33 Clementon Rd W · Gibbsboro, NJ 08026

$235,000

3 bd · 1.5 ba · 1,496 sqft · SingleFamily public records · 340 Days on market

Built 1965 8,999 sqft lot Est $353k · 33% under ↓ 6% since listing

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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 +24.6/30.0
• ARV discount +15.0/15.0
• 1% rule +9.1/10.0
• DSCR +7.9/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 33 Clementon Rd! This 3-bedroom, 1.5-bath home is nestled in a quiet section of Gibbsboro and offers a spacious yard and a charming front porch. Inside, you'll find a bright and welcoming living room, a large kitchen with plenty of cabinet and counter space, and a cozy wood-burning stove that adds character and warmth. The bedrooms are generously sized, offering comfort and flexibility. A full basement provides additional room for storage or a potential workspace. With some personal touches and imagination, this home is full of opportunity. Conveniently located near major roadways, shopping, and a variety of restaurants. Schedule your private showing today!

Key facts

• Spacious yard
• Charming front porch
• Large kitchen

Tags

• SPACIOUS YARD
• CHARMING FRONT PORCH
• LARGE KITCHEN
• COZY WOOD-BURNING STOVE
• FULL BASEMENT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas for heating and hot water
• Home design: Detached structure; Pitched roof; Frame construction
• Construction: Built year source: Assessor; Block foundation; Above-grade and below-grade structures
• Exterior features: Lot dimensions approximately 60 x 150; No tidal water

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: 90% forced air heating; Window cooling units (electric)
• Interior features: Unfinished basement; Living room; Kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $207k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.7% in Gibbsboro — 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 75/100 on livability (#156 in NJ, #4,007 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F, cost of living F.
• Gibbsboro Elementary School (suburban): math 35% / reading 50% proficiency, ranked #431 of 612 in NJ (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 52 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 340 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $60k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price.
• Climate carrying-cost: major wind risk, 61% 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 $206,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 340 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.41% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.85%
• DSCR: 1.39
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $353,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Clementon Rd W Rd W	0.03mi	2/1.0 (-1)	1,496 (0%)	19mo	$340,000	$227	76
20 United States Ave E	0.26mi	4/2.0 (+1)	1,602 (+7%)	7mo	$330,000	$206	63
34 Kirkwood Rd	0.20mi	3/2.0	1,342 (-10%)	13mo	$386,000	$288	61
37 Cedarcroft Rd	0.40mi	3/2.0	1,474 (-2%)	24mo	$391,000	$265	57
18 Kirkwood Rd	0.14mi	3/1.5	1,680 (+12%)	21mo	$310,000	$185	55
42 Winding Way	0.52mi	3/1.5	1,690 (+13%)	2mo	$290,000	$172	52
20 Old Egg Harbor Rd	0.57mi	3/1.5	1,390 (-7%)	13mo	$450,000	$324	51
50 Norcross Rd	0.71mi	3/2.0	1,465 (-2%)	17mo	$329,000	$225	48
4 Chatham Rd	0.42mi	4/2.5 (+1)	1,587 (+6%)	20mo	$420,000	$265	44
14 Winding Way	0.63mi	3/1.5	1,599 (+7%)	23mo	$389,000	$243	40
101 Old Egg Harbor Rd	0.58mi	3/2.0	1,650 (+10%)	20mo	$370,000	$224	37
7 Winding Way	0.60mi	4/2.0 (+1)	1,590 (+6%)	22mo	$376,000	$236	37

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-6,802
• Equity at exit: $35,039

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $35,358
• Equity at exit: $20,319

Cash invested: $65,800 (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 08026

• Home prices YoY: -22.1%
• Active inventory: 52
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,313 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$801 /mo · $9,615/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $485

Break-even live

Break-even rent $2,698

Max offer price $235,000

Occupancy floor 80%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Clementon Rd W Gibbsboro, NJ	3.0	2.5	1763	$3,400	$1.93	1d	1	0.06mi
23 Clementon Rd E Unit 1 Gibbsboro, NJ	3.0	2.5	1763	$3,400	$1.93	1d	1	0.25mi
136 Colonial Sq Lindenwold, NJ	3.0	1.5	1380	$1,950	$1.41	24d	1	1.21mi
1256 Kirkwood-gibbsboro R Voorhees, NJ	2.0	2.0	1738	$1,050	$0.60	22d	1	1.26mi

Listing history 27 events

1. 2026-06-18
   days on market $235,000 Active 340 DOM
2. 2026-06-17
   days on market $235,000 Active 339 DOM
3. 2026-06-16
   days on market $235,000 Active 338 DOM
4. 2026-06-15
   days on market $235,000 Active 337 DOM
5. 2026-06-13
   days on market $235,000 Active 335 DOM
6. 2026-06-13
   days on market $235,000 Active 334 DOM
7. 2026-06-09
   days on market $235,000 Active 331 DOM
8. 2026-06-08
   days on market $235,000 Active 330 DOM
9. 2026-06-07
   days on market $235,000 Active 329 DOM
10. 2026-06-04
    days on market $235,000 Active 326 DOM
11. 2026-06-03
    days on market $235,000 Active 325 DOM
12. 2026-06-02
    days on market $235,000 Active 324 DOM
13. 2026-06-01
    days on market $235,000 Active 323 DOM
14. 2026-05-31
    days on market $235,000 Active 322 DOM
15. 2026-05-15
    price $235,000
16. 2026-04-07
    status Active
17. 2026-03-10
    status Pending
18. 2026-02-18
    price $245,000
19. 2025-12-18
    price $260,000
20. 2025-12-17
    status Active
21. 2025-12-15
    historical
22. 2025-10-22
    price $275,000
23. 2025-07-24
    price $285,000
24. 2025-06-13
    listed $295,000 Active
25. 2024-11-01
    historical
26. 2024-05-06
    listed $250,000 Active
27. 2024-04-19
    historical

ⓘ 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: $9,615 · $801/mo
• Projected year-2 tax: $9,615 · $801/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $39,751
• − Mortgage interest: −$13,164
• − Property taxes: −$9,615
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,180
• − Management: −$3,180
• − Depreciation: −$6,836
• Taxable income: $2,601
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $5,201/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: Gibbsboro Elementary School
• NCES district ID: 3405850
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 50% ▲ 15.00%
• Median HH income: $77,039
• Composite: 41.44/100
• National rank: #7299
• State rank: #431 of 612 in NJ

Livability — Gibbsboro

• Score: 75/100
• State rank: #156
• US rank: #4007

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gibbsboro, NJ
• City population: 2,337
• Population (ZIP): 2,337

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 6% Black 4% Asian 4%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 6% Italian 6% Scotch-Irish 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% Arabic 2%

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: ▼ -95.46%
• Current HPI: 337.1189
• Rent YoY: —
• Metro: —
• 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

-6.0% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $235,000 BRIGHT MLS
• 2026-04-07 Relisted — BRIGHT MLS
• 2026-03-10 Pending — BRIGHT MLS
• 2026-02-18 Price Changed $245,000 BRIGHT MLS
• 2025-12-18 Price Changed $260,000 BRIGHT MLS
• 2025-12-17 Relisted — BRIGHT MLS
• 2025-12-15 Listing Removed — BRIGHT MLS
• 2025-10-22 Price Changed $275,000 BRIGHT MLS
• 2025-07-24 Price Changed $285,000 BRIGHT MLS
• 2025-06-13 Listed $295,000 BRIGHT MLS
• 2024-11-01 Listing Removed — BRIGHT MLS
• 2024-05-06 Listed $250,000 BRIGHT MLS
• 2024-04-19 Coming Soon — BRIGHT MLS

Property tax history

+3.8%/yr

Latest (2025): $9,615 · +5.2% YoY. Source: county tax records.