50 Morgans Mill Rd · Sicklerville, NJ 08081

$399,990

3 bd · 3.0 ba · 2,055 sqft · Townhouse · 77 Days on market

Built 2026 Excellent condition $195/sqft · at area comps Est $405k · 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 +9.4/30.0
• ARV discount +8.1/15.0
• Condition / age +5.0/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This brand-new townhome offers three levels of versatile living and entertainment space. Upon entry is a sprawling recreation room, while upstairs is the open-concept main level of the home. It includes a Great Room made for gatherings, a modern kitchen and a breakfast room for everyday meals, along with a sunlit morning room connected to a deck to round out the space. On the top floor are two secondary bedrooms and a lavish owner's suite.

Key facts

• Lavish owner's suite
• Sunlit morning room
• Breakfast room

Tags

• OPEN-CONCEPT MAIN LEVEL
• MODERN KITCHEN
• BREAKFAST ROOM
• SUNLIT MORNING ROOM
• DECK
• LAVISH OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $400k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $359k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (21.5% below list).
• Recommended offer: $314k (21.5% 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.
• 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.
• Zoned schools: Timber Creek Regional High School (math 13% / reading 48%, grade F, #279 of 399 statewide, top 71%, 1,166 students, 24% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 459 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 36% 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 $3k of loan paydown is wiped out by about $12k 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 77 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $313,867 (21.5% 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 77 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.05%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $405,064
• List price: $399,990
• Delta: -1.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Morgan's Mill Rd	0.00mi	3/3.0	2,047 (-0%)	2mo	$416,990	$204	97
75 Morgan's Mill Rd	0.01mi	3/3.0	2,055 (0%)	3mo	$395,000	$192	97
67 Morgan's Mill Rd	0.03mi	3/3.0	2,055 (0%)	3mo	$405,000	$197	96
69 Morgan's Mill Rd	0.03mi	3/3.0	2,055 (0%)	3mo	$395,000	$192	96
74 Morgan's Mill Rd	0.01mi	3/3.0	2,055 (0%)	5mo	$404,990	$197	96
70 Morgan's Mill Rd	0.02mi	3/3.0	2,055 (0%)	5mo	$395,000	$192	95
72 Morgan's Mill Rd	0.02mi	3/3.0	2,047 (-0%)	5mo	$380,000	$186	94
68 Morgan's Mill Rd	0.03mi	3/3.0	2,047 (-0%)	5mo	$399,990	$195	94
56 Village Green Ln	0.62mi	3/3.5	2,320 (+13%)	0mo	$405,000	$175	47
43 Village Green Ln	0.64mi	3/2.5	1,825 (-11%)	5mo	$365,000	$200	45
124 Village Green Ln	0.69mi	3/2.5	1,825 (-11%)	3mo	$377,000	$207	44
4 Farm Field Ln	0.62mi	4/3.0 (+1)	2,320 (+13%)	1mo	$402,000	$173	44

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: -20.9%
• Equity multiple: 0.27×
• Total profit: $-81,600
• Equity at exit: $59,640

10-year hold

• IRR: -13.4%
• Equity multiple: 0.21×
• Total profit: $-88,832
• Equity at exit: $34,584

Cash invested: $111,997 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 12 under contract
• Months of supply: 4.0 mo (25%/mo absorbed)
• Median asking: $403,995 ($200/sqft)
• Median days on market: 61 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: -1.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 08081

• Rents YoY: 3.4%
• Active inventory: 459
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,139 high
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $-285

Break-even live

Break-even rent $3,499

Max offer price $358,795

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-146	+0% $-285	+5% $-423	+10% $-561
Rent	-10% $-533	-5% $-409	+0% $-285	+5% $-161	+10% $-37
Rate	-1.0pp $-83	-0.5pp $-183	base $-285	+0.5pp $-388	+1.0pp $-494

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: $99,998
• Closing costs: $12,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Morgans Mill Rd Erial, NJ	3.0	2.5	2050	$3,200	$1.56	16d	1	0.02mi
38 Barnes Way Sicklerville, NJ	3.0	2.5	2047	$3,200	$1.56	0d	1	0.03mi
56 Morgans Mill Rd Sicklerville, NJ	3.0	2.5	2056	$3,200	$1.56	8d	1	0.03mi
67 Morgans Mill Rd Gloucester Township, NJ	3.0	2.5	2050	$3,200	$1.56	73d	1	0.04mi
30 Barnes Way Sicklerville, NJ	3.0	2.5	2047	$3,300	$1.61	38d	1	0.06mi
16 Maynard Dr Unit A Sicklerville, NJ	3.0	1.0	2296	$2,300	$1.00	8d	1	0.85mi
16 Maynard Dr Unit B Sicklerville, NJ	2.0	1.0	2296	$2,000	$0.87	0d	1	0.85mi
862 Johnson Rd Sicklerville, NJ	4.0	2.0	1527	$3,500	$2.29	51d	1	1.16mi
114 Freedom Way Sicklerville, NJ	3.0	2.5	1919	$3,250	$1.69	0d	1	1.45mi
215 Keats Ct Sicklerville, NJ	3.0	2.5	1855	$2,795	$1.51	0d	1	1.45mi

Property features AI

Finance

• Other: Address: 50 Morgans Mill Rd, Erial, NJ 08081
• Financial info: List price $416,990

Exterior

• Home design: Single-family home (Chase Grande plan)Inventory type: Spec
• Exterior features: Living area of 2,055 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms2 half bathrooms3 total bathrooms
• Interior features: Spec new-construction home (Chase Grande plan)

Listing history 50 events

1. 2026-08-08
   days on market $399,990 Active 77 DOM
2. 2026-08-07
   price $399,990 Active 75 DOM
3. 2026-08-06
   days on market $421,990 Active 75 DOM
4. 2026-08-05
   days on market $421,990 Active 74 DOM
5. 2026-08-04
   days on market $421,990 Active 73 DOM
6. 2026-08-03
   days on market $421,990 Active 72 DOM
7. 2026-07-31
   days on market $421,990 Active 69 DOM
8. 2026-07-30
   days on market $421,990 Active 68 DOM
9. 2026-07-30
   days on market $421,990 Active 67 DOM
10. 2026-07-28
    days on market $421,990 Active 66 DOM
11. 2026-07-26
    days on market $421,990 Active 64 DOM
12. 2026-07-24
    days on market $421,990 Active 62 DOM
13. 2026-07-23
    days on market $421,990 Active 61 DOM
14. 2026-07-22
    days on market $421,990 Active 60 DOM
15. 2026-07-21
    pricedays on market $421,990 Active 59 DOM
16. 2026-07-20
    days on market $419,990 Active 58 DOM
17. 2026-07-18
    days on market $419,990 Active 56 DOM
18. 2026-07-18
    days on market $419,990 Active 55 DOM
19. 2026-07-16
    days on market $419,990 Active 54 DOM
20. 2026-07-15
    days on market $419,990 Active 53 DOM
21. 2026-07-14
    days on market $419,990 Active 52 DOM
22. 2026-07-13
    days on market $419,990 Active 51 DOM
23. 2026-07-13
    days on market $419,990 Active 50 DOM
24. 2026-07-11
    days on market $419,990 Active 49 DOM
25. 2026-07-10
    days on market $419,990 Active 48 DOM
26. 2026-07-09
    days on market $419,990 Active 47 DOM
27. 2026-07-07
    days on market $419,990 Active 45 DOM
28. 2026-07-06
    days on market $419,990 Active 44 DOM
29. 2026-07-06
    days on market $419,990 Active 43 DOM
30. 2026-07-05
    days on market $419,990 Active 42 DOM
31. 2026-07-03
    days on market $419,990 Active 41 DOM
32. 2026-07-02
    days on market $419,990 Active 40 DOM
33. 2026-07-01
    days on market $419,990 Active 39 DOM
34. 2026-06-30
    days on market $419,990 Active 38 DOM
35. 2026-06-29
    days on market $419,990 Active 37 DOM
36. 2026-06-28
    days on market $419,990 Active 36 DOM
37. 2026-06-27
    days on market $419,990 Active 35 DOM
38. 2026-06-26
    days on market $419,990 Active 34 DOM
39. 2026-06-24
    days on market $419,990 Active 32 DOM
40. 2026-06-22
    days on market $419,990 Active 30 DOM
41. 2026-06-21
    days on market $419,990 Active 29 DOM
42. 2026-06-18
    days on market $419,990 Active 26 DOM
43. 2026-06-17
    days on market $419,990 Active 25 DOM
44. 2026-06-16
    days on market $419,990 Active 24 DOM
45. 2026-06-15
    days on market $419,990 Active 23 DOM
46. 2026-06-13
    days on market $419,990 Active 21 DOM
47. 2026-06-13
    days on market $419,990 Active 20 DOM
48. 2026-06-09
    days on market $419,990 Active 17 DOM
49. 2026-06-08
    days on market $419,990 Active 16 DOM
50. 2026-06-07
    days on market $419,990 Active 15 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $37,664
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,013
• − Management: −$3,013
• − Depreciation: −$11,636
• Taxable loss: −$10,404
• Est. tax savings @ 24.0%: +$2,497
• After-tax cash flow: $-919/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.

Condition & rehab AI · 21 photos

Excellent 100/100 None rehab

This brand-new townhome is in excellent condition with modern finishes and a well-maintained exterior. It offers a spacious layout with a great room, modern kitchen, and two bathrooms. The home is move-in ready and can be further enhanced with minor updates to increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the home's value. ↑
• Rental Adding a smart thermostat — A smart thermostat can reduce energy costs and attract renters who value energy efficiency. ↑

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary James W. Lilley Elementary School F NJ #774/1,303 Nat'l #28,012/41,679 Middle Ann A. Mullen Middle School F NJ #289/431 Nat'l #8,497/14,009 High Timber Creek Regional High School F NJ #279/399 Nat'l #10,882/17,239

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

• Census place: Sicklerville, NJ
• County: Camden County · 507,964 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: 25% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Address: 50 Morgans Mill Rd, Erial, NJ 08081
• Financial info: List price $416,990

Exterior

• Home design: Single-family home (Chase Grande plan)Inventory type: Spec
• Exterior features: Living area of 2,055 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms2 half bathrooms3 total bathrooms
• Interior features: Spec new-construction home (Chase Grande plan)