302 Arizona Ave · Sicklerville, NJ 08094

$82,500

2 bd · 2.0 ba · 900 sqft · SingleFamily · 104 Days on market

Built 1979 Est $71k · 16% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE RIGHT IN to this 2 bedroom, 2 FULL BATH home with updated vinyl plank flooring, neutral carpet, RECESSED LIGHTING, and a living room FIREPLACE. Notice all of the UPGRADED LIGHT FIXTURES and the large eat-in kitchen with all of the appliances included. Enter the main bedroom which has a bathroom suite with a SOAKING TUB and a STALL SHOWER. The second bedroom is at the opposite end of the home and is next to another full bathroom with a tub/shower. Be sure to check the closets- main bedroom walk-in, second bedroom closet, living room coat closet and kitchen pantry. This home is on a LARGE, CORNER LOT and has a large storage shed behind the home. There is central air, and the roof has been newly coated. There is oil heat and a propane stove (SJ Gas is available at the street). Buyer must be approved by Colonial Estates. $850/mo. lot fee. NO TAXES! Sewer and minimum water bills are included. Make an appointment today!

Key facts

• Large eat-in kitchen
• Soaking tub
• Recessed lighting

Tags

• UPDATED VINYL PLANK FLOORING
• RECESSED LIGHTING
• LIVING ROOM FIREPLACE
• UPGRADED LIGHT FIXTURES
• LARGE EAT-IN KITCHEN
• SOAKING TUB

Property features AI

Exterior

• Parking: Driveway parking for two vehicles; Two total garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Manufactured home / modular; Above-grade structure
• Construction: Manufactured construction materials; Year built estimated
• Exterior features: Tidal water not present; Land lease with $850 monthly fee and 99 years remaining

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: 90% forced air heating; Oil heating fuel; Central air conditioning (electric)
• Interior features: Estimated living area; No basement; Two or more access exits

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.4% 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 268 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 31% of the median local income ($97k/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 $570 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $70k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $75,075 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.99% ✓
• Cap rate: 26.38%
• Cash-on-cash: 71.73%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $71,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Michigan Ave	0.16mi	2/2.0	910 (+1%)	7mo	$89,500	$98	85
320 Kentucky Ave	0.03mi	2/2.0	980 (+9%)	9mo	$77,000	$79	77
301 Arizona Ave	0.12mi	3/1.0 (+1)	900 (0%)	12mo	$73,352	$82	76
318 Kentucky Ave	0.17mi	2/1.0	960 (+7%)	11mo	$75,000	$78	68
211 Ohio Ave	0.15mi	2/1.0	768 (-15%)	5mo	$53,000	$69	60
107 Harrison Ave	0.31mi	2/2.0	980 (+9%)	13mo	$45,850	$47	60
202 Polk Ave	0.45mi	2/2.0	980 (+9%)	7mo	$82,000	$84	58
237 Harrison Ave	0.25mi	3/1.0 (+1)	840 (-7%)	14mo	$25,000	$30	57
218 Eisenhower Dr	0.34mi	2/1.0	980 (+9%)	11mo	$64,000	$65	56
1540 N Tuckahoe Rd	0.35mi	3/1.5 (+1)	804 (-11%)	5mo	$45,000	$56	55
205 Adams Ave	0.40mi	2/2.0	1,000 (+11%)	14mo	$86,000	$86	52
209 Hewitt Rd	0.45mi	2/1.0	768 (-15%)	11mo	$305,000	$397	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 71.4%
• Equity multiple: 4.23×
• Total profit: $74,613
• Equity at exit: $12,301

10-year hold

• IRR: 75.3%
• Equity multiple: 8.72×
• Total profit: $178,366
• Equity at exit: $7,133

Cash invested: $23,100 (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 08094

• Active inventory: 268
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,470 medium
• Mortgage (P&I): −$433
• Tax est. 1.5%: −$103 /mo · $1,238/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $1,381

Break-even live

Break-even rent $722

Max offer price $82,500

Occupancy floor 39%

Sensitivity live

Price	-10% $1,438	-5% $1,409	+0% $1,381	+5% $1,352	+10% $1,324
Rent	-10% $1,186	-5% $1,283	+0% $1,381	+5% $1,478	+10% $1,576
Rate	-1.0pp $1,422	-0.5pp $1,402	base $1,381	+0.5pp $1,359	+1.0pp $1,338

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 N Main St Williamstown, NJ	2.0	2.0	1064	$2,500	$2.35	2d	1	0.14mi
1941 N Black Horse Pike Williamstown, NJ	1.0–2.0	1.0	832	$1,662	$2.00	4d	1	0.33mi
1000 Fawn Dr Williamstown, NJ	1.0–2.0	1.0–2.0	1209	$5,983	$4.95	2d	1	0.76mi
212 Woodlawn Ave Unit B Sewell, NJ	2.0	1.0	1000	$1,750	$1.75	12d	1	0.97mi
100 Town Center Blvd Sewell, NJ	1.0–2.0	1.0–2.0	1107	$3,130	$2.83	2d	16	1.36mi

Listing history 26 events

1. 2026-06-18
   days on market $82,500 Active 104 DOM
2. 2026-06-17
   days on market $82,500 Active 103 DOM
3. 2026-06-16
   days on market $82,500 Active 102 DOM
4. 2026-06-15
   days on market $82,500 Active 101 DOM
5. 2026-06-13
   days on market $82,500 Active 99 DOM
6. 2026-06-09
   days on market $82,500 Active 95 DOM
7. 2026-06-08
   days on market $82,500 Active 94 DOM
8. 2026-06-07
   days on market $82,500 Active 93 DOM
9. 2026-06-04
   days on market $82,500 Active 90 DOM
10. 2026-06-03
    days on market $82,500 Active 89 DOM
11. 2026-06-02
    days on market $82,500 Active 88 DOM
12. 2026-06-01
    days on market $82,500 Active 87 DOM
13. 2026-05-31
    days on market $82,500 Active 86 DOM
14. 2026-03-06
    listed $82,500 Active
15. 2025-12-08
    price $82,500 932-char remark

    Show marketing remark (932 chars)

    MOVE RIGHT IN to this 2 bedroom, 2 FULL BATH home with updated vinyl plank flooring, neutral carpet, RECESSED LIGHTING, and a living room FIREPLACE. Notice all of the UPGRADED LIGHT FIXTURES and the large eat-in kitchen with all of the appliances included. Enter the main bedroom which has a bathroom suite with a SOAKING TUB and a STALL SHOWER. The second bedroom is at the opposite end of the home and is next to another full bathroom with a tub/shower. Be sure to check the closets- main bedroom walk-in, second bedroom closet, living room coat closet and kitchen pantry. This home is on a LARGE, CORNER LOT and has a large storage shed behind the home. There is central air, and the roof has been newly coated. There is oil heat and a propane stove (SJ Gas is available at the street). Buyer must be approved by Colonial Estates. $850/mo. lot fee. NO TAXES! Sewer and minimum water bills are included. Make an appointment today!

16. 2025-11-26
    price $85,000 932-char remark

    Show marketing remark (932 chars)

    MOVE RIGHT IN to this 2 bedroom, 2 FULL BATH home with updated vinyl plank flooring, neutral carpet, RECESSED LIGHTING, and a living room FIREPLACE. Notice all of the UPGRADED LIGHT FIXTURES and the large eat-in kitchen with all of the appliances included. Enter the main bedroom which has a bathroom suite with a SOAKING TUB and a STALL SHOWER. The second bedroom is at the opposite end of the home and is next to another full bathroom with a tub/shower. Be sure to check the closets- main bedroom walk-in, second bedroom closet, living room coat closet and kitchen pantry. This home is on a LARGE, CORNER LOT and has a large storage shed behind the home. There is central air, and the roof has been newly coated. There is oil heat and a propane stove (SJ Gas is available at the street). Buyer must be approved by Colonial Estates. $850/mo. lot fee. NO TAXES! Sewer and minimum water bills are included. Make an appointment today!

17. 2025-09-20
    listed $87,000 Active 932-char remark

    Show marketing remark (932 chars)

    MOVE RIGHT IN to this 2 bedroom, 2 FULL BATH home with updated vinyl plank flooring, neutral carpet, RECESSED LIGHTING, and a living room FIREPLACE. Notice all of the UPGRADED LIGHT FIXTURES and the large eat-in kitchen with all of the appliances included. Enter the main bedroom which has a bathroom suite with a SOAKING TUB and a STALL SHOWER. The second bedroom is at the opposite end of the home and is next to another full bathroom with a tub/shower. Be sure to check the closets- main bedroom walk-in, second bedroom closet, living room coat closet and kitchen pantry. This home is on a LARGE, CORNER LOT and has a large storage shed behind the home. There is central air, and the roof has been newly coated. There is oil heat and a propane stove (SJ Gas is available at the street). Buyer must be approved by Colonial Estates. $850/mo. lot fee. NO TAXES! Sewer and minimum water bills are included. Make an appointment today!

18. 2025-08-26
    historical
19. 2025-05-21
    price $87,000
20. 2025-05-16
    price $90,000
21. 2025-02-26
    listed $95,000 Active
22. 2021-12-20
    soldstatus $70,500 Closed
23. 2021-12-11
    status Pending
24. 2021-11-10
    historical Active Under Contract
25. 2021-10-16
    price $67,000
26. 2021-09-16
    listed $69,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,635
• − Mortgage interest: −$4,621
• − Property taxes: −$1,238
• − Insurance: −$412
• − Repairs & maintenance: −$2,371
• − Management: −$2,371
• − Depreciation: −$2,400
• Taxable income: $16,222
• Est. tax owed @ 24.0%: −$3,893
• After-tax cash flow: $12,677/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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Sicklerville

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

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 50,264
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

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: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 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: ▼ -213.12%
• Current HPI: 278.3849
• Rent YoY: —
• 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

+19.6% since first listed

13 events — show timeline

• 2026-03-06 Listed $82,500 BRIGHT MLS
• 2025-12-08 Price Changed $82,500 BRIGHT MLS
• 2025-11-26 Price Changed $85,000 BRIGHT MLS
• 2025-09-20 Listed $87,000 BRIGHT MLS
• 2025-08-26 Listing Removed — BRIGHT MLS
• 2025-05-21 Price Changed $87,000 BRIGHT MLS
• 2025-05-16 Price Changed $90,000 BRIGHT MLS
• 2025-02-26 Listed $95,000 BRIGHT MLS
• 2021-12-20 Sold (MLS) $70,500 BRIGHT MLS
• 2021-12-11 Pending — BRIGHT MLS
• 2021-11-10 Contingent — BRIGHT MLS
• 2021-10-16 Price Changed $67,000 BRIGHT MLS
• 2021-09-16 Listed $69,000 BRIGHT MLS