550 Kali Rd · Sicklerville, NJ 08081

$269,900

4 bd · 1.0 ba · 2,136 sqft · SingleFamily public records · 76 Days on market

Built 1874 1.10 ac lot $126/sqft · 36% below area Est $421k · 36% under

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Why this score? — see what drove the C 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 +19.0/30.0
• ARV discount +15.0/15.0
• 1% rule +6.5/10.0
• DSCR +6.0/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this colonial-style home full of potential and ready for your personal vision. This property offers a great opportunity to renovate and customize to suit your style. The first floor features an entry foyer, the living room, kitchen, dining room, a bedroom, and the full bath. The second floor is comprised of 3 bedrooms. With the right updates, this home can truly shine. To help visualize this home's floor plan and to highlight its potential, photos are virtually enhanced and/or virtual furnishings may have been added to the photos found in this listing. The property is being sold 'as-is’. There are no seller disclosures nor representations. The buyer is responsible for obtaining the CCO, smoke cert. and/or all inspections required to close. The property will not qualify for traditional financing in its current condition, cash or alternative financing only.

Key facts

• 1.1 acre lot
• 2 garage spots
• Built 1874

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $254k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 C — 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.
• Market conditions: Rents rising (+3.4%/yr); 329 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $2k of loan paydown is wiped out by about $8k 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 76 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $116k; list at $270k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1874 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $253,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1874 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.15% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 7.2

CMA / ARV

• ARV (median comp): $421,419
• List price: $269,900
• Delta: -35.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Berwick Ln	0.45mi	4/2.5	2,179 (+2%)	13mo	$491,111	$225	58
5 Concord Blvd	0.63mi	4/2.5	2,202 (+3%)	4mo	$436,000	$198	56
47 Nashua Dr	0.43mi	4/2.5	2,183 (+2%)	18mo	$406,000	$186	56
2 Sleepy Hollow Ct	0.59mi	4/2.5	2,264 (+6%)	2mo	$485,000	$214	55
3 Scenic View Dr	0.53mi	4/2.5	1,988 (-7%)	3mo	$415,000	$209	55
1 Sheridan Dr	0.45mi	4/2.5	2,286 (+7%)	11mo	$485,000	$212	52
11 Devonshire	0.13mi	3/2.5 (-1)	1,860 (-13%)	17mo	$450,000	$242	47
4 Bedford Ct	0.37mi	3/2.5 (-1)	1,860 (-13%)	4mo	$419,777	$226	47
1 Country Holw	0.68mi	4/2.5	1,996 (-7%)	16mo	$409,000	$205	38
27 Berwick Ln	0.35mi	3/2.5 (-1)	1,822 (-15%)	16mo	$364,900	$200	35
35 Concord Blvd	0.74mi	3/2.5 (-1)	1,922 (-10%)	3mo	$480,000	$250	35
13 Sugarmaple Ln	0.57mi	3/2.5 (-1)	1,894 (-11%)	18mo	$410,000	$216	29

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-24,161
• Equity at exit: $40,243

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $8,502
• Equity at exit: $23,336

Cash invested: $75,572 (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: 7.2×

Monthly cashflow live

• Estimated rent: $3,113 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$648 /mo · $7,777/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $283

Break-even live

Break-even rent $2,754

Max offer price $269,900

Occupancy floor 86%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 Kali Rd Sicklerville, NJ	2.0–3.0	2.5	1575	$3,075	$1.95	1d	1	0.19mi
6 Parktown Pl Sicklerville, NJ	3.0	2.5	1824	$2,500	$1.37	5d	1	0.31mi
862 Johnson Rd Sicklerville, NJ	4.0	2.0	1527	$3,500	$2.29	1d	1	0.91mi
11 Camino Ct Sicklerville, NJ	3.0	2.5	1836	$2,885	$1.57	43d	1	1.10mi
106 Sickler Ct Sicklerville, NJ	3.0	2.5	1580	$2,900	$1.84	18d	1	1.19mi
120 Sickler Ct Sicklerville, NJ	3.0	2.5	1580	$3,200	$2.03	43d	1	1.22mi
68 Arbor Meadow Dr Sicklerville, NJ	3.0	2.5	1666	$3,000	$1.80	3d	1	1.44mi

Listing history 26 events

1. 2026-06-18
   days on market $269,900 Active 76 DOM
2. 2026-06-17
   days on market $269,900 Active 75 DOM
3. 2026-06-16
   days on market $269,900 Active 74 DOM
4. 2026-06-15
   days on market $269,900 Active 73 DOM
5. 2026-06-13
   pricedays on market $269,900 Active 71 DOM
6. 2026-06-09
   days on market $279,900 Active 67 DOM
7. 2026-06-08
   days on market $279,900 Active 66 DOM
8. 2026-06-07
   days on market $279,900 Active 65 DOM
9. 2026-06-04
   days on market $279,900 Active 62 DOM
10. 2026-06-03
    days on market $279,900 Active 61 DOM
11. 2026-06-02
    days on market $279,900 Active 60 DOM
12. 2026-06-01
    days on market $279,900 Active 59 DOM
13. 2026-05-31
    days on market $279,900 Active 58 DOM
14. 2026-04-03
    listed $299,900 Active 884-char remark

    Show marketing remark (884 chars)

    Welcome to this colonial-style home full of potential and ready for your personal vision. This property offers a great opportunity to renovate and customize to suit your style. The first floor features an entry foyer, the living room, kitchen, dining room, a bedroom, and the full bath. The second floor is comprised of 3 bedrooms. With the right updates, this home can truly shine. To help visualize this home's floor plan and to highlight its potential, photos are virtually enhanced and/or virtual furnishings may have been added to the photos found in this listing. The property is being sold 'as-is’. There are no seller disclosures nor representations. The buyer is responsible for obtaining the CCO, smoke cert. and/or all inspections required to close. The property will not qualify for traditional financing in its current condition, cash or alternative financing only.

15. 2024-04-29
    historical
16. 2024-03-01
    price $319,500
17. 2023-11-09
    status Active
18. 2023-11-04
    historical
19. 2023-08-06
    price $349,500
20. 2023-07-17
    price $379,500
21. 2023-06-05
    listed $385,000 Active
22. 2023-05-31
    historical
23. 1999-10-13
    soldstatus $116,000
24. 1999-09-30
    soldstatus $116,000
25. 1999-08-30
    historical
26. 1998-12-20
    listed $116,000

ⓘ 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: $7,777 · $648/mo
• Projected year-2 tax: $7,777 · $648/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥104°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,356
• − Mortgage interest: −$15,119
• − Property taxes: −$7,777
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,988
• − Management: −$2,988
• − Depreciation: −$7,852
• Taxable loss: −$717
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $3,573/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: 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 · 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

+158.5% since first listed

13 events — show timeline

• 2026-04-03 Listed $299,900 BRIGHT MLS
• 2024-04-29 Listing Removed — BRIGHT MLS
• 2024-03-01 Price Changed $319,500 BRIGHT MLS
• 2023-11-09 Relisted — BRIGHT MLS
• 2023-11-04 Listing Removed — BRIGHT MLS
• 2023-08-06 Price Changed $349,500 BRIGHT MLS
• 2023-07-17 Price Changed $379,500 BRIGHT MLS
• 2023-06-05 Listed $385,000 BRIGHT MLS
• 2023-05-31 Coming Soon — BRIGHT MLS
• 1999-10-13 Sold (Public Records) $116,000 Public Records
• 1999-09-30 Sold (MLS) $116,000 BRIGHT MLS
• 1999-08-30 Listing Removed — BRIGHT MLS
• 1998-12-20 Listed $116,000 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2025): $7,777 · +1.9% YoY. Source: county tax records.