225 Maryland Ave · Sicklerville, NJ 08094

$72,000

2 bd · 1.0 ba · 960 sqft · SingleFamily · 36 Days on market

Built 1970 Est $76k · 5% under

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Why this score? — see what drove the B 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
• ARV discount +9.8/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-kept 2 bed 1 bath home in colonial estates mobile home park. This home has a lot to offer. Enclosed patio/porch for extra storage or extra living space/privacy. Enter in the home with open concept living. Eat in kitchen with plenty of room. Continue down the hall and find the first bedroom/office space. Rooms are separated with a bathroom which has a stackable washer and dryer that will be include with the purchase. Back bedroom is very spacious. Close to all major highways, shopping and restaurants. You won't want to miss your opportunity to tour this home!

Key facts

• Open concept living
• Eat in kitchen
• Enclosed patio

Tags

• ENCLOSED PATIO
• OPEN CONCEPT LIVING
• EAT IN KITCHEN
• FIRST BEDROOM OFFICE SPACE
• STACKABLE WASHER DRYER
• CLOSE TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

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 $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.7% 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 B — 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: 270 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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.

Recommended offer $69,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.35% ✓
• Cap rate: 29.72%
• Cash-on-cash: 83.68%
• DSCR: 4.72
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $75,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Kentucky Ave	0.11mi	2/1.0	960 (0%)	11mo	$75,000	$78	86
320 Kentucky Ave	0.09mi	2/2.0	980 (+2%)	9mo	$77,000	$79	81
205 Michigan Ave	0.09mi	2/2.0	910 (-5%)	7mo	$89,500	$98	78
218 Eisenhower Dr	0.25mi	2/1.0	980 (+2%)	11mo	$64,000	$65	76
107 Harrison Ave	0.21mi	2/2.0	980 (+2%)	13mo	$45,850	$47	72
202 Polk Ave	0.36mi	2/2.0	980 (+2%)	7mo	$82,000	$84	70
301 Arizona Ave	0.22mi	3/1.0 (+1)	900 (-6%)	12mo	$73,352	$82	65
205 Adams Ave	0.31mi	2/2.0	1,000 (+4%)	14mo	$86,000	$86	63
201 Eisenhower Ave	0.25mi	2/2.0	1,040 (+8%)	10mo	$73,000	$70	62
237 Harrison Ave	0.15mi	3/1.0 (+1)	840 (-12%)	14mo	$25,000	$30	56
109 Kennedy Ave	0.12mi	3/2.0 (+1)	1,100 (+15%)	11mo	$102,500	$93	52
306 Oklahoma Ave	0.20mi	3/2.0 (+1)	1,100 (+15%)	7mo	$78,500	$71	51

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: 84.1%
• Equity multiple: 4.86×
• Total profit: $77,909
• Equity at exit: $10,735

10-year hold

• IRR: 87.3%
• Equity multiple: 10.09×
• Total profit: $183,286
• Equity at exit: $6,225

Cash invested: $20,160 (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: 270
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,409 medium
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $1,406

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,456	-5% $1,431	+0% $1,406	+5% $1,381	+10% $1,356
Rent	-10% $1,216	-5% $1,311	+0% $1,406	+5% $1,501	+10% $1,596
Rate	-1.0pp $1,442	-0.5pp $1,424	base $1,406	+0.5pp $1,387	+1.0pp $1,368

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: $18,000
• Closing costs: $2,160
• 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	0d	1	0.20mi
1941 N Black Horse Pike Williamstown, NJ	1.0–2.0	1.0	832	$1,662	$2.00	4d	1	0.24mi
1000 Fawn Dr Williamstown, NJ	1.0–2.0	1.0–2.0	1209	$6,006	$4.97	0d	1	0.79mi
212 Woodlawn Ave Unit B Sewell, NJ	2.0	1.0	1000	$1,750	$1.75	12d	1	1.08mi
100 Town Center Blvd Sewell, NJ	1.0–2.0	1.0–2.0	1107	$3,110	$2.81	0d	17	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $72,000 Active 36 DOM
2. 2026-06-18
   days on market $72,000 Active 33 DOM
3. 2026-06-17
   days on market $72,000 Active 32 DOM
4. 2026-06-16
   days on market $72,000 Active 31 DOM
5. 2026-06-15
   days on market $72,000 Active 30 DOM
6. 2026-06-13
   days on market $72,000 Active 28 DOM
7. 2026-06-09
   days on market $72,000 Active 24 DOM
8. 2026-06-08
   days on market $72,000 Active 23 DOM
9. 2026-06-07
   days on market $72,000 Active 22 DOM
10. 2026-06-04
    days on market $72,000 Active 19 DOM
11. 2026-06-03
    days on market $72,000 Active 18 DOM
12. 2026-06-02
    days on market $72,000 Active 17 DOM
13. 2026-06-01
    days on market $72,000 Active 16 DOM
14. 2026-05-31
    days on market $72,000 Active 15 DOM
15. 2026-05-16
    listed $72,000 Active 590-char remark

    Show marketing remark (590 chars)

    Welcome home to this well-kept 2 bed 1 bath home in colonial estates mobile home park. This home has a lot to offer. Enclosed patio/porch for extra storage or extra living space/privacy. Enter in the home with open concept living. Eat in kitchen with plenty of room. Continue down the hall and find the first bedroom/office space. Rooms are separated with a bathroom which has a stackable washer and dryer that will be include with the purchase. Back bedroom is very spacious. Close to all major highways, shopping and restaurants. You won't want to miss your opportunity to tour this home!

16. 2007-10-27
    historical
17. 2007-04-27
    listed $48,000

ⓘ 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: $28,913
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − Depreciation: −$2,095
• Taxable income: $16,719
• Est. tax owed @ 24.0%: −$4,013
• After-tax cash flow: $12,858/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

+50.0% since first listed

3 events — show timeline

• 2026-05-16 Listed $72,000 BRIGHT MLS
• 2007-10-27 Listing Removed — BRIGHT MLS
• 2007-04-27 Listed $48,000 BRIGHT MLS