LAFAYETTE Plan · Sicklerville, NJ 08081

$357,490

3 bd · 2.5 ba · 1,962 sqft · Townhouse · 277 Days on market

Excellent condition

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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 +11.1/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Livability +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

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

• NEW CONSTRUCTION
• EAT-IN KITCHEN
• LARGE MODERN ISLAND
• AIRY BRIGHT DINING ROOM
• FINISHED RECREATION ROOM
• GENEROUS CLOSET SPACE

🏗️ New construction. The $357,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $372,740.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $357k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-220 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $341k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (14.2% below list).
• Recommended offer: $307k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.8% 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); 552 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 30d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 277 days — a 12% lower offer ($315k) 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 $306,669 (14.2% 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 277 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.76%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $372,740
• List price: $357,490
• Delta: -4.09%
• 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
112 Essex Dr	0.08mi	3/2.5	1,962 (0%)	1mo	$399,490	$204	96
118 Essex Dr	0.08mi	3/2.5	1,962 (0%)	1mo	$384,490	$196	96
116 Essex Dr	0.08mi	3/2.5	1,962 (0%)	1mo	$365,490	$186	96
139 Essex Dr	0.11mi	3/2.5	1,962 (0%)	0mo	$359,990	$183	95
147 Essex Dr	0.11mi	3/2.5	1,962 (0%)	0mo	$378,490	$193	95
155 Essex Dr	0.11mi	3/2.5	1,962 (0%)	1mo	$364,990	$186	94
153 Essex Dr	0.11mi	3/2.5	1,962 (0%)	1mo	$363,490	$185	94
19 Tailor Ln	0.21mi	3/2.5	1,960 (-0%)	1mo	$360,000	$184	89
1 Tavern Ln	0.29mi	3/2.5	1,960 (-0%)	1mo	$375,000	$191	86
21 Tailor Ln	0.21mi	3/2.5	1,720 (-12%)	1mo	$340,000	$198	68
286 Freedom Way	0.73mi	3/2.5	1,825 (-7%)	2mo	$410,000	$225	53
103 Freedom Way	0.65mi	3/2.5	2,165 (+10%)	1mo	$405,000	$187	51

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-73,035
• Equity at exit: $55,577

10-year hold

• IRR: -12.0%
• Equity multiple: 0.27×
• Total profit: $-76,005
• Equity at exit: $32,228

Cash invested: $104,367 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 62 under contract
• Months of supply: 3.4 mo (29%/mo absorbed)
• Median asking: $359,990 ($185/sqft)
• Median days on market: 60 d
• This list price: 39% of active listings are priced below it
• ARV vs active asking: +2.8% 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: 552
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,067 high
• Mortgage (P&I): −$1,955
• Tax est. 1.5%: −$466 /mo · $5,591/yr
• Insurance: −$155
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $-220

Break-even live

Break-even rent $3,345

Max offer price $340,950

Occupancy floor —

Sensitivity live

Price	-10% $38	-5% $-91	+0% $-220	+5% $-348	+10% $-477
Rent	-10% $-462	-5% $-341	+0% $-220	+5% $-99	+10% $23
Rate	-1.0pp $-32	-0.5pp $-125	base $-220	+0.5pp $-316	+1.0pp $-415

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: $93,185
• Closing costs: $11,182
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Clinton St Erial, NJ	3.0	2.5	1962	$3,200	$1.63	139d	1	0.02mi
103 Clinton St Erial, NJ	3.0	2.5	1962	$3,100	$1.58	139d	1	0.02mi
144 Gary Way Winslow Township, NJ	3.0	2.5	1962	$3,000	$1.53	0d	1	0.06mi
131 Gary Way Winslow Township, NJ	3.0	2.5	1962	$3,050	$1.55	60d	1	0.06mi
106 Clinton St Erial, NJ	3.0	2.5	1962	$3,000	$1.53	0d	1	0.07mi
129 Gary Way Winslow Township, NJ	3.0	2.5	1962	$2,850	$1.45	0d	1	0.07mi
127 Gary Way Winslow Township, NJ	3.0	2.5	1962	$2,999	$1.53	0d	1	0.07mi
104 Clinton St Erial, NJ	3.0	2.5	1962	$2,900	$1.48	0d	1	0.07mi
107 Clinton St Erial, NJ	3.0	2.5	1962	$2,900	$1.48	29d	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	56d	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	139d	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	40d	1	0.61mi
4 Coachlight Dr Unit 4 Sicklerville, NJ	3.0	1.5	1755	$3,100	$1.77	68d	1	0.79mi
99 Brightmoor Rd Winslow Township, NJ	1.0–3.0	1.0–2.0	1149	$3,065	$2.67	0d	18	1.18mi
8 Iron Gate Rd Sicklerville, NJ	3.0	2.5	1681	$3,100	$1.84	105d	1	1.47mi
12 Grant Ln Berlin, NJ	3.0	1.5	1360	$2,400	$1.76	54d	1	1.49mi

Listing history 50 events

1. 2026-09-23
   days on market $357,490 Active 277 DOM
2. 2026-09-22
   days on market $357,490 Active 276 DOM
3. 2026-09-21
   days on market $357,490 Active 275 DOM
4. 2026-09-20
   days on market $357,490 Active 274 DOM
5. 2026-09-19
   days on market $357,490 Active 273 DOM
6. 2026-09-18
   days on market $357,490 Active 272 DOM
7. 2026-09-17
   days on market $357,490 Active 271 DOM
8. 2026-09-16
   days on market $357,490 Active 270 DOM
9. 2026-09-15
   days on market $357,490 Active 269 DOM
10. 2026-09-14
    days on market $357,490 Active 268 DOM
11. 2026-09-13
    days on market $357,490 Active 267 DOM
12. 2026-09-12
    days on market $357,490 Active 266 DOM
13. 2026-09-11
    days on market $357,490 Active 265 DOM
14. 2026-09-05
    days on market $357,490 Active 259 DOM
15. 2026-09-04
    days on market $357,490 Active 258 DOM
16. 2026-09-03
    days on market $357,490 Active 257 DOM
17. 2026-08-31
    days on market $357,490 Active 254 DOM
18. 2026-08-30
    days on market $357,490 Active 253 DOM
19. 2026-08-29
    days on market $357,490 Active 252 DOM
20. 2026-08-28
    days on market $357,490 Active 251 DOM
21. 2026-08-27
    days on market $357,490 Active 250 DOM
22. 2026-08-25
    days on market $357,490 Active 248 DOM
23. 2026-08-24
    days on market $357,490 Active 247 DOM
24. 2026-08-23
    days on market $357,490 Active 246 DOM
25. 2026-08-22
    days on market $357,490 Active 245 DOM
26. 2026-08-21
    days on market $357,490 Active 244 DOM
27. 2026-08-20
    days on market $357,490 Active 243 DOM
28. 2026-08-19
    days on market $357,490 Active 242 DOM
29. 2026-08-18
    price $357,490 Active 241 DOM
30. 2026-08-18
    days on market $367,490 Active 241 DOM
31. 2026-08-17
    days on market $367,490 Active 240 DOM
32. 2026-08-16
    days on market $367,490 Active 239 DOM
33. 2026-08-15
    days on market $367,490 Active 238 DOM
34. 2026-08-14
    days on market $367,490 Active 237 DOM
35. 2026-08-13
    days on market $367,490 Active 236 DOM
36. 2026-08-12
    days on market $367,490 Active 235 DOM
37. 2026-08-11
    days on market $367,490 Active 234 DOM
38. 2026-08-10
    days on market $367,490 Active 233 DOM
39. 2026-08-09
    days on market $367,490 Active 232 DOM
40. 2026-08-08
    days on market $367,490 Active 231 DOM
41. 2026-08-06
    days on market $367,490 Active 229 DOM
42. 2026-08-05
    days on market $367,490 Active 228 DOM
43. 2026-08-04
    days on market $367,490 Active 227 DOM
44. 2026-08-03
    days on market $367,490 Active 226 DOM
45. 2026-07-31
    days on market $367,490 Active 223 DOM
46. 2026-07-30
    days on market $367,490 Active 221 DOM
47. 2026-07-28
    days on market $367,490 Active 220 DOM
48. 2026-07-26
    days on market $367,490 Active 218 DOM
49. 2026-07-24
    remarks 699-char remark
50. 2026-07-24
    days on market $367,490 Active 216 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

Taxation est. · year 1

• Rental income: $36,800
• − Mortgage interest: −$20,879
• − Property taxes: −$5,591
• − Insurance: −$2,661
• − Repairs & maintenance: −$2,944
• − Management: −$2,944
• − Depreciation: −$10,843
• Taxable loss: −$9,063
• Est. tax savings @ 24.0%: +$2,175
• After-tax cash flow: $-461/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

Excellent 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: 15.1% rent · 84.9% own
• Severe rent burden: 25% of renters

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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%

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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%

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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

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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 listed

8 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