	47
601 9th Ave	0.66mi	3/2.0	1,240 (-2%)	21mo	$307,000	$248	47
915 Bentley Rd	0.75mi	3/1.0	1,290 (+2%)	17mo	$299,000	$232	46
708 Robert Ave	0.66mi	3/1.0	1,360 (+8%)	12mo	$290,000	$213	44
39 Spring Garden St	0.57mi	3/1.0	1,092 (-14%)	6mo	$245,000	$224	44
1083 Chews Land Clem Rd	0.65mi	3/1.0	1,120 (-11%)	7mo	$270,000	$241	43
620 10th Ave	0.57mi	4/2.5 (+1)	1,360 (+8%)	14mo	$380,000	$279	40
524 8th Ave	0.73mi	4/2.0 (+1)	1,092 (-14%)	4mo	$315,000	$288	34

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 · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-34,318
• Equity at exit: $36,530

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-22,697
• Equity at exit: $21,183

Cash invested: $68,600 (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 08021

• Home prices YoY: -31.6%
• Rents YoY: 3.0%
• Active inventory: 242
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$214 /mo · $2,572/yr
• Insurance: −$102
• HOA: −$110
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $83

Break-even live

Break-even rent $2,166

Max offer price $245,000

Occupancy floor 91%

Sensitivity live

Price	-10% $222	-5% $152	+0% $83	+5% $14	+10% $-56
Rent	-10% $-96	-5% $-7	+0% $83	+5% $173	+10% $263
Rate	-1.0pp $206	-0.5pp $145	base $83	+0.5pp $20	+1.0pp $-45

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–2.0	885	$2,072	$2.34	0d	25	0.30mi
1600 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–1.5	900	$1,600	$1.78	26d	1	0.39mi
1801 Broadacres Dr Clementon, NJ	2.0	1.0–2.0	910	$1,978	$2.17	0d	8	0.50mi
1341 Blackwood Clementon Rd Clementon, NJ	1.0–2.0	1.0	925	$2,669	$2.89	0d	22	0.56mi
1109 Huntingdon Mews Clementon, NJ	2.0	2.0	946	$1,750	$1.85	17d	1	0.57mi
500 Chews Landing Rd Lindenwold, NJ	1.0–2.0	1.0	875	$1,750	$2.00	26d	1	0.59mi
51 Chiswick Dr Unit 1 Lindenwold, NJ	3.0	2.0	1110	$2,650	$2.39	0d	1	0.64mi
34 Heron Pl Clementon, NJ	3.0	1.5	1847	$2,500	$1.35	0d	1	0.69mi
9 Georgetown Rd Lindenwold, NJ	3.0	2.5	1268	$2,600	$2.05	0d	1	0.70mi
1200 Little Gloucester Rd Clementon, NJ	1.0–2.0	1.0	875	$3,100	$3.54	0d	1	0.94mi
359 Lake Blvd Lindenwold, NJ	3.0	2.0	1196	$2,900	$2.42	0d	1	1.14mi
105 Blackwood Clementon Rd Lindenwold, NJ	1.0–2.0	1.0	800	$1,600	$2.00	18d	1	1.15mi
4402 Aberdeen Ln Blackwood, NJ	2.0	2.5	1257	$2,600	$2.07	0d	1	1.41mi
8 Pinehurst Ct Blackwood, NJ	4.0	2.5	1332	$2,800	$2.10	0d	1	1.48mi

HOA detail

• Monthly dues: $110 · $1,320/yr
• Likely covers: watertrashgaspool

Listing history 20 events

1. 2026-05-06
   status Pending
2. 2026-04-11
   listed $245,000 Active
3. 2026-04-03
   historical $245,000
4. 2021-02-26
   soldstatus $110,500
5. 2020-10-29
   soldstatus $110,500 Closed 1289-char remark

   Show marketing remark (1289 chars)

   This beautiful La Cascata 3 bedroom 1.5 bath townhouse is inviting, move-in readyand brimming with updates. The kitchen has laminate flooring, a gas stove, a dishwasher,   recessed lighting, a built-in microwave, garbage disposal, and huge cabinets with plenty of space.  The home features a new roof with architectural shingles (2020), new central air conditioning (2019), new attic insulation (2019) a newer gas water heater (2016), laminate flooring and recessed lighting in the living room, white 6 panel doors, plenty of attic storage space,  and some newer vinyl windows.  The spacious master bedroom has both a walk-in closet with extensive shelving and one standard closet, and a ceiling fan/light fixture with remote. The 2nd and 3rd bedrooms both have ceiling fan/ light fixtures with remotes and plenty of closet space. The backyard has a newer vinyl fence (2015) and a storage shed (2015) and the front entrance has a newly cemented pad. There is a clubhouse and pool for the residents of the community and a baseball field across the street. This home has everything you have been looking for and it's conveniently located for shopping, public transportation and highway access. Schedule your appointment today!

6. 2020-09-29
   status Pending 1289-char remark

   Show marketing remark (1289 chars)

   This beautiful La Cascata 3 bedroom 1.5 bath townhouse is inviting, move-in readyand brimming with updates. The kitchen has laminate flooring, a gas stove, a dishwasher,   recessed lighting, a built-in microwave, garbage disposal, and huge cabinets with plenty of space.  The home features a new roof with architectural shingles (2020), new central air conditioning (2019), new attic insulation (2019) a newer gas water heater (2016), laminate flooring and recessed lighting in the living room, white 6 panel doors, plenty of attic storage space,  and some newer vinyl windows.  The spacious master bedroom has both a walk-in closet with extensive shelving and one standard closet, and a ceiling fan/light fixture with remote. The 2nd and 3rd bedrooms both have ceiling fan/ light fixtures with remotes and plenty of closet space. The backyard has a newer vinyl fence (2015) and a storage shed (2015) and the front entrance has a newly cemented pad. There is a clubhouse and pool for the residents of the community and a baseball field across the street. This home has everything you have been looking for and it's conveniently located for shopping, public transportation and highway access. Schedule your appointment today!

7. 2020-09-22
   historical Active Under Contract 1289-char remark

   Show marketing remark (1289 chars)

   This beautiful La Cascata 3 bedroom 1.5 bath townhouse is inviting, move-in readyand brimming with updates. The kitchen has laminate flooring, a gas stove, a dishwasher,   recessed lighting, a built-in microwave, garbage disposal, and huge cabinets with plenty of space.  The home features a new roof with architectural shingles (2020), new central air conditioning (2019), new attic insulation (2019) a newer gas water heater (2016), laminate flooring and recessed lighting in the living room, white 6 panel doors, plenty of attic storage space,  and some newer vinyl windows.  The spacious master bedroom has both a walk-in closet with extensive shelving and one standard closet, and a ceiling fan/light fixture with remote. The 2nd and 3rd bedrooms both have ceiling fan/ light fixtures with remotes and plenty of closet space. The backyard has a newer vinyl fence (2015) and a storage shed (2015) and the front entrance has a newly cemented pad. There is a clubhouse and pool for the residents of the community and a baseball field across the street. This home has everything you have been looking for and it's conveniently located for shopping, public transportation and highway access. Schedule your appointment today!

8. 2020-09-16
   listed $104,900 Active 1289-char remark

   Show marketing remark (1289 chars)

   This beautiful La Cascata 3 bedroom 1.5 bath townhouse is inviting, move-in readyand brimming with updates. The kitchen has laminate flooring, a gas stove, a dishwasher,   recessed lighting, a built-in microwave, garbage disposal, and huge cabinets with plenty of space.  The home features a new roof with architectural shingles (2020), new central air conditioning (2019), new attic insulation (2019) a newer gas water heater (2016), laminate flooring and recessed lighting in the living room, white 6 panel doors, plenty of attic storage space,  and some newer vinyl windows.  The spacious master bedroom has both a walk-in closet with extensive shelving and one standard closet, and a ceiling fan/light fixture with remote. The 2nd and 3rd bedrooms both have ceiling fan/ light fixtures with remotes and plenty of closet space. The backyard has a newer vinyl fence (2015) and a storage shed (2015) and the front entrance has a newly cemented pad. There is a clubhouse and pool for the residents of the community and a baseball field across the street. This home has everything you have been looking for and it's conveniently located for shopping, public transportation and highway access. Schedule your appointment today!

9. 2007-11-07
   soldstatus $105,000
10. 2007-10-26
    soldstatus $105,000 174-char remark

    Show marketing remark (174 chars)

    Great townhouse with motivated homeowner looking for a quick sale. If you are looking for a home with a great price look no further. Offering up to 5000.00 for closing costs.

11. 2007-10-04
    historical 174-char remark

    Show marketing remark (174 chars)

    Great townhouse with motivated homeowner looking for a quick sale. If you are looking for a home with a great price look no further. Offering up to 5000.00 for closing costs.

12. 2007-08-05
    listed $105,000 174-char remark

    Show marketing remark (174 chars)

    Great townhouse with motivated homeowner looking for a quick sale. If you are looking for a home with a great price look no further. Offering up to 5000.00 for closing costs.

13. 2007-01-30
    historical
14. 2006-10-25
    historical
15. 2006-10-18
    listed $114,900
16. 2006-09-30
    listed $102,900
17. 2001-05-17
    soldstatus $63,000
18. 2001-03-07
    soldstatus $63,000
19. 2000-12-15
    historical
20. 2000-10-23
    listed $63,000

ⓘ 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: $2,572 · $214/mo
• Projected year-2 tax: $4,336 · $361/mo
• Expected delta: +$1,764/yr (+$147/mo · 68.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $27,255
• − Mortgage interest: −$13,724
• − Property taxes: −$2,572
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − HOA: −$1,320
• − Depreciation: −$7,127
• Taxable loss: −$3,074
• Est. tax savings @ 24.0%: +$738
• After-tax cash flow: $1,735/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 — Gloucester

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Camden County · 407,624 people
• City population: 49,305
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 49,305
• Household income: $68,044
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 3050.0

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 0.69)
• Race & ethnicity: White 44% Black 27% Hispanic / Latino 20% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 14% Chinese 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: ▼ -156.73%
• Current HPI: 338.8351
• Rent YoY: ▲ 3.02%
• 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

+288.9% since first listed

20 events — show timeline

• 2026-05-06 Pending — BRIGHT MLS
• 2026-04-11 Listed $245,000 BRIGHT MLS
• 2026-04-03 Coming Soon $245,000 BRIGHT MLS
• 2021-02-26 Sold (Public Records) $110,500 Public Records
• 2020-10-29 Sold (MLS) $110,500 BRIGHT MLS
• 2020-09-29 Pending — BRIGHT MLS
• 2020-09-22 Contingent — BRIGHT MLS
• 2020-09-16 Listed $104,900 BRIGHT MLS
• 2007-11-07 Sold (Public Records) $105,000 Public Records
• 2007-10-26 Sold (MLS) $105,000 BRIGHT MLS
• 2007-10-04 Listing Removed — BRIGHT MLS
• 2007-08-05 Listed $105,000 BRIGHT MLS
• 2007-01-30 Listing Removed — BRIGHT MLS
• 2006-10-25 Listing Removed — BRIGHT MLS
• 2006-10-18 Listed $114,900 BRIGHT MLS
• 2006-09-30 Listed $102,900 BRIGHT MLS
• 2001-05-17 Sold (Public Records) $63,000 Public Records
• 2001-03-07 Sold (MLS) $63,000 BRIGHT MLS
• 2000-12-15 Listing Removed — BRIGHT MLS
• 2000-10-23 Listed $63,000 BRIGHT MLS

Property tax history

-0.5%/yr

Latest (2025): $2,572 · +2.1% YoY. Source: county tax records.