9 Redwood Ct · Glassboro, NJ 08028

$315,000

3 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 52 Days on market

Built 1988 2,526 sqft lot Est $416k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New!!!New!!!New!!!New Central Air!!! New Gas Heater!!!New Hot Water Heater!!!New Trax Deck w/ Screened in Gaezebo!!!New Pella Doors!!!Freshly Professionally Painted Entire Interior!!!New Exterior Lighting!!!New Hunter Douglas Widow Shades!!!Upgraded landscaping with cherry trees and more. Family Room w/ Gas fireplace!!!A Bathroom on all three levels!!!Only 14 years young but the owner wanted to upgrade all the major systems. So yo will have the peace of mind knowing that you won't have to replace your heater/ac/hot water heater when your neighbors are replacing their major systems!!!!No need to spend $money$ on appliances, All Stay. .. Washer. .Dryer. .. Refrigerator All Included. You won't be spending money on any big ticket items, so go pick that new furniture out, or that new car!!!!More Savings, No Association Fee!!!That's correct. Not a dime. You can put your $$ where it shows, not on mechanicals.

Key facts

• 2 parking spots
• Built 1988
• Listed 52 days

Property features AI

Exterior

• Parking: Two total garage and parking spaces; Driveway with two spaces; On-street parking available
• Utilities: 150 amp electric service; Natural gas for heating and hot water; Public sewer (no septic)
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick and aluminum siding exterior; Slab foundation
• Exterior features: Public water; No tidal water

Interior

• Kitchen: Built-in range; Built-in microwave; Dishwasher; Disposal
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom (upper level); Two half bathrooms (one on main level, one on lower level)
• Heating & cooling: Hot water heating (natural gas); Central air conditioning (natural gas)
• Interior features: Built-in microwave; Built-in range; Dishwasher; Disposal; No basement
• Laundry & utility: Washer; Electric dryer located on lower floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-13 ($-160/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (9.6% below list).
• Recommended offer: $285k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: cost of living D-.
• Glassboro School District (suburban): math 10% / reading 33% proficiency, ranked #412 of 472 in NJ (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Glassboro High School (math 9% / reading 42%, grade F, #321 of 399 statewide, top 81%, 518 students, 48% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 75 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 38% 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 $9k 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 52 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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 $172k; list at $315k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $284,792 (9.6% 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 52 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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: 0.90% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $415,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Platinum Ct	0.44mi	3/2.5	1,783 (-0%)	0mo	$400,000	$224	77
112 Glasswycke Dr	0.31mi	4/2.0 (+1)	1,883 (+5%)	1mo	$465,000	$247	71
7 Geneva Ct	0.34mi	4/2.5 (+1)	1,832 (+2%)	12mo	$450,000	$246	64
121 Glasswycke Dr	0.41mi	3/2.5	1,727 (-4%)	12mo	$412,000	$239	63
120 Persimmon St	0.46mi	3/2.0	1,962 (+10%)	10mo	$420,000	$214	55
7 Pintail Dr	0.62mi	3/3.0	1,936 (+8%)	7mo	$449,900	$232	48
316 Ronald Ave	0.64mi	3/3.0	1,917 (+7%)	10mo	$380,000	$198	46
8 Christophers Ln	0.38mi	4/2.5 (+1)	1,987 (+11%)	13mo	$480,000	$242	46
1210 Glen Ridge Dr	0.74mi	3/1.5	1,676 (-6%)	12mo	$365,000	$218	43
317 New St	0.74mi	3/2.0	1,632 (-9%)	12mo	$259,900	$159	41
19 Fairmount Dr	0.75mi	3/1.5	1,526 (-15%)	1mo	$355,000	$233	38
16 Merganser Ct	0.73mi	3/2.0	2,027 (+13%)	11mo	$460,000	$227	35

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-47,023
• Equity at exit: $46,968

10-year hold

• IRR: -3.4%
• Equity multiple: 0.76×
• Total profit: $-21,388
• Equity at exit: $27,235

Cash invested: $88,200 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,848 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$480 /mo · $5,761/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-13

Break-even live

Break-even rent $2,865

Max offer price $312,638

Occupancy floor 95%

Sensitivity live

Price	-10% $165	-5% $76	+0% $-13	+5% $-103	+10% $-192
Rent	-10% $-238	-5% $-126	+0% $-13	+5% $99	+10% $212
Rate	-1.0pp $145	-0.5pp $67	base $-13	+0.5pp $-95	+1.0pp $-178

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Andrew Ct Glassboro, NJ	2.0	2.5	1792	$2,400	$1.34	21d	1	0.09mi
104 Fairview Dr Glassboro, NJ	3.0	2.0	1636	$2,700	$1.65	1d	1	0.63mi
703 S Woodbury Rd Pitman, NJ	3.0	2.0	1800	$700	$0.39	24d	1	1.00mi
15 S Academy St Glassboro, NJ	3.0	2.5	1618	$2,850	$1.76	24d	1	1.11mi
303 Ellis St Glassboro, NJ	4.0	2.0	1440	$2,500	$1.74	19d	1	1.21mi
173 Mazzeo Dr Unit 1 Glassboro, NJ	3.0	2.5	1484	$2,850	$1.92	17d	1	1.24mi
173 Mazzeo Dr Glassboro, NJ	3.0	2.5	1484	$2,750	$1.85	1d	1	1.24mi
310 Ellis St Glassboro, NJ	4.0	2.0	1424	$2,550	$1.79	2d	1	1.24mi
92 Arlotta St Glassboro, NJ	3.0	2.5	1500	$2,650	$1.77	2d	1	1.28mi
121 Mazzeo Dr Glassboro, NJ	3.0	2.5	1484	$2,750	$1.85	17d	1	1.30mi

Listing history 15 events

1. 2026-05-13
   status Pending
2. 2026-04-20
   price $315,000
3. 2026-03-23
   listed $320,000 Active
4. 2026-03-21
   historical $320,000
5. 2005-06-27
   soldstatus $172,000
6. 2005-05-27
   soldstatus $172,000 915-char remark

   Show marketing remark (915 chars)

   New!!!New!!!New!!!New Central Air!!! New Gas Heater!!!New Hot Water Heater!!!New Trax Deck w/ Screened in Gaezebo!!!New Pella Doors!!!Freshly Professionally Painted Entire Interior!!!New Exterior Lighting!!!New Hunter Douglas Widow Shades!!!Upgraded landscaping with cherry trees and more. Family Room w/ Gas fireplace!!!A Bathroom on all three levels!!!Only 14 years young but the owner wanted to upgrade all the major systems. So yo will have the peace of mind knowing that you won't have to replace your heater/ac/hot water heater when your neighbors are replacing their major systems!!!!No need to spend $money$ on appliances, All Stay. .. Washer. .Dryer. .. Refrigerator All Included. You won't be spending money on any big ticket items, so go pick that new furniture out, or that new car!!!!More Savings, No Association Fee!!!That's correct. Not a dime. You can put your $$ where it shows, not on mechanicals.

7. 2005-04-30
   historical 915-char remark

   Show marketing remark (915 chars)

   New!!!New!!!New!!!New Central Air!!! New Gas Heater!!!New Hot Water Heater!!!New Trax Deck w/ Screened in Gaezebo!!!New Pella Doors!!!Freshly Professionally Painted Entire Interior!!!New Exterior Lighting!!!New Hunter Douglas Widow Shades!!!Upgraded landscaping with cherry trees and more. Family Room w/ Gas fireplace!!!A Bathroom on all three levels!!!Only 14 years young but the owner wanted to upgrade all the major systems. So yo will have the peace of mind knowing that you won't have to replace your heater/ac/hot water heater when your neighbors are replacing their major systems!!!!No need to spend $money$ on appliances, All Stay. .. Washer. .Dryer. .. Refrigerator All Included. You won't be spending money on any big ticket items, so go pick that new furniture out, or that new car!!!!More Savings, No Association Fee!!!That's correct. Not a dime. You can put your $$ where it shows, not on mechanicals.

8. 2005-04-08
   historical
9. 2005-04-06
   listed $172,000 915-char remark

   Show marketing remark (915 chars)

   New!!!New!!!New!!!New Central Air!!! New Gas Heater!!!New Hot Water Heater!!!New Trax Deck w/ Screened in Gaezebo!!!New Pella Doors!!!Freshly Professionally Painted Entire Interior!!!New Exterior Lighting!!!New Hunter Douglas Widow Shades!!!Upgraded landscaping with cherry trees and more. Family Room w/ Gas fireplace!!!A Bathroom on all three levels!!!Only 14 years young but the owner wanted to upgrade all the major systems. So yo will have the peace of mind knowing that you won't have to replace your heater/ac/hot water heater when your neighbors are replacing their major systems!!!!No need to spend $money$ on appliances, All Stay. .. Washer. .Dryer. .. Refrigerator All Included. You won't be spending money on any big ticket items, so go pick that new furniture out, or that new car!!!!More Savings, No Association Fee!!!That's correct. Not a dime. You can put your $$ where it shows, not on mechanicals.

10. 2005-02-15
    listed $174,900
11. 2000-05-24
    soldstatus $94,500
12. 2000-05-22
    soldstatus $94,500
13. 2000-02-23
    historical
14. 2000-02-14
    listed $94,500
15. 1989-02-01
    soldstatus $88,150

ⓘ 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: $5,761 · $480/mo
• Projected year-2 tax: $6,802 · $567/mo
• Expected delta: +$1,041/yr (+$87/mo · 18.1%)

ⓘ 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 63% 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: $34,175
• − Mortgage interest: −$17,645
• − Property taxes: −$5,761
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,734
• − Management: −$2,734
• − Depreciation: −$9,164
• Taxable loss: −$5,438
• Est. tax savings @ 24.0%: +$1,305
• After-tax cash flow: $1,145/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: Glassboro School District
• NCES district ID: 3405880
• Math proficiency: 10% ▼ -20.00%
• Reading proficiency: 33% ▼ -3.00%
• Median HH income: $61,819
• Composite: 20.19/100
• National rank: #8631
• State rank: #412 of 472 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

• Census place: Glassboro, NJ
• 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

+257.3% since first listed

15 events — show timeline

• 2026-05-13 Pending — BRIGHT MLS
• 2026-04-20 Price Changed $315,000 BRIGHT MLS
• 2026-03-23 Listed $320,000 BRIGHT MLS
• 2026-03-21 Coming Soon $320,000 BRIGHT MLS
• 2005-06-27 Sold (Public Records) $172,000 Public Records
• 2005-05-27 Sold (MLS) $172,000 BRIGHT MLS
• 2005-04-30 Listing Removed — BRIGHT MLS
• 2005-04-08 Listing Removed — BRIGHT MLS
• 2005-04-06 Listed $172,000 BRIGHT MLS
• 2005-02-15 Listed $174,900 BRIGHT MLS
• 2000-05-24 Sold (Public Records) $94,500 Public Records
• 2000-05-22 Sold (MLS) $94,500 BRIGHT MLS
• 2000-02-23 Listing Removed — BRIGHT MLS
• 2000-02-14 Listed $94,500 BRIGHT MLS
• 1989-02-01 Sold (Public Records) $88,150 Public Records

Property tax history

+1.3%/yr

Latest (2025): $5,761 · +3.3% YoY. Source: county tax records.