1701 Heather Pl · Sicklerville, NJ 08021

$244,900

2 bd · 1.0 ba · 1,300 sqft · Townhouse public records · 7 Days on market

Built 1973 4,138 sqft lot Est $251k · at est.

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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).

• Cash flow +13.9/30.0
• ARV discount +8.6/15.0
• 1% rule +4.4/10.0
• DSCR +4.2/10.0
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just Listed! 3 Bedroom -Garage has been converted into bedroom or could be a den - 1 bath - Great location could be yours for only $129,900 appt only all appts after 1pm

Key facts

• Parking
• Built 1973
• Listed 7 days

Property features AI

Exterior

• Parking: Driveway parking (1 space); Total of 1 garage/parking space
• Utilities: Public water; Public sewer; Electric cooling; Natural gas heating and hot water
• Home design: End of row townhouse; Fee simple ownership; Finished above-grade area per assessor
• Construction: Brick construction; Slab foundation; Built year per assessor
• Exterior features: Lot dimensions approximately 41.4 x 100 ft; No tidal water

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Gas range/oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Sitting room; Attic; No basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $245k.

Deal economics

• At list price, monthly cash flow is $27 ($326/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (5.8% below list).
• Recommended offer: $231k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Gloucester Township Public Schools (suburban): math 14% / reading 41% proficiency, ranked #351 of 472 in NJ (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.0%/yr); 237 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 41% of the median local income ($68k/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 $7k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $130k; list at $245k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% 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 $230,666 (5.8% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.94% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $250,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1602 Beechwood Pl	0.14mi	3/1.0 (+1)	1,300 (0%)	1mo	$252,900	$195	88
371 Cherrywood Dr	0.40mi	2/1.0	1,260 (-3%)	1mo	$270,000	$214	76
14 Blue Jay Dr	0.24mi	3/1.5 (+1)	1,224 (-6%)	10mo	$250,100	$204	64
40 Blue Jay Dr	0.32mi	2/2.5	1,400 (+8%)	5mo	$265,500	$190	62
37 Blue Jay Dr	0.30mi	2/1.5	1,400 (+8%)	13mo	$225,000	$161	60
524 Highland Ests	0.36mi	2/2.0	1,166 (-10%)	4mo	$225,000	$193	59
309 La Cascata Tnhs	0.72mi	3/1.5 (+1)	1,264 (-3%)	1mo	$255,000	$202	54
424 Highland Ests	0.40mi	2/2.0	1,166 (-10%)	7mo	$215,000	$184	54
510 Highland Ests	0.37mi	2/2.0	1,166 (-10%)	11mo	$230,000	$197	52
109 La Cascata Tnhs	0.73mi	3/2.0 (+1)	1,264 (-3%)	8mo	$240,000	$190	46
111 La Cascata	0.72mi	3/1.5 (+1)	1,360 (+5%)	11mo	$239,000	$176	42
170 La Cascata Tnhs	0.69mi	2/1.5	1,140 (-12%)	4mo	$184,000	$161	42

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 · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-37,811
• Equity at exit: $36,515

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-30,110
• Equity at exit: $21,174

Cash invested: $68,572 (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 08021

• Home prices YoY: -31.6%
• Rents YoY: 3.0%
• Active inventory: 237
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,307 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$409 /mo · $4,905/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $27

Break-even live

Break-even rent $2,272

Max offer price $244,900

Occupancy floor 94%

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Little Gloucester Rd Clementon, NJ	1.0–2.0	1.0	875	$3,100	$3.54	1d	1	0.19mi
1109 Huntingdon Mews Clementon, NJ	2.0	2.0	946	$1,750	$1.85	14d	1	0.33mi
1801 Broadacres Dr Clementon, NJ	2.0	1.0–2.0	910	$2,032	$2.23	1d	8	0.35mi
34 Heron Pl Clementon, NJ	3.0	1.5	1847	$2,500	$1.35	1d	1	0.38mi
1341 Blackwood Clementon Rd Clementon, NJ	1.0–2.0	1.0	925	$2,564	$2.77	1d	26	0.63mi
752 Davistown Rd Blackwood, NJ	1.0–2.0	1.0–2.0	950	$2,817	$2.96	1d	19	0.83mi
310 Berkeley St Blackwood, NJ	2.0	2.0	1176	$2,836	$2.41	1d	1	0.93mi
1800 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–2.0	885	$2,072	$2.34	1d	22	1.09mi
1600 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–1.5	900	$1,600	$1.78	24d	1	1.17mi
9 Georgetown Rd Lindenwold, NJ	3.0	2.5	1268	$2,600	$2.05	1d	1	1.22mi
2541 Erial Rd Blackwood, NJ	2.0	1.0	1000	$1,700	$1.70	1d	1	1.22mi
51 Chiswick Dr Unit 1 Lindenwold, NJ	3.0	2.0	1110	$2,650	$2.39	1d	1	1.24mi
500 Chews Landing Rd Lindenwold, NJ	1.0–2.0	1.0	875	$1,750	$2.00	24d	1	1.31mi

Listing history 11 events

1. 2026-06-13
   status $244,900 Pending 7 DOM
2. 2026-06-04
   statusdays on market $244,900 Active Under Contract 7 DOM
3. 2026-06-03
   days on market $244,900 Active 6 DOM
4. 2026-06-02
   days on market $244,900 Active 5 DOM
5. 2026-06-01
   days on market $244,900 Active 4 DOM
6. 2026-05-31
   days on market $244,900 Active 3 DOM
7. 2026-05-25
   historical $244,900
8. 2005-10-13
   soldstatus $129,900
9. 2005-09-15
   soldstatus $129,900 171-char remark

   Show marketing remark (171 chars)

   Just Listed! 3 Bedroom -Garage has been converted into bedroom or could be a den - 1 bath - Great location could be yours for only $129,900 appt only all appts after 1pm

10. 2005-06-05
    historical 171-char remark

    Show marketing remark (171 chars)

    Just Listed! 3 Bedroom -Garage has been converted into bedroom or could be a den - 1 bath - Great location could be yours for only $129,900 appt only all appts after 1pm

11. 2005-05-23
    listed $129,900 171-char remark

    Show marketing remark (171 chars)

    Just Listed! 3 Bedroom -Garage has been converted into bedroom or could be a den - 1 bath - Great location could be yours for only $129,900 appt only all appts after 1pm

ⓘ 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: $4,905 · $409/mo
• Projected year-2 tax: $5,502 · $458/mo
• Expected delta: +$596/yr (+$50/mo · 12.2%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,680
• − Mortgage interest: −$13,718
• − Property taxes: −$4,905
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − Depreciation: −$7,124
• Taxable loss: −$3,721
• Est. tax savings @ 24.0%: +$893
• After-tax cash flow: $1,219/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: Gloucester Township Public Schools
• NCES district ID: 3406030
• Math proficiency: 14% ▼ -28.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $72,539
• Composite: 26.18/100
• National rank: #7269
• State rank: #351 of 472 in NJ

Livability — Sicklerville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Camden County · 407,624 people
• City population: 50,264
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 49,305
• Household income: $68,044
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 3050.0

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 0.69)
• Race & ethnicity: White 44% Black 27% Hispanic / Latino 20% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 14% Chinese 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: ▼ -156.73%
• Current HPI: 338.8351
• Rent YoY: ▲ 3.02%
• 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

+88.5% since first listed

5 events — show timeline

• 2026-05-25 Coming Soon $244,900 BRIGHT MLS
• 2005-10-13 Sold (Public Records) $129,900 Public Records
• 2005-09-15 Sold (MLS) $129,900 BRIGHT MLS
• 2005-06-05 Listing Removed — BRIGHT MLS
• 2005-05-23 Listed $129,900 BRIGHT MLS

Property tax history

+0.8%/yr

Latest (2025): $4,905 · +2.0% YoY. Source: county tax records.