🏗️ New Construction
LAFAYETTE Plan · Sicklerville, NJ
Flood risk 8/10 · Major
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.99%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $526 – $976
Heat risk 6/10 · Moderate
- Hot days now (above 103°F)
- 7 days/yr
- Hot days in 30 yrs
- 15 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 61.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
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 +11.7/30.0
- ARV discount +7.5/15.0
- Condition / age +5.0/5.0
- 1% rule +3.4/10.0
- DSCR +3.4/10.0
- Rent growth +3.4/5.0
- Livability +2.5/5.0
- Schools +2.2/10.0
- Appreciation +0.0/10.0
$367,490
LAFAYETTE Plan · Sicklerville, NJ 08081
3 bd · 2.5 ba · 1,962 sqft · Townhouse
· 231 Days on market
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
The Lafayette by D. R. Horton is a stunning new construction townhome plan featuring 1,962 square feet of living space, 3 bedrooms, 2.5 baths and a 1-car garage. The convenience of townhome living meets the amenities of a single-family home with the Lafayette. The main level eat-in kitchen with large modern island opens up to an airy, bright dining and living room, with a powder room off to the side. The upper-level features 3 bedrooms, all with generous closet space, a hall bath, upstairs laundry, and spacious owner's suite that highlights a large walk-in closet. The lower level features a finished recreation room that is a nice additional space for both entertaining and storage.
Key facts
- Large modern island
- New construction
- Eat-in kitchen
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction.
The $367,490 list price is a builder
figure, so every metric below is computed on the value from
comparable previous sales — $372,240.
What this means for you Summary
Snapshot
- This is a 3-bed/2.5-bath townhouse listed at $367k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
- To cash-flow at today's rent, offer at most $346k (5.7% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $311k (15.3% below list).
- Recommended offer: $311k (15.3% below list) — sets the bar for 1% rule.
- Cap rate 5.9% vs local median 4.7% in Sicklerville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.
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 Four (math 8% / reading 27%, grade F, #1,065 of 1,303 statewide, top 83%, 493 students, 44% 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 44% FRL track the district average.
- Market conditions: Rents rising (+3.4%/yr); 459 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
- This rent runs 35% of the median local income ($106k/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 $3k of loan paydown is wiped out by about $11k 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 231 days — a 12% lower offer ($323k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: flood insurance adds $66/mo.
- Climate carrying-cost: severe flood risk; major wind risk, 61% 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
$311,431
(15.3% below list)
Questions for the listing agent
- 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?
- It's been on market 231 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.84% ✗
- Cap rate
- 5.93%
- Cash-on-cash
- -1.29%
- DSCR
- 0.94
- GRM
- 10.0
CMA / ARV
- ARV (median comp)
- $372,240
- List price
- $367,490
- Delta
- -1.28%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 152 Gary Way | 0.03mi | 3/2.5 | 1,962 (0%) | 2mo | $371,990 | $190 | 97 |
| 131 Gary Way | 0.04mi | 3/2.5 | 1,962 (0%) | 2mo | $379,990 | $194 | 97 |
| 148 Gary Way | 0.03mi | 3/2.5 | 1,962 (0%) | 2mo | $369,490 | $188 | 97 |
| 135 Gary Way | 0.05mi | 3/2.5 | 1,962 (0%) | 2mo | $399,490 | $204 | 96 |
| 125 Gary Way | 0.05mi | 3/2.5 | 1,962 (0%) | 2mo | $393,990 | $201 | 96 |
| 120 Essex Dr | 0.08mi | 3/2.5 | 1,962 (0%) | 0mo | $371,490 | $189 | 96 |
| 130 Essex Dr | 0.09mi | 3/2.5 | 1,962 (0%) | 1mo | $403,490 | $206 | 95 |
| 128 Essex Dr | 0.09mi | 3/3.0 | 1,962 (0%) | 1mo | $359,990 | $183 | 94 |
| 149 Essex Dr | 0.11mi | 3/3.0 | 1,962 (0%) | 0mo | $363,990 | $186 | 93 |
| 117 Plaza Dr | 0.14mi | 3/2.5 | 1,960 (-0%) | 2mo | $370,000 | $189 | 92 |
| 121 Plaza Dr | 0.15mi | 3/2.5 | 1,799 (-8%) | 1mo | $350,000 | $195 | 78 |
| 286 Freedom Way | 0.73mi | 3/2.5 | 1,825 (-7%) | 0mo | $410,000 | $225 | 54 |
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
- -19.2%
- Equity multiple
- 0.33×
- Total profit
- $-70,318
- Equity at exit
- $55,502
10-year hold
- IRR
- -11.0%
- Equity multiple
- 0.33×
- Total profit
- $-70,186
- Equity at exit
- $32,185
Cash invested: $104,227 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 22 active · 52 under contract
- Months of supply
- 3.9 mo (26%/mo absorbed)
- Median asking
- $372,240 ($189/sqft)
- Median days on market
- 31 d
- This list price
- 36% of active listings are priced below it
- ARV vs active asking
- +0.6% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 08081
- Rents YoY
- 3.4%
- Active inventory
- 459
- Price-to-rent
- 9.8×
Monthly cashflow live
↻
- Estimated rent
- $3,114 high interval (Pro) →
- Mortgage (P&I)
- −$1,952
- Tax est. 1.5%
- −$465 /mo · $5,584/yr
- Insurance
- −$155
- Flood insurance flood zone
- −$66 /mo · $798/yr
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$654
- Net cashflow
- $-179
Break-even live
Break-even rent
$3,340
Max offer price
$346,393
Occupancy floor
—
Sensitivity live
| Price | -10% $79 | -5% $-50 | +0% $-179 | +5% $-307 | +10% $-436 |
|---|---|---|---|---|---|
| Rent | -10% $-425 | -5% $-302 | +0% $-179 | +5% $-56 | +10% $67 |
| Rate | -1.0pp $9 | -0.5pp $-84 | base $-179 | +0.5pp $-275 | +1.0pp $-373 |
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
- $93,060
- Closing costs
- $11,167
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 20 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 119 Clinton St Erial, NJ | 3.0 | 2.5 | 1962 | $3,200 | $1.63 | 93d | 1 | 0.02mi |
| 103 Clinton St Erial, NJ | 3.0 | 2.5 | 1962 | $3,100 | $1.58 | 93d | 1 | 0.02mi |
| 144 Gary Way Winslow Township, NJ | 3.0 | 2.5 | 1962 | $3,200 | $1.63 | 0d | 1 | 0.06mi |
| 131 Gary Way Winslow Township, NJ | 3.0 | 2.5 | 1962 | $3,050 | $1.55 | 14d | 1 | 0.06mi |
| 106 Clinton St Erial, NJ | 3.0 | 2.5 | 1962 | $3,200 | $1.63 | 0d | 1 | 0.07mi |
| 129 Gary Way Winslow Township, NJ | 3.0 | 2.5 | 1962 | $3,050 | $1.55 | 0d | 1 | 0.07mi |
| 127 Gary Way Winslow Township, NJ | 3.0 | 2.5 | 1962 | $3,000 | $1.53 | 0d | 1 | 0.07mi |
| 104 Clinton St Erial, NJ | 3.0 | 2.5 | 1962 | $3,050 | $1.55 | 0d | 1 | 0.07mi |
| 107 Clinton St Erial, NJ | 3.0 | 2.5 | 1962 | $2,900 | $1.48 | 0d | 1 | 0.08mi |
| 120 Essex Dr Sicklerville, NJ | 3.0 | 2.5 | 1962 | $3,100 | $1.58 | 0d | 1 | 0.10mi |
| 120 Essex Dr Sicklerville, NJ | 3.0 | 2.5 | 1962 | $3,100 | $1.58 | 10d | 1 | 0.10mi |
| 122 Essex Dr Sicklerville, NJ | 3.0 | 2.5 | 1962 | $3,200 | $1.63 | 0d | 1 | 0.10mi |
| 128 Essex Dr Sicklerville, NJ | 3.0 | 2.5 | 1962 | $2,980 | $1.52 | 0d | 1 | 0.10mi |
| 119 Plaza Dr Sicklerville, NJ | 3.0 | 2.5 | 1919 | $3,200 | $1.67 | 93d | 1 | 0.12mi |
| 141 Quiet Rd Sicklerville, NJ | 4.0 | 2.5 | 2054 | $6,000 | $2.92 | 0d | 1 | 0.36mi |
| 114 Freedom Way Sicklerville, NJ | 3.0 | 2.5 | 1919 | $3,250 | $1.69 | 0d | 1 | 0.61mi |
| 4 Coachlight Dr Unit 4 Sicklerville, NJ | 3.0 | 1.5 | 1755 | $3,100 | $1.77 | 22d | 1 | 0.79mi |
| 99 Brightmoor Rd Winslow Township, NJ | 1.0–3.0 | 1.0–2.0 | 1197 | $3,045 | $2.54 | 0d | 15 | 1.18mi |
| 8 Iron Gate Rd Sicklerville, NJ | 3.0 | 2.5 | 1681 | $3,100 | $1.84 | 59d | 1 | 1.47mi |
| 12 Grant Ln Berlin, NJ | 3.0 | 1.5 | 1360 | $2,400 | $1.76 | 7d | 1 | 1.49mi |
Listing history 50 events
-
2026-08-08days on market $367,490 Active 231 DOM
-
2026-08-06days on market $367,490 Active 229 DOM
-
2026-08-05days on market $367,490 Active 228 DOM
-
2026-08-04days on market $367,490 Active 227 DOM
-
2026-08-03days on market $367,490 Active 226 DOM
-
2026-07-31days on market $367,490 Active 223 DOM
-
2026-07-30days on market $367,490 Active 221 DOM
-
2026-07-28days on market $367,490 Active 220 DOM
-
2026-07-26days on market $367,490 Active 218 DOM
-
2026-07-24remarks 699-char remark
-
2026-07-24days on market $367,490 Active 216 DOM
-
2026-07-23days on market $367,490 Active 215 DOM
-
2026-07-22days on market $367,490 Active 214 DOM
-
2026-07-21days on market $367,490 Active 213 DOM
-
2026-07-20days on market $367,490 Active 212 DOM
-
2026-07-18days on market $367,490 Active 210 DOM
-
2026-07-18days on market $367,490 Active 209 DOM
-
2026-07-16days on market $367,490 Active 208 DOM
-
2026-07-15days on market $367,490 Active 207 DOM
-
2026-07-14days on market $367,490 Active 206 DOM
-
2026-07-13days on market $367,490 Active 205 DOM
-
2026-07-13days on market $367,490 Active 204 DOM
-
2026-07-11days on market $367,490 Active 203 DOM
-
2026-07-10days on market $367,490 Active 202 DOM
-
2026-07-09pricedays on market $367,490 Active 201 DOM
-
2026-07-07days on market $365,490 Active 199 DOM
-
2026-07-06days on market $365,490 Active 198 DOM
-
2026-07-06days on market $365,490 Active 197 DOM
-
2026-07-05days on market $365,490 Active 196 DOM
-
2026-07-03days on market $365,490 Active 195 DOM
-
2026-07-02days on market $365,490 Active 194 DOM
-
2026-07-01days on market $365,490 Active 193 DOM
-
2026-06-30days on market $365,490 Active 192 DOM
-
2026-06-29days on market $365,490 Active 191 DOM
-
2026-06-28days on market $365,490 Active 190 DOM
-
2026-06-27pricedays on market $365,490 Active 189 DOM
-
2026-06-26days on market $363,490 Active 188 DOM
-
2026-06-24days on market $363,490 Active 186 DOM
-
2026-06-22days on market $363,490 Active 184 DOM
-
2026-06-21days on market $363,490 Active 183 DOM
-
2026-06-18days on market $363,490 Active 180 DOM
-
2026-06-17days on market $363,490 Active 179 DOM
-
2026-06-16days on market $363,490 Active 178 DOM
-
2026-06-15days on market $363,490 Active 177 DOM
-
2026-06-13days on market $363,490 Active 175 DOM
-
2026-06-09days on market $363,490 Active 171 DOM
-
2026-06-08days on market $363,490 Active 170 DOM
-
2026-06-07days on market $363,490 Active 169 DOM
-
2026-06-04days on market $363,490 Active 166 DOM
-
2026-06-03days on market $363,490 Active 165 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Climate risk First Street
- Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
- Wildfire 4/10 Moderate
- Heat 6/10 Major 7 d/yr ≥103°F today · 15 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $37,372
- − Mortgage interest
- −$20,851
- − Property taxes
- −$5,584
- − Insurance
- −$2,659
- − Repairs & maintenance
- −$2,990
- − Management
- −$2,990
- − Depreciation
- −$10,829
- Taxable loss
- −$8,530
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,047
- After-tax cash flow
- $-96/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.
Condition & rehab AI · 12 photos
100/100
None rehab
This new construction townhome is in excellent condition with no visible repairs or maintenance needed. It offers a modern and well-maintained living space with high ROI updates for both resale and rental value.
Value-add opportunities
- Resale Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
- Rental Landscaping — Well-maintained landscaping can attract renters and increase rental value ↑
F
Composite school gradezoned avg 22/100
Zoned Schools
Elementary
Winslow Township Elementary School Two
F
NJ #1,012/1,303
Nat'l #33,738/41,679
Middle
Winslow Township Elementary School Five
F
NJ #365/431
Nat'l #10,474/14,009
High
Winslow Township High School
F
NJ #337/399
Nat'l #13,542/17,239
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 · 507,964 people
- City population
- 50,264
- Metro
- Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
- Population (ZIP)
- 50,264
- Household income
- $105,800
- Rent vs Own
- Severe rent burden
- 25% of renters
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
+0.1% since first listed8 events — show timeline
- 2026-04-21 Price Changed $363,490 Zillow
- 2026-03-30 Price Changed $373,490 Zillow
- 2026-03-17 Price Changed $371,490 Zillow
- 2026-02-24 Price Changed $369,490 Zillow
- 2026-02-07 Price Changed $367,490 Zillow
- 2026-01-14 Price Changed $365,990 Zillow
- 2026-01-06 Price Changed $364,490 Zillow
- 2025-12-20 Listed $362,990 Zillow
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…