176 Golfview Dr · Turnersville, NJ 08080

$350,000

4 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 13 Days on market

Built 1976 0.28 ac lot $214/sqft · 20% below area Est $438k · 20% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +9.2/30.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Schools +3.3/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 2-bath rancher in highly desirable Washington Township, offering the ease and convenience of true one-floor living. This home features a functional layout with generously sized bedrooms, a bright living area, and plenty of potential to customize to your style. The kitchen and living spaces provide a great foundation for creating your dream home with just a bit of TLC. Step outside to a large backyard—perfect for entertaining, outdoor gatherings, gardening, or simply enjoying your own private space. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property is full of possibilities. Located in a sought-after neighborhood c

Key facts

• One-floor living
• Large backyard
• 0.28 acre lot

Tags

• ONE-FLOOR LIVING
• LARGE BACKYARD
• SOUGHT-AFTER NEIGHBORHOOD

Property features AI

Exterior

• Parking: Concrete driveway with 3 driveway spaces (total 3 parking spaces)
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached property; Shingle roof
• Construction: Vinyl siding and brick exterior; Slab foundation
• Exterior features: Not located in a federal flood zone; Lot approximately 70 x 175

Interior

• Kitchen: Dishwasher; Stove; Refrigerator
• Bedrooms: 4 bedrooms on main level; Rooms include: Living Room, Dining Room, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4
• Flooring: Vinyl; Carpet; Laminate
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Forced air heating (oil); Central air conditioning (electric); Electric hot water
• Interior features: Tub/shower; Drywall walls and ceilings
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-262 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $304k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (15.0% below list).
• Recommended offer: $297k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.2% in Turnersville — 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 71/100 on livability (#246 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Washington Township School District (suburban): math 21% / reading 49% proficiency, ranked #257 of 472 in NJ (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Bells Elementary School (math 24% / reading 45%, grade F, #582 of 1,303 statewide, top 49%, 553 students, 15% FRL); Chestnut Ridge Middle School (math 17% / reading 51%, grade F, #259 of 431 statewide, top 61%, 648 students, 16% FRL); Washington Township High School (math 32% / reading 60%, grade D-, #133 of 399 statewide, top 34%, 2,075 students, 18% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: 143 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,047 units permitted in Gloucester County in 2024 (183 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $41k; list at $350k implies a 758% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $297,437 (15.0% 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. Built in 1976 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.85% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 9.8

CMA / ARV

• ARV (median comp): $437,697
• List price: $350,000
• Delta: -20.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Golfview Dr	0.17mi	3/1.5 (-1)	1,842 (+12%)	1mo	$430,000	$233	64
85 Golfview Dr	0.51mi	3/1.5 (-1)	1,591 (-3%)	1mo	$351,000	$221	64
13 Langley Dr	0.38mi	3/2.5 (-1)	1,602 (-2%)	14mo	$407,500	$254	60
157 Golfview Dr	0.22mi	3/1.5 (-1)	1,842 (+12%)	9mo	$470,000	$255	55
102 Massey Dr	0.60mi	3/1.5 (-1)	1,744 (+6%)	1mo	$476,000	$273	54
121 Bound Brook Ct	0.35mi	3/1.5 (-1)	1,842 (+12%)	3mo	$470,000	$255	54
125 Trent Rd	0.62mi	3/1.5 (-1)	1,819 (+11%)	3mo	$470,000	$258	43
138 Salina Rd	0.67mi	3/2.0 (-1)	1,736 (+6%)	18mo	$430,000	$248	38
76 Abbington Ln	0.50mi	3/2.5 (-1)	1,796 (+10%)	19mo	$399,900	$223	38

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-73,237
• Equity at exit: $52,186

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-84,595
• Equity at exit: $30,262

Cash invested: $98,000 (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 08080

• Home prices YoY: -33.2%
• Active inventory: 143
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,974 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$630 /mo · $7,566/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $-262

Break-even live

Break-even rent $3,306

Max offer price $303,720

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-163	+0% $-262	+5% $-361	+10% $-460
Rent	-10% $-497	-5% $-379	+0% $-262	+5% $-144	+10% $-27
Rate	-1.0pp $-86	-0.5pp $-173	base $-262	+0.5pp $-353	+1.0pp $-445

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Meridian Ln Sewell, NJ	3.0	2.5	1960	$3,200	$1.63	4d	1	1.33mi

Listing history 2 events

1. 2026-05-07
   listed $350,000 Active 796-char remark
2. 1976-07-29
   soldstatus $40,800

ⓘ 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: $7,566 · $630/mo
• Projected year-2 tax: $8,140 · $678/mo
• Expected delta: +$575/yr (+$48/mo · 7.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,692
• − Mortgage interest: −$19,605
• − Property taxes: −$7,566
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,855
• − Management: −$2,855
• − Depreciation: −$10,182
• Taxable loss: −$9,121
• Est. tax savings @ 24.0%: +$2,189
• After-tax cash flow: $-955/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: Washington Township School District
• NCES district ID: 3417070
• Math proficiency: 21% ▼ -19.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $83,707
• Composite: 33.46/100
• National rank: #5456
• State rank: #257 of 472 in NJ

Livability — Turnersville

• Score: 71/100
• State rank: #246
• US rank: #6866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 38,159
• Household income: $122,262
• Rent vs Own: 13.0% rent · 87.0% own
• Severe rent burden: 637.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Black 6% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 2% Tagalog/Filipino 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: ▼ -152.50%
• Current HPI: 306.2983
• Rent YoY: —
• 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

+757.8% since first listed

4 events — show timeline

• 2026-05-26 Pending — BRIGHT MLS
• 2026-05-20 Contingent — BRIGHT MLS
• 2026-05-07 Listed $350,000 BRIGHT MLS
• 1976-07-29 Sold (Public Records) $40,800 Public Records

Property tax history

+2.6%/yr

Latest (2025): $7,566 · +4.3% YoY. Source: county tax records.