2738 Jackson Rd · Victory Lakes, NJ 08094

$199,900

3 bd · 1.0 ba · 1,996 sqft · SingleFamily public records · 30 Days on market

Built 1960 21 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Huge 20.66 acres of land with a mobile home located on the property. The home does have a well and septic along with gas and electric that are available. Yes this home offers you own lake with plenty of privacy and low taxes. This property is available and offers a large area to hunt and fish . This property is located in Williamstown and is just minutes from the Black Horse Pike and local shopping centers.

Key facts

• 20.66 acres of land
• Well and septic
• Own lake

Tags

• 20.66 ACRES OF LAND
• OWN LAKE
• WELL AND SEPTIC
• GAS AND ELECTRIC AVAILABLE
• LARGE AREA TO HUNT AND FISH
• MINUTES FROM BLACK HORSE PIKE

Property features AI

Exterior

• Parking: Other parking type
• Utilities: Well water; On-site septic
• Home design: Manufactured property; Fee simple ownership
• Construction: Above-grade and below-grade structures
• Exterior features: Pond location with water frontage; 200 feet of water frontage; Fishing allowed; Secluded and private setting; Hunting permitted; Water access and waterfront lot on Collings Lake

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Electric hot water
• Interior features: Assessor-reported living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.2% in Victory Lakes — 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 60/100 on livability (#477 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: amenities F, commute F, health & safety F.
• 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.
• Zoned schools: Whitehall Elementary School (math 27% / reading 42%, grade F, #582 of 1,303 statewide, top 49%, 357 students, 31% FRL); Williamstown Middle School (math 18% / reading 43%, grade F, #303 of 431 statewide, top 72%, 1,819 students, 30% FRL); Williamstown High School (math 21% / reading 50%, grade F, #234 of 399 statewide, top 59%, 1,782 students, 26% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: 270 active listings in the ZIP; solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 35% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 20y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; major 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 $196,901 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 1.41% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.96%
• DSCR: 1.71
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $703,291
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3511 S Shore Dr	0.43mi	4/2.5 (+1)	2,000 (+0%)	1mo	$525,000	$263	68
3785 Dorchester Dr	0.28mi	3/2.0	1,875 (-6%)	10mo	$420,000	$224	65
3741 Dorchester Dr	0.38mi	3/2.0	1,965 (-2%)	15mo	$495,000	$252	64
3400 Lakeside Dr	0.33mi	3/2.0	1,976 (-1%)	19mo	$340,000	$172	63
3539 Providence Ct	0.53mi	3/2.0	1,969 (-1%)	13mo	$485,000	$246	59
2675 Lakeside Dr	0.73mi	4/2.5 (+1)	2,000 (+0%)	2mo	$529,900	$265	53
3715 Castleton Dr	0.64mi	3/2.0	1,828 (-8%)	2mo	$499,900	$273	50
1418 7th Ave	0.47mi	4/1.5 (+1)	1,920 (-4%)	17mo	$275,000	$143	50
3684 Castleton Dr	0.61mi	3/2.0	1,828 (-8%)	6mo	$485,595	$266	49
3840 Castleton Dr	0.46mi	3/2.0	1,791 (-10%)	15mo	$466,585	$261	45
844 Upper Dam Dr	0.63mi	4/2.0 (+1)	2,032 (+2%)	18mo	$415,000	$204	43
3700 Castleton Dr	0.61mi	3/2.0	1,713 (-14%)	17mo	$449,900	$263	30

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $15,126
• Equity at exit: $29,806

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $74,639
• Equity at exit: $17,284

Cash invested: $55,972 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,812 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$345 /mo · $4,146/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $744

Break-even live

Break-even rent $1,870

Max offer price $199,900

Occupancy floor 69%

Sensitivity live

Price	-10% $858	-5% $801	+0% $744	+5% $688	+10% $631
Rent	-10% $522	-5% $633	+0% $744	+5% $856	+10% $967
Rate	-1.0pp $845	-0.5pp $795	base $744	+0.5pp $693	+1.0pp $640

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-13
   status $199,900 Pending 30 DOM
2. 2026-06-07
   statusdays on market $199,900 Active Under Contract 30 DOM
3. 2026-06-04
   days on market $199,900 Active 28 DOM
4. 2026-06-03
   days on market $199,900 Active 27 DOM
5. 2026-06-02
   days on market $199,900 Active 26 DOM
6. 2026-06-01
   days on market $199,900 Active 25 DOM
7. 2026-05-31
   days on market $199,900 Active 24 DOM
8. 2026-05-07
   listed $199,900 Active
9. 2025-12-09
   status Pending
10. 2025-12-09
    historical
11. 2025-09-22
    price $219,900
12. 2025-04-07
    listed $249,900 Active
13. 2024-09-30
    historical
14. 2024-09-07
    price $249,900
15. 2024-06-27
    price $299,900
16. 2024-03-20
    listed $319,900 Active
17. 2019-07-07
    historical
18. 2019-06-05
    price $159,000
19. 2019-04-16
    price $189,900
20. 2019-04-14
    listed $189,000 Active
21. 2012-09-17
    historical
22. 2011-09-18
    listed $485,000
23. 2009-03-18
    soldstatus $295,000
24. 2009-02-28
    historical
25. 2009-02-19
    soldstatus $295,000
26. 2009-01-07
    historical
27. 2008-08-19
    listed $319,000
28. 2008-08-19
    listed $319,000
29. 2008-04-30
    historical
30. 2008-04-30
    historical
31. 2007-09-13
    listed $389,000
32. 2007-09-13
    listed $389,000
33. 2007-06-01
    historical
34. 2007-06-01
    historical
35. 2007-03-05
    listed $425,000
36. 2007-02-05
    listed $425,000
37. 2007-02-05
    historical
38. 2007-01-10
    listed $435,000
39. 2007-01-10
    historical
40. 2007-01-07
    listed $435,000
41. 2006-12-31
    historical
42. 2006-12-31
    historical
43. 2006-11-01
    historical
44. 2006-10-30
    listed $499,977
45. 2006-10-29
    listed $499,977
46. 2006-06-04
    listed $499,900
47. 2001-08-29
    soldstatus $75,000
48. 1989-01-17
    soldstatus $100,000

ⓘ 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: $4,146 · $345/mo
• Projected year-2 tax: $4,562 · $380/mo
• Expected delta: +$416/yr (+$35/mo · 10.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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: $33,745
• − Mortgage interest: −$11,198
• − Property taxes: −$4,146
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,700
• − Management: −$2,700
• − Depreciation: −$5,815
• Taxable income: $6,188
• Est. tax owed @ 24.0%: −$1,485
• After-tax cash flow: $7,449/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 — Victory Lakes

• Score: 60/100
• State rank: #477
• US rank: #18504

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment B+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• 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

+99.9% since first listed

41 events — show timeline

• 2026-05-07 Listed $199,900 BRIGHT MLS
• 2025-12-09 Pending — BRIGHT MLS
• 2025-12-09 Listing Removed — BRIGHT MLS
• 2025-09-22 Price Changed $219,900 BRIGHT MLS
• 2025-04-07 Listed $249,900 BRIGHT MLS
• 2024-09-30 Listing Removed — BRIGHT MLS
• 2024-09-07 Price Changed $249,900 BRIGHT MLS
• 2024-06-27 Price Changed $299,900 BRIGHT MLS
• 2024-03-20 Listed $319,900 BRIGHT MLS
• 2019-07-07 Listing Removed — BRIGHT MLS
• 2019-06-05 Price Changed $159,000 BRIGHT MLS
• 2019-04-16 Price Changed $189,900 BRIGHT MLS
• 2019-04-14 Listed $189,000 BRIGHT MLS
• 2012-09-17 Listing Removed — BRIGHT MLS
• 2011-09-18 Listed $485,000 BRIGHT MLS
• 2009-03-18 Sold (Public Records) $295,000 Public Records
• 2009-02-28 Listing Removed — BRIGHT MLS
• 2009-02-19 Sold (MLS) $295,000 BRIGHT MLS
• 2009-01-07 Listing Removed — BRIGHT MLS
• 2008-08-19 Listed $319,000 BRIGHT MLS
• 2008-08-19 Listed $319,000 BRIGHT MLS
• 2008-04-30 Listing Removed — BRIGHT MLS
• 2008-04-30 Listing Removed — BRIGHT MLS
• 2007-09-13 Listed $389,000 BRIGHT MLS
• 2007-09-13 Listed $389,000 BRIGHT MLS
• 2007-06-01 Listing Removed — BRIGHT MLS
• 2007-06-01 Listing Removed — BRIGHT MLS
• 2007-03-05 Listed $425,000 BRIGHT MLS
• 2007-02-05 Listing Removed — BRIGHT MLS
• 2007-02-05 Listed $425,000 BRIGHT MLS
• 2007-01-10 Listing Removed — BRIGHT MLS
• 2007-01-10 Listed $435,000 BRIGHT MLS
• 2007-01-07 Listed $435,000 BRIGHT MLS
• 2006-12-31 Listing Removed — BRIGHT MLS
• 2006-12-31 Listing Removed — BRIGHT MLS
• 2006-11-01 Listing Removed — BRIGHT MLS
• 2006-10-30 Listed $499,977 BRIGHT MLS
• 2006-10-29 Listed $499,977 BRIGHT MLS
• 2006-06-04 Listed $499,900 BRIGHT MLS
• 2001-08-29 Sold (Public Records) $75,000 Public Records
• 1989-01-17 Sold (Public Records) $100,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $4,146 · +2.9% YoY. Source: county tax records.