1408 Berwyck Ct · Sicklerville, NJ 08081

$225,000

2 bd · 2.0 ba · 908 sqft · SingleFamily public records · 43 Days on market

Built 1983 $220/mo HOA · 10% 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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +3.7/10.0
• Rent growth +3.4/5.0
• 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 is a beautifully maintained condo, with one owner since it's construction. There's a spacious open floor plant throughout the home. When you enter you are greeted by a cozy living room with cathedral ceilings with a sky light; as well as a fireplace and built in bar. The living room flows into the den area which has sliding glass doors which open up to a deck. On the other side of the living room is the kitchen/dining area, which is spacious and contains plenty of storage space. There are two full bathrooms, the main level bathroom also has an alcove containing a washer and dryer. The spacious master bedroom has an attached bath with a huge sunk-in tub. There are serene views from both the front entryway and the side deck. In a addition to outdoor space to relax, there are also tennis courts available, and an indoor pool.

Key facts

• $220 HOA
• Community pool
• Built 1983

Property features AI

Finance

• HOA & community: HOA/Condo fee includes snow removal and access to pool(s); Monthly HOA fee

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer
• Home design: Condominium unit / Unit/Flat; Garden-style building (1–4 stories); Entry level is 2
• Construction: Above-grade and below-grade structures noted
• Exterior features: Community pool

Interior

• Bedrooms: One bedroom on the main level; One bedroom on the first upper level
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Central heating; Central air conditioning; Natural gas heating and hot water
• Interior features: Fireplace (1)
• Laundry & utility: Washer/dryer hook-up in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-31 ($-372/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (4.0% below list).
• Recommended offer: $216k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• 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.
• Market conditions: Rents rising (+3.4%/yr); 329 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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 43 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $225k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $215,940 (4.0% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.96% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-37,393
• Equity at exit: $33,548

10-year hold

• IRR: -7.6%
• Equity multiple: 0.51×
• Total profit: $-30,812
• Equity at exit: $19,454

Cash invested: $63,000 (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: 329
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,159 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$243 /mo · $2,919/yr
• Insurance: −$94
• HOA: −$220
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-31

Break-even live

Break-even rent $2,199

Max offer price $219,531

Occupancy floor 96%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Presidential Dr Unit 1 Sicklerville, NJ	2.0	1.0	1056	$1,500	$1.42	17d	1	0.65mi
37 Berkshire Rd Sicklerville, NJ	2.0	1.0	1050	$1,900	$1.81	1d	1	0.91mi
12 Heatherwood Dr Sicklerville, NJ	3.0	1.0	1008	$2,500	$2.48	1d	1	1.01mi
478 Jarvis Rd Sicklerville, NJ	3.0	1.0	1000	$2,150	$2.15	1d	1	1.02mi
79 Edinshire Rd Sicklerville, NJ	3.0	1.0	1050	$2,500	$2.38	15d	1	1.15mi
785 Jarvis Rd Unit B Sicklerville, NJ	2.0	1.0	1000	$1,900	$1.90	1d	1	1.41mi
30 Girard Ave Sicklerville, NJ	3.0	1.0	1008	$2,349	$2.33	24d	1	1.41mi
30 Girard Ave Sicklerville, NJ	3.0	1.0	1008	$2,349	$2.33	17d	1	1.41mi

HOA detail

• Monthly dues: $220 · $2,640/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-07
   statusdays on market $225,000 Pending 43 DOM
2. 2026-06-04
   days on market $225,000 Active 41 DOM
3. 2026-06-03
   days on market $225,000 Active 40 DOM
4. 2026-06-02
   days on market $225,000 Active 39 DOM
5. 2026-06-01
   days on market $225,000 Active 38 DOM
6. 2026-05-31
   days on market $225,000 Active 37 DOM
7. 2026-05-18
   price $225,000
8. 2026-05-15
   price $230,000
9. 2026-05-08
   price $235,000
10. 2026-04-24
    listed $240,000 Active
11. 2026-04-06
    historical $240,000
12. 2018-12-03
    soldstatus $66,000
13. 2018-10-26
    soldstatus $66,000 Closed 838-char remark

    Show marketing remark (838 chars)

    This is a beautifully maintained condo, with one owner since it's construction. There's a spacious open floor plant throughout the home. When you enter you are greeted by a cozy living room with cathedral ceilings with a sky light; as well as a fireplace and built in bar. The living room flows into the den area which has sliding glass doors which open up to a deck. On the other side of the living room is the kitchen/dining area, which is spacious and contains plenty of storage space. There are two full bathrooms, the main level bathroom also has an alcove containing a washer and dryer. The spacious master bedroom has an attached bath with a huge sunk-in tub. There are serene views from both the front entryway and the side deck. In a addition to outdoor space to relax, there are also tennis courts available, and an indoor pool.

14. 2018-10-15
    status Pending 838-char remark

    Show marketing remark (838 chars)

    This is a beautifully maintained condo, with one owner since it's construction. There's a spacious open floor plant throughout the home. When you enter you are greeted by a cozy living room with cathedral ceilings with a sky light; as well as a fireplace and built in bar. The living room flows into the den area which has sliding glass doors which open up to a deck. On the other side of the living room is the kitchen/dining area, which is spacious and contains plenty of storage space. There are two full bathrooms, the main level bathroom also has an alcove containing a washer and dryer. The spacious master bedroom has an attached bath with a huge sunk-in tub. There are serene views from both the front entryway and the side deck. In a addition to outdoor space to relax, there are also tennis courts available, and an indoor pool.

15. 2018-10-12
    soldstatus $66,000 Closed 838-char remark

    Show marketing remark (838 chars)

    This is a beautifully maintained condo, with one owner since it's construction. There's a spacious open floor plant throughout the home. When you enter you are greeted by a cozy living room with cathedral ceilings with a sky light; as well as a fireplace and built in bar. The living room flows into the den area which has sliding glass doors which open up to a deck. On the other side of the living room is the kitchen/dining area, which is spacious and contains plenty of storage space. There are two full bathrooms, the main level bathroom also has an alcove containing a washer and dryer. The spacious master bedroom has an attached bath with a huge sunk-in tub. There are serene views from both the front entryway and the side deck. In a addition to outdoor space to relax, there are also tennis courts available, and an indoor pool.

16. 2018-10-08
    historical Under Contract 838-char remark

    Show marketing remark (838 chars)

    This is a beautifully maintained condo, with one owner since it's construction. There's a spacious open floor plant throughout the home. When you enter you are greeted by a cozy living room with cathedral ceilings with a sky light; as well as a fireplace and built in bar. The living room flows into the den area which has sliding glass doors which open up to a deck. On the other side of the living room is the kitchen/dining area, which is spacious and contains plenty of storage space. There are two full bathrooms, the main level bathroom also has an alcove containing a washer and dryer. The spacious master bedroom has an attached bath with a huge sunk-in tub. There are serene views from both the front entryway and the side deck. In a addition to outdoor space to relax, there are also tennis courts available, and an indoor pool.

17. 2018-09-26
    status Pending 838-char remark

    Show marketing remark (838 chars)

    This is a beautifully maintained condo, with one owner since it's construction. There's a spacious open floor plant throughout the home. When you enter you are greeted by a cozy living room with cathedral ceilings with a sky light; as well as a fireplace and built in bar. The living room flows into the den area which has sliding glass doors which open up to a deck. On the other side of the living room is the kitchen/dining area, which is spacious and contains plenty of storage space. There are two full bathrooms, the main level bathroom also has an alcove containing a washer and dryer. The spacious master bedroom has an attached bath with a huge sunk-in tub. There are serene views from both the front entryway and the side deck. In a addition to outdoor space to relax, there are also tennis courts available, and an indoor pool.

18. 2018-09-14
    historical 838-char remark

    Show marketing remark (838 chars)

    This is a beautifully maintained condo, with one owner since it's construction. There's a spacious open floor plant throughout the home. When you enter you are greeted by a cozy living room with cathedral ceilings with a sky light; as well as a fireplace and built in bar. The living room flows into the den area which has sliding glass doors which open up to a deck. On the other side of the living room is the kitchen/dining area, which is spacious and contains plenty of storage space. There are two full bathrooms, the main level bathroom also has an alcove containing a washer and dryer. The spacious master bedroom has an attached bath with a huge sunk-in tub. There are serene views from both the front entryway and the side deck. In a addition to outdoor space to relax, there are also tennis courts available, and an indoor pool.

19. 2018-08-16
    price $75,000 838-char remark

    Show marketing remark (838 chars)

    This is a beautifully maintained condo, with one owner since it's construction. There's a spacious open floor plant throughout the home. When you enter you are greeted by a cozy living room with cathedral ceilings with a sky light; as well as a fireplace and built in bar. The living room flows into the den area which has sliding glass doors which open up to a deck. On the other side of the living room is the kitchen/dining area, which is spacious and contains plenty of storage space. There are two full bathrooms, the main level bathroom also has an alcove containing a washer and dryer. The spacious master bedroom has an attached bath with a huge sunk-in tub. There are serene views from both the front entryway and the side deck. In a addition to outdoor space to relax, there are also tennis courts available, and an indoor pool.

20. 2018-08-16
    price $65,900 838-char remark

    Show marketing remark (838 chars)

    This is a beautifully maintained condo, with one owner since it's construction. There's a spacious open floor plant throughout the home. When you enter you are greeted by a cozy living room with cathedral ceilings with a sky light; as well as a fireplace and built in bar. The living room flows into the den area which has sliding glass doors which open up to a deck. On the other side of the living room is the kitchen/dining area, which is spacious and contains plenty of storage space. There are two full bathrooms, the main level bathroom also has an alcove containing a washer and dryer. The spacious master bedroom has an attached bath with a huge sunk-in tub. There are serene views from both the front entryway and the side deck. In a addition to outdoor space to relax, there are also tennis courts available, and an indoor pool.

21. 2018-06-14
    price $75,000 838-char remark

    Show marketing remark (838 chars)

    This is a beautifully maintained condo, with one owner since it's construction. There's a spacious open floor plant throughout the home. When you enter you are greeted by a cozy living room with cathedral ceilings with a sky light; as well as a fireplace and built in bar. The living room flows into the den area which has sliding glass doors which open up to a deck. On the other side of the living room is the kitchen/dining area, which is spacious and contains plenty of storage space. There are two full bathrooms, the main level bathroom also has an alcove containing a washer and dryer. The spacious master bedroom has an attached bath with a huge sunk-in tub. There are serene views from both the front entryway and the side deck. In a addition to outdoor space to relax, there are also tennis courts available, and an indoor pool.

22. 2018-04-30
    listed $65,900 Active 838-char remark

    Show marketing remark (838 chars)

    This is a beautifully maintained condo, with one owner since it's construction. There's a spacious open floor plant throughout the home. When you enter you are greeted by a cozy living room with cathedral ceilings with a sky light; as well as a fireplace and built in bar. The living room flows into the den area which has sliding glass doors which open up to a deck. On the other side of the living room is the kitchen/dining area, which is spacious and contains plenty of storage space. There are two full bathrooms, the main level bathroom also has an alcove containing a washer and dryer. The spacious master bedroom has an attached bath with a huge sunk-in tub. There are serene views from both the front entryway and the side deck. In a addition to outdoor space to relax, there are also tennis courts available, and an indoor pool.

23. 2018-04-30
    listed $75,000 Active 838-char remark

    Show marketing remark (838 chars)

    This is a beautifully maintained condo, with one owner since it's construction. There's a spacious open floor plant throughout the home. When you enter you are greeted by a cozy living room with cathedral ceilings with a sky light; as well as a fireplace and built in bar. The living room flows into the den area which has sliding glass doors which open up to a deck. On the other side of the living room is the kitchen/dining area, which is spacious and contains plenty of storage space. There are two full bathrooms, the main level bathroom also has an alcove containing a washer and dryer. The spacious master bedroom has an attached bath with a huge sunk-in tub. There are serene views from both the front entryway and the side deck. In a addition to outdoor space to relax, there are also tennis courts available, and an indoor pool.

24. 1983-11-18
    soldstatus $61,500

ⓘ 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: $2,919 · $243/mo
• Projected year-2 tax: $4,261 · $355/mo
• Expected delta: +$1,342/yr (+$112/mo · 46.0%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $25,913
• − Mortgage interest: −$12,603
• − Property taxes: −$2,919
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − HOA: −$2,640
• − Depreciation: −$6,545
• Taxable loss: −$4,066
• Est. tax savings @ 24.0%: +$976
• After-tax cash flow: $604/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 — 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

+265.9% since first listed

18 events — show timeline

• 2026-05-18 Price Changed $225,000 BRIGHT MLS
• 2026-05-15 Price Changed $230,000 BRIGHT MLS
• 2026-05-08 Price Changed $235,000 BRIGHT MLS
• 2026-04-24 Listed $240,000 BRIGHT MLS
• 2026-04-06 Coming Soon $240,000 BRIGHT MLS
• 2018-12-03 Sold (Public Records) $66,000 Public Records
• 2018-10-26 Sold (MLS) $66,000 BRIGHT MLS
• 2018-10-15 Pending — BRIGHT MLS
• 2018-10-12 Sold (MLS) $66,000 BRIGHT MLS
• 2018-10-08 Contingent — SJSRMLS
• 2018-09-26 Pending — BRIGHT MLS
• 2018-09-14 Listing Removed — SJSRMLS
• 2018-08-16 Price Changed $75,000 SJSRMLS
• 2018-08-16 Price Changed $65,900 SJSRMLS
• 2018-06-14 Price Changed $75,000 BRIGHT MLS
• 2018-04-30 Listed $75,000 SJSRMLS
• 2018-04-30 Listed $65,900 BRIGHT MLS
• 1983-11-18 Sold (Public Records) $61,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $2,919 · +2.5% YoY. Source: county tax records.