16 Lyric Ct · Sicklerville, NJ 08081

$190,000

2 bd · 1.0 ba · 968 sqft · Townhouse public records · 6 Days on market

Built 1975 Est $200k · 5% under $110/mo HOA · 5% of rent

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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 +21.4/30.0
• ARV discount +9.8/15.0
• DSCR +6.8/10.0
• 1% rule +6.1/10.0
• 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

2 Bedroom 1 Full Bath home in the Lehigh Manor Condo Development. The home is 968 sq ft & is located in Sicklerville. Home has a Living Room, Dining Room and a Kitchen. The 2 bedrooms & the bathroom are on the 2nd floor. Home is being sold "As Is". The owner will not be doing any repairs.

Key facts

• Easy commuter access
• Upgraded kitchen
• Walk-in closets

Tags

• UPGRADED KITCHEN
• PRIVATE FENCED BACKYARD
• STAINLESS STEEL APPLIANCES
• CONVENIENT WASHER AND DRYER
• WALK-IN CLOSETS
• EASY COMMUTER ACCESS

Property features AI

Finance

• Other: Property assessed values and taxes available but omitted per instructions
• Financial info: Lease is not being considered
• HOA & community: Monthly HOA fee of $110 covering common area maintenance, lawn maintenance, and snow removal; HOA amenities include basketball courts and other non-lake recreational areas; One-time other fee of $570

Exterior

• Parking: Assigned parking space #16 in a parking lot
• Security: Security features not provided
• Utilities: Public water and public sewer; 100 amp electric service; Electric hot water
• Home design: End of row/townhouse; One or more stories (specific count not provided); Entry level details not provided; Facing direction not provided
• Construction: Frame construction; Shingle roof; Slab foundation; Year built source: Assessor (year not specified)
• Exterior features: Lot dimensions approximately 40.00 x 37.50; Not in a federal flood zone; Above-grade and below-grade structures noted

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 2 bedrooms on the first upper level
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Living room and dining room; End of row/townhouse layout; No basement
• Laundry & utility: Washer/dryer details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $190k.

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 ($2k rent vs $190k).
• Cap rate 8.1% 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.
• Zoned schools: Winslow Township Elementary School Two (math 12% / reading 27%, grade F, #1,012 of 1,303 statewide, top 79%, 308 students, 44% FRL); Winslow Township Middle School (math 14% / reading 42%, grade F, #335 of 431 statewide, top 79%, 764 students, 46% FRL); Winslow Township High School (math 10% / reading 36%, grade F, #337 of 399 statewide, top 85%, 1,273 students, 42% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 335 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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 $147k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $200,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Lyric Ct	0.03mi	2/1.0	968 (0%)	1mo	$200,000	$207	98
10 Longbow Ct	0.09mi	2/1.0	968 (0%)	3mo	$185,000	$191	93
15 Lawrence Ct	0.11mi	2/1.0	968 (0%)	3mo	$189,900	$196	92
3 Linden Ct	0.12mi	2/1.0	968 (0%)	3mo	$200,000	$207	92
7 Lennox Ct	0.07mi	2/1.0	968 (0%)	6mo	$212,000	$219	92
24 Lennox Ct	0.11mi	2/1.0	968 (0%)	6mo	$194,000	$200	90
23 Lennox Ct	0.10mi	2/1.0	968 (0%)	6mo	$199,500	$206	90
9 Linden Ct	0.14mi	2/1.0	968 (0%)	4mo	$170,000	$176	90
18 Langdon Ct	0.06mi	3/1.0 (+1)	1,034 (+7%)	3mo	$225,000	$218	78
9 Lawrence Ct	0.12mi	3/1.0 (+1)	1,034 (+7%)	0mo	$234,900	$227	78
21 Locust Ct	0.10mi	3/1.0 (+1)	1,034 (+7%)	2mo	$220,000	$213	78
13 Lamont Ct	0.09mi	3/1.5 (+1)	1,034 (+7%)	4mo	$229,999	$222	74

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-11,807
• Equity at exit: $28,330

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $16,861
• Equity at exit: $16,428

Cash invested: $53,200 (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 08081

• Rents YoY: 3.4%
• Active inventory: 335
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,111 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$199 /mo · $2,387/yr
• Insurance: −$79
• HOA: −$110
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $283

Break-even live

Break-even rent $1,752

Max offer price $190,000

Occupancy floor 82%

Sensitivity live

Price	-10% $391	-5% $337	+0% $283	+5% $229	+10% $176
Rent	-10% $116	-5% $200	+0% $283	+5% $366	+10% $450
Rate	-1.0pp $379	-0.5pp $331	base $283	+0.5pp $234	+1.0pp $184

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Lawrence Ct Sicklerville, NJ	2.0	1.0	968	$1,850	$1.91	0d	1	0.12mi

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 17 events

1. 2026-05-22
   status Pending
2. 2026-05-16
   listed $190,000 Active
3. 2024-04-24
   soldstatus $147,125
4. 2024-04-01
   soldstatus $147,125 Closed 312-char remark

   Show marketing remark (312 chars)

   2 Bedroom 1 Full Bath home in the Lehigh Manor Condo Development. The home is 968 sq ft & is located in Sicklerville. Home has a Living Room, Dining Room and a Kitchen. The 2 bedrooms & the bathroom are on the 2nd floor. Home is being sold "As Is". The owner will not be doing any repairs.

5. 2024-02-26
   status Pending 312-char remark

   Show marketing remark (312 chars)

   2 Bedroom 1 Full Bath home in the Lehigh Manor Condo Development. The home is 968 sq ft & is located in Sicklerville. Home has a Living Room, Dining Room and a Kitchen. The 2 bedrooms & the bathroom are on the 2nd floor. Home is being sold "As Is". The owner will not be doing any repairs.

6. 2024-02-12
   listed $147,500 Active 312-char remark

   Show marketing remark (312 chars)

   2 Bedroom 1 Full Bath home in the Lehigh Manor Condo Development. The home is 968 sq ft & is located in Sicklerville. Home has a Living Room, Dining Room and a Kitchen. The 2 bedrooms & the bathroom are on the 2nd floor. Home is being sold "As Is". The owner will not be doing any repairs.

7. 2014-12-17
   historical
8. 2014-10-25
   listed $51,000
9. 2007-10-04
   soldstatus $62,000
10. 2007-09-26
    soldstatus $62,000
11. 2007-09-14
    historical
12. 2007-02-24
    listed $62,000
13. 2003-06-12
    soldstatus $28,821
14. 2003-01-22
    historical
15. 2002-10-17
    listed $28,821
16. 1992-08-06
    soldstatus $36,000
17. 1978-07-01
    soldstatus $26,500

ⓘ 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: $2,387 · $199/mo
• Projected year-2 tax: $3,559 · $297/mo
• Expected delta: +$1,172/yr (+$98/mo · 49.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $25,330
• − Mortgage interest: −$10,643
• − Property taxes: −$2,387
• − Insurance: −$950
• − Repairs & maintenance: −$2,026
• − Management: −$2,026
• − HOA: −$1,320
• − Depreciation: −$5,527
• Taxable income: $450
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $3,289/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

+617.0% since first listed

17 events — show timeline

• 2026-05-22 Pending — BRIGHT MLS
• 2026-05-16 Listed $190,000 BRIGHT MLS
• 2024-04-24 Sold (Public Records) $147,125 Public Records
• 2024-04-01 Sold (MLS) $147,125 BRIGHT MLS
• 2024-02-26 Pending — BRIGHT MLS
• 2024-02-12 Listed $147,500 BRIGHT MLS
• 2014-12-17 Listing Removed — BRIGHT MLS
• 2014-10-25 Listed $51,000 BRIGHT MLS
• 2007-10-04 Sold (Public Records) $62,000 Public Records
• 2007-09-26 Sold (MLS) $62,000 BRIGHT MLS
• 2007-09-14 Listing Removed — BRIGHT MLS
• 2007-02-24 Listed $62,000 BRIGHT MLS
• 2003-06-12 Sold (MLS) $28,821 BRIGHT MLS
• 2003-01-22 Listing Removed — BRIGHT MLS
• 2002-10-17 Listed $28,821 BRIGHT MLS
• 1992-08-06 Sold (Public Records) $36,000 Public Records
• 1978-07-01 Sold (Public Records) $26,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,387 · +1.9% YoY. Source: county tax records.