936 Savage Ave · Deptford, NJ 08090

$200,000

3 bd · 1.0 ba · 1,518 sqft · SingleFamily public records · 65 Days on market

Built 1920 1.22 ac lot $132/sqft · 48% below area Est $384k · 48% under

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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 +22.2/30.0
• ARV discount +15.0/15.0
• 1% rule +7.7/10.0
• DSCR +7.1/10.0
• Schools +2.8/10.0
• 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

Opportunity awaits! Come check out this rancher that has so much potential. Fenced in front and back yard. Driveway parking. Property has central a/c, but it does need to be repaired. Property being sold strictly as-is, buyer responsible for any/all township inspections. The lot has a paper street that runs behind it so a subdivision is a possibility

Key facts

• 1.22 acre lot
• 3 parking spots
• Built 1920

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 $327 ($4k/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: $188k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Deptford Township Public School District (suburban): math 17% / reading 45% proficiency, ranked #326 of 472 in NJ (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: property tax is 3.3% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% 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 $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.27% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 6.6

CMA / ARV

• ARV (median comp): $383,676
• List price: $200,000
• Delta: -47.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Carter Dr	0.37mi	3/2.5	1,512 (-0%)	1mo	$335,000	$222	75
805 Cattell Rd	0.16mi	3/2.0	1,430 (-6%)	7mo	$300,000	$210	73
183 Lincoln Rd	0.46mi	3/1.5	1,471 (-3%)	3mo	$292,000	$199	69
106 Bock Ave	0.57mi	3/2.0	1,556 (+2%)	6mo	$310,000	$199	60
37 Fleming Ave	0.35mi	3/2.5	1,408 (-7%)	10mo	$452,000	$321	57
41 Fleming Ave	0.34mi	4/2.5 (+1)	1,674 (+10%)	8mo	$525,000	$314	50
45 Fleming Ave	0.33mi	4/2.5 (+1)	1,674 (+10%)	9mo	$525,000	$314	49
1022 Jericho Ln	0.49mi	3/2.5	1,384 (-9%)	9mo	$400,000	$289	49
114 Lincoln Rd	0.73mi	4/1.0 (+1)	1,569 (+3%)	17mo	$320,000	$204	42
945 Walnut Ave	0.75mi	3/2.0	1,579 (+4%)	16mo	$245,000	$155	41
121 Brookfield Ave	0.64mi	4/1.0 (+1)	1,707 (+12%)	14mo	$342,000	$200	33
114 Brookfield Ave	0.68mi	3/2.0	1,309 (-14%)	15mo	$335,900	$257	29

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-11,378
• Equity at exit: $29,821

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $17,785
• Equity at exit: $17,292

Cash invested: $56,000 (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 08090

• Home prices YoY: -25.1%
• Active inventory: 35
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,539 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$547 /mo · $6,562/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $327

Break-even live

Break-even rent $2,125

Max offer price $200,000

Occupancy floor 82%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1482 Glassboro Rd Unit A Wenonah, NJ	2.0	1.0	1100	$2,200	$2.00	1d	1	0.97mi
523 Chestnut Ave Woodbury Heights, NJ	1.0–2.0	1.0–2.0	929	$3,007	$3.24	1d	138	1.00mi
37 Arrowwood Ct Woodbury, NJ	3.0	2.5	1520	$2,500	$1.64	19d	1	1.25mi

Listing history 15 events

1. 2026-06-17
   status $200,000 Pending 65 DOM
2. 2026-06-16
   days on market $200,000 Active 65 DOM
3. 2026-06-15
   days on market $200,000 Active 64 DOM
4. 2026-06-13
   days on market $200,000 Active 62 DOM
5. 2026-06-09
   days on market $200,000 Active 58 DOM
6. 2026-06-08
   days on market $200,000 Active 57 DOM
7. 2026-06-07
   days on market $200,000 Active 56 DOM
8. 2026-06-04
   days on market $200,000 Active 53 DOM
9. 2026-06-03
   days on market $200,000 Active 52 DOM
10. 2026-06-02
    days on market $200,000 Active 51 DOM
11. 2026-06-01
    days on market $200,000 Active 50 DOM
12. 2026-05-31
    days on market $200,000 Active 49 DOM
13. 2026-05-13
    status Active 352-char remark

    Show marketing remark (352 chars)

    Opportunity awaits! Come check out this rancher that has so much potential. Fenced in front and back yard. Driveway parking. Property has central a/c, but it does need to be repaired. Property being sold strictly as-is, buyer responsible for any/all township inspections. The lot has a paper street that runs behind it so a subdivision is a possibility

14. 2026-05-09
    status Pending 352-char remark

    Show marketing remark (352 chars)

    Opportunity awaits! Come check out this rancher that has so much potential. Fenced in front and back yard. Driveway parking. Property has central a/c, but it does need to be repaired. Property being sold strictly as-is, buyer responsible for any/all township inspections. The lot has a paper street that runs behind it so a subdivision is a possibility

15. 2026-04-08
    listed $200,000 Active 352-char remark

    Show marketing remark (352 chars)

    Opportunity awaits! Come check out this rancher that has so much potential. Fenced in front and back yard. Driveway parking. Property has central a/c, but it does need to be repaired. Property being sold strictly as-is, buyer responsible for any/all township inspections. The lot has a paper street that runs behind it so a subdivision is a possibility

ⓘ 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: $6,562 · $547/mo
• Projected year-2 tax: $6,562 · $547/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,467
• − Mortgage interest: −$11,203
• − Property taxes: −$6,562
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,437
• − Management: −$2,437
• − Depreciation: −$5,818
• Taxable income: $1,009
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $3,679/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: Deptford Township Public School District
• NCES district ID: 3403900
• Math proficiency: 17% ▼ -24.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $66,302
• Composite: 28.48/100
• National rank: #6741
• State rank: #326 of 472 in NJ

Livability — Deptford

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

Census & demographics

• Population (ZIP): 9,574

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 (79%)
• Race & ethnicity: White 79% Black 13% Two or more races 4% Hispanic / Latino 3% Asian 1% Pacific Islander 1%
• Common ancestry: Romanian 4% Scottish 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 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: ▼ -103.64%
• Current HPI: 308.8974
• Rent YoY: —
• Metro: —
• 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

3 events — show timeline

• 2026-05-13 Relisted — BRIGHT MLS
• 2026-05-09 Pending — BRIGHT MLS
• 2026-04-08 Listed $200,000 BRIGHT MLS

Property tax history

+2.5%/yr

Latest (2025): $6,562 · +2.1% YoY. Source: county tax records.