22 Pershing Ln · Sicklerville, NJ 08081

$350,000

5 bd · 3.0 ba · 2,780 sqft · SingleFamily public records · 164 Days on market

Built 1971 0.30 ac lot $126/sqft · 17% below area Est $412k · 15% 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 +14.3/15.0
• Cash flow +9.9/30.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• DSCR +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Knocks! 5 bedroom, 3 Full Bath Bi-Level in highly sought neighborhood of Sicklerville. With a little TLC, this home will provide the space and features to accommodate many needs.

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1971

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $302k (13.8% below list).
• Recommended offer: $302k (13.8% below list) — sets the bar for 1% rule.

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.
• Market conditions: Rents rising (+3.4%/yr); 329 active listings in the ZIP; solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 34% 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 $10k 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 164 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $120k; list at $350k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $301,582 (13.8% 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. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.86% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 9.7

CMA / ARV

• ARV (median comp): $411,869
• List price: $350,000
• Delta: -15.02%
• 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
23 Pinewood Ln	0.18mi	5/4.0	2,808 (+1%)	0mo	$455,000	$162	86
17 Pittman Ln	0.22mi	5/2.5	2,756 (-1%)	20mo	$380,000	$138	70
2 Primrose Dr	0.20mi	4/2.5 (-1)	2,428 (-13%)	3mo	$280,000	$115	60
6 Pittman Pl	0.36mi	5/2.5	2,428 (-13%)	22mo	$360,000	$148	42
928 Dartmoor Ave	0.69mi	4/2.5 (-1)	2,656 (-4%)	21mo	$507,000	$191	36
5 Eastmont Ln	0.49mi	5/2.5	3,185 (+15%)	19mo	$440,000	$138	36
45 Sassafras Dr	0.72mi	4/3.0 (-1)	2,444 (-12%)	8mo	$475,000	$194	35
4 Conifer Way	0.70mi	4/2.5 (-1)	2,415 (-13%)	12mo	$501,000	$207	28
41 Sassafras Dr	0.70mi	4/4.0 (-1)	2,494 (-10%)	22mo	$437,000	$175	22

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: -20.2%
• Equity multiple: 0.29×
• Total profit: $-69,152
• Equity at exit: $52,186

10-year hold

• IRR: -12.2%
• Equity multiple: 0.26×
• Total profit: $-72,236
• 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 08081

• Rents YoY: 3.4%
• Active inventory: 329
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,016 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$619 /mo · $7,423/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $-217

Break-even live

Break-even rent $3,291

Max offer price $311,604

Occupancy floor —

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: —

Listing history 14 events

1. 2026-05-06
   price $350,000 191-char remark

   Show marketing remark (190 chars)

   Opportunity Knocks! 5 bedroom, 3 Full Bath Bi-Level in highly sought neighborhood of Sicklerville. With a little TLC, this home will provide the space and features to accommodate many needs.

2. 2026-05-06
   price $350,000 190-char remark

   Show marketing remark (190 chars)

   Opportunity Knocks! 5 bedroom, 3 Full Bath Bi-Level in highly sought neighborhood of Sicklerville. With a little TLC, this home will provide the space and features to accommodate many needs.

3. 2026-04-01
   status Active 191-char remark

   Show marketing remark (190 chars)

   Opportunity Knocks! 5 bedroom, 3 Full Bath Bi-Level in highly sought neighborhood of Sicklerville. With a little TLC, this home will provide the space and features to accommodate many needs.

4. 2026-04-01
   status Active 190-char remark

   Show marketing remark (190 chars)

   Opportunity Knocks! 5 bedroom, 3 Full Bath Bi-Level in highly sought neighborhood of Sicklerville. With a little TLC, this home will provide the space and features to accommodate many needs.

5. 2026-03-11
   status Pending 191-char remark

   Show marketing remark (191 chars)

   Opportunity Knocks! 5 bedroom, 3 Full Bath Bi-Level in highly sought neighborhood of Sicklerville. With a little TLC, this home will provide the space and features to accommodate many needs.

6. 2026-03-10
   status Pending 190-char remark

   Show marketing remark (191 chars)

   Opportunity Knocks! 5 bedroom, 3 Full Bath Bi-Level in highly sought neighborhood of Sicklerville. With a little TLC, this home will provide the space and features to accommodate many needs.

7. 2026-03-10
   historical Active Under Contract 191-char remark

   Show marketing remark (191 chars)

   Opportunity Knocks! 5 bedroom, 3 Full Bath Bi-Level in highly sought neighborhood of Sicklerville. With a little TLC, this home will provide the space and features to accommodate many needs.

8. 2026-02-10
   listed $359,000 Active 190-char remark

   Show marketing remark (190 chars)

   Opportunity Knocks! 5 bedroom, 3 Full Bath Bi-Level in highly sought neighborhood of Sicklerville. With a little TLC, this home will provide the space and features to accommodate many needs.

9. 2026-01-13
   price $359,000 191-char remark

   Show marketing remark (191 chars)

   Opportunity Knocks! 5 bedroom, 3 Full Bath Bi-Level in highly sought neighborhood of Sicklerville. With a little TLC, this home will provide the space and features to accommodate many needs.

10. 2025-12-24
    price $375,000 191-char remark

    Show marketing remark (191 chars)

    Opportunity Knocks! 5 bedroom, 3 Full Bath Bi-Level in highly sought neighborhood of Sicklerville. With a little TLC, this home will provide the space and features to accommodate many needs.

11. 2025-12-05
    price $385,000 191-char remark

    Show marketing remark (191 chars)

    Opportunity Knocks! 5 bedroom, 3 Full Bath Bi-Level in highly sought neighborhood of Sicklerville. With a little TLC, this home will provide the space and features to accommodate many needs.

12. 2025-11-16
    listed $399,000 Active 191-char remark

    Show marketing remark (191 chars)

    Opportunity Knocks! 5 bedroom, 3 Full Bath Bi-Level in highly sought neighborhood of Sicklerville. With a little TLC, this home will provide the space and features to accommodate many needs.

13. 2020-08-26
    soldstatus $120,000
14. 1978-07-01
    soldstatus $47,506

ⓘ 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: $7,423 · $619/mo
• Projected year-2 tax: $8,069 · $672/mo
• Expected delta: +$646/yr (+$54/mo · 8.7%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $36,190
• − Mortgage interest: −$19,605
• − Property taxes: −$7,423
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,895
• − Management: −$2,895
• − Depreciation: −$10,182
• Taxable loss: −$8,561
• Est. tax savings @ 24.0%: +$2,055
• After-tax cash flow: $-554/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

+636.7% since first listed

14 events — show timeline

• 2026-05-06 Price Changed $350,000 BRIGHT MLS
• 2026-05-06 Price Changed $350,000 MOMLS
• 2026-04-01 Relisted — BRIGHT MLS
• 2026-04-01 Relisted — MOMLS
• 2026-03-11 Pending — BRIGHT MLS
• 2026-03-10 Pending — MOMLS
• 2026-03-10 Contingent — BRIGHT MLS
• 2026-02-10 Listed $359,000 MOMLS
• 2026-01-13 Price Changed $359,000 BRIGHT MLS
• 2025-12-24 Price Changed $375,000 BRIGHT MLS
• 2025-12-05 Price Changed $385,000 BRIGHT MLS
• 2025-11-16 Listed $399,000 BRIGHT MLS
• 2020-08-26 Sold (Public Records) $120,000 Public Records
• 1978-07-01 Sold (Public Records) $47,506 Public Records

Property tax history

+1.9%/yr

Latest (2025): $7,423 · +1.9% YoY. Source: county tax records.