217 Stanger Ave · Glassboro, NJ 08028

$324,999

3 bd · 1.0 ba · 1,126 sqft · SingleFamily public records · 24 Days on market

Built 1965 0.61 ac lot Est $275k · 18% over

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Why this score? — see what drove the F 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 +12.0/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home, 3 bedroom rancher situated on a large lot features a large living room, newer carpeting, plenty of room in the country kitchen with breakfast area, hall bath with whirlpool tub and stall shower. Newer roof and siding, replacement windows, newer high-efficiency heater and central air. Don't wait - this is a must see property with a great price!

Key facts

• Renovated interior
• Oversized lot
• Brand-new appliances

Tags

• OVERSIZED LOT
• RENOVATED INTERIOR
• BRAND-NEW APPLIANCES
• WHITE QUARTZ COUNTERTOPS
• SELF-CLOSING CABINETRY
• SUBWAY TILE BACKSPLASH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-75 ($-895/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (16.8% below list).
• Recommended offer: $270k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.5% in Glassboro — 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 81/100 on livability (#57 in NJ, #1,498 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D+, cost of living D-.
• Elk Township School District (rural): math 45% / reading 45% proficiency, ranked #419 of 612 in NJ (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.6%/yr); 75 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 36% of the median local income ($89k/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 $10k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $198k; list at $325k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $270,356 (16.8% 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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.83% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $274,744
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Stanger Ave	0.00mi	3/1.0	1,126 (0%)	1mo	$355,000	$315	99
242 Stanger Ave	0.22mi	3/1.0	984 (-13%)	7mo	$240,000	$244	62
131 Stanger Ave	0.55mi	3/1.0	1,124 (-0%)	18mo	$163,500	$145	59
111 Earl Ave	0.63mi	3/2.0	1,144 (+2%)	8mo	$346,500	$303	57
314 Wilson Ave	0.58mi	2/1.0 (-1)	1,200 (+7%)	6mo	$210,000	$175	52
1807 S Academy St	0.36mi	3/1.0	960 (-15%)	12mo	$270,000	$281	48
1400 Walnut St	0.70mi	3/2.0	1,206 (+7%)	6mo	$310,000	$257	46
306 Wilson Ave	0.60mi	3/1.0	976 (-13%)	7mo	$120,000	$123	44
121 Earl Ave	0.70mi	2/1.0 (-1)	991 (-12%)	17mo	$215,000	$217	28

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 · 4.64% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-52,861
• Equity at exit: $48,458

10-year hold

• IRR: -5.2%
• Equity multiple: 0.64×
• Total profit: $-32,831
• Equity at exit: $28,100

Cash invested: $91,000 (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 08028

• Home prices YoY: -21.2%
• Rents YoY: 4.6%
• Active inventory: 75
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,704 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$371 /mo · $4,448/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-75

Break-even live

Break-even rent $2,798

Max offer price $311,824

Occupancy floor 98%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128-130 Wilmer St Glassboro, NJ	3.0	1.0	1140	$2,100	$1.84	19d	1	1.32mi
15 Williams St Glassboro, NJ	3.0	1.0	1216	$2,200	$1.81	15d	1	1.40mi
310 Ellis St Glassboro, NJ	4.0	2.0	1424	$2,550	$1.79	2d	1	1.45mi
303 Ellis St Glassboro, NJ	4.0	2.0	1440	$2,500	$1.74	19d	1	1.48mi

Listing history 15 events

1. 2026-04-17
   status Pending
2. 2026-03-24
   listed $324,999 Active
3. 2026-02-18
   soldstatus $197,500
4. 2014-03-07
   soldstatus $65,000
5. 2014-02-28
   soldstatus $65,000 Sold 367-char remark

   Show marketing remark (365 chars)

   Great starter home, 3 bedroom rancher situated on a large lot features a large living room, newer carpeting, plenty of room in the country kitchen with breakfast area, hall bath with whirlpool tub and stall shower. Newer roof and siding, replacement windows, newer high-efficiency heater and central air. Don't wait - this is a must see property with a great price!

6. 2014-02-28
   soldstatus $65,000 365-char remark

   Show marketing remark (365 chars)

   Great starter home, 3 bedroom rancher situated on a large lot features a large living room, newer carpeting, plenty of room in the country kitchen with breakfast area, hall bath with whirlpool tub and stall shower. Newer roof and siding, replacement windows, newer high-efficiency heater and central air. Don't wait - this is a must see property with a great price!

7. 2014-01-08
   status Under Contract 367-char remark

   Show marketing remark (367 chars)

   Great starter home, 3 bedroom rancher situated on a large lot features a large living room, newer carpeting, plenty of room in the country kitchen with breakfast area, hall bath with whirlpool tub and stall shower. Newer roof and siding, replacement windows, newer high-efficiency heater and central air. Don't wait - this is a must see property with a great price!

8. 2014-01-01
   historical 367-char remark

   Show marketing remark (367 chars)

   Great starter home, 3 bedroom rancher situated on a large lot features a large living room, newer carpeting, plenty of room in the country kitchen with breakfast area, hall bath with whirlpool tub and stall shower. Newer roof and siding, replacement windows, newer high-efficiency heater and central air. Don't wait - this is a must see property with a great price!

9. 2013-10-08
   historical 365-char remark

   Show marketing remark (365 chars)

   Great starter home, 3 bedroom rancher situated on a large lot features a large living room, newer carpeting, plenty of room in the country kitchen with breakfast area, hall bath with whirlpool tub and stall shower. Newer roof and siding, replacement windows, newer high-efficiency heater and central air. Don't wait - this is a must see property with a great price!

10. 2013-08-21
    price $94,900 367-char remark

    Show marketing remark (367 chars)

    Great starter home, 3 bedroom rancher situated on a large lot features a large living room, newer carpeting, plenty of room in the country kitchen with breakfast area, hall bath with whirlpool tub and stall shower. Newer roof and siding, replacement windows, newer high-efficiency heater and central air. Don't wait - this is a must see property with a great price!

11. 2013-07-03
    price $100,000 367-char remark

    Show marketing remark (367 chars)

    Great starter home, 3 bedroom rancher situated on a large lot features a large living room, newer carpeting, plenty of room in the country kitchen with breakfast area, hall bath with whirlpool tub and stall shower. Newer roof and siding, replacement windows, newer high-efficiency heater and central air. Don't wait - this is a must see property with a great price!

12. 2013-06-24
    price $115,000 367-char remark

    Show marketing remark (367 chars)

    Great starter home, 3 bedroom rancher situated on a large lot features a large living room, newer carpeting, plenty of room in the country kitchen with breakfast area, hall bath with whirlpool tub and stall shower. Newer roof and siding, replacement windows, newer high-efficiency heater and central air. Don't wait - this is a must see property with a great price!

13. 2013-06-04
    price $120,000 367-char remark

    Show marketing remark (367 chars)

    Great starter home, 3 bedroom rancher situated on a large lot features a large living room, newer carpeting, plenty of room in the country kitchen with breakfast area, hall bath with whirlpool tub and stall shower. Newer roof and siding, replacement windows, newer high-efficiency heater and central air. Don't wait - this is a must see property with a great price!

14. 2013-04-12
    listed $129,900 Active 367-char remark

    Show marketing remark (365 chars)

    Great starter home, 3 bedroom rancher situated on a large lot features a large living room, newer carpeting, plenty of room in the country kitchen with breakfast area, hall bath with whirlpool tub and stall shower. Newer roof and siding, replacement windows, newer high-efficiency heater and central air. Don't wait - this is a must see property with a great price!

15. 2013-04-12
    listed $94,900 365-char remark

    Show marketing remark (365 chars)

    Great starter home, 3 bedroom rancher situated on a large lot features a large living room, newer carpeting, plenty of room in the country kitchen with breakfast area, hall bath with whirlpool tub and stall shower. Newer roof and siding, replacement windows, newer high-efficiency heater and central air. Don't wait - this is a must see property with a great price!

ⓘ 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: $4,448 · $371/mo
• Projected year-2 tax: $6,270 · $523/mo
• Expected delta: +$1,822/yr (+$152/mo · 41.0%)

ⓘ 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 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,443
• − Mortgage interest: −$18,205
• − Property taxes: −$4,448
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,595
• − Management: −$2,595
• − Depreciation: −$9,455
• Taxable loss: −$6,480
• Est. tax savings @ 24.0%: +$1,555
• After-tax cash flow: $660/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: Elk Township School District
• NCES district ID: 3404620
• Math proficiency: 45% ▲ 1.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $68,946
• Composite: 42.67/100
• National rank: #6797
• State rank: #419 of 612 in NJ

Livability — Glassboro

• Score: 81/100
• State rank: #57
• US rank: #1498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 25,098
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 25,098
• Household income: $89,130
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 775.0

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Black 18% Hispanic / Latino 10% Asian 7% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 3% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.06%
• Current HPI: 293.7251
• Rent YoY: ▲ 4.64%
• 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

+242.5% since first listed

15 events — show timeline

• 2026-04-17 Pending — BRIGHT MLS
• 2026-03-24 Listed $324,999 BRIGHT MLS
• 2026-02-18 Sold (Public Records) $197,500 Public Records
• 2014-03-07 Sold (Public Records) $65,000 Public Records
• 2014-02-28 Sold (MLS) $65,000 BRIGHT MLS
• 2014-02-28 Sold (MLS) $65,000 TREND
• 2014-01-08 Pending — TREND
• 2014-01-01 Delisted — TREND
• 2013-10-08 Listing Removed — BRIGHT MLS
• 2013-08-21 Price Changed $94,900 TREND
• 2013-07-03 Price Changed $100,000 TREND
• 2013-06-24 Price Changed $115,000 TREND
• 2013-06-04 Price Changed $120,000 TREND
• 2013-04-12 Listed $129,900 TREND
• 2013-04-12 Listed $94,900 BRIGHT MLS

Property tax history

+1.0%/yr

Latest (2025): $4,448 · +2.6% YoY. Source: county tax records.