150 Sunset Dr · Mount Royal, NJ 08061

$425,000

3 bd · 2.0 ba · 1,898 sqft · SingleFamily public records · 38 Days on market

Built 2000 8,991 sqft lot Est $456k · 7% under

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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).

• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• Cash flow +7.2/30.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.4/10.0

Listing remarks

Welcome to 150 Sunset Dr, where easy living and natural light take center stage. One of the first things you'll notice is how bright and open this home feels. Vaulted ceilings and large windows fill the living spaces with sunlight, creating a warm, welcoming atmosphere from the moment you walk in. Designed for comfortable one-floor living, this well-maintained ranch offers 3 bedrooms, 2 full bathrooms, including a private primary suite, and an attached 2-car garage. Whether you're looking to simplify your lifestyle, avoid stairs, or just enjoy a home that's easy to live in and easy to love, this floor plan makes everyday life feel effortless. Located in the desirable Kingsway Regional Schoo

Key facts

• 8,991 sq ft lot
• 2 garage spots
• Built 2000

Property features AI

Exterior

• Parking: Attached front-entry 2-car garage; Driveway with 2 additional parking spaces; Total of 4 garage/parking spaces
• Utilities: Public water; Public sewer; Underground electric; Cable TV available; Natural gas for heating, cooling fuel, and hot water
• Home design: Detached home; Level entry to main floor
• Construction: Vinyl siding and stone exterior; Shingle roof; Slab foundation; Above-grade structures
• Exterior features: Level lot; Sidewalks; Street lights; Patio(s); Shed

Interior

• Kitchen: Dishwasher; Disposal; Breakfast area
• Bedrooms: Three bedrooms on the main level
• Flooring: Ceramic tile; Carpet
• Bathrooms: Two full bathrooms (including main-level full baths)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Master bath(s); Ceiling fan(s); Dining area; Jetted tub; Tub/shower; Breakfast area; Entry level bedroom; Cathedral ceilings
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-583 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (24.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (25.9% below list).
• Recommended offer: $315k (25.9% 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.
• East Greenwich Township School District (suburban): math 38% / reading 59% proficiency, ranked #119 of 472 in NJ (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Samuel Mickle School (math 38% / reading 59%, grade D, #294 of 1,303 statewide, top 23%, 726 students, 6% FRL); Kingsway Regional Middle School (math 27% / reading 55%, grade F, #188 of 431 statewide, top 44%, 954 students, 11% FRL); Kingsway Regional High School (math 31% / reading 51%, grade F, #180 of 399 statewide, top 46%, 1,947 students, 10% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• In year one you build about $45k of equity ($3k loan paydown + $42k appreciation (10.0% local appreciation)).
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $45k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $315,000 (25.9% 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 38 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.74% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.88%
• DSCR: 0.74
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $455,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Tradewinds Dr	0.10mi	3/2.0	1,898 (0%)	4mo	$490,000	$258	92
176 Billows Dr	0.27mi	3/3.0	1,898 (0%)	1mo	$455,000	$240	83
188 Billows Dr	0.27mi	3/2.0	1,898 (0%)	9mo	$490,000	$258	80
156 Sunset Dr	0.05mi	3/2.5	1,770 (-7%)	19mo	$440,000	$249	69
226 Fawn Meadows Dr	0.58mi	3/2.5	1,859 (-2%)	0mo	$560,000	$301	67
253 Jessups Mill Rd	0.72mi	3/2.0	1,861 (-2%)	2mo	$475,000	$255	62
121 Weathervane Dr	0.13mi	4/2.5 (+1)	2,172 (+14%)	3mo	$500,000	$230	61
232 Fawn Meadows Dr	0.55mi	4/2.5 (+1)	1,965 (+4%)	5mo	$460,000	$234	57
155 Tradewinds Dr	0.10mi	4/2.5 (+1)	2,172 (+14%)	15mo	$457,500	$211	52
7 Balmy	0.22mi	4/2.5 (+1)	2,172 (+14%)	10mo	$490,000	$226	51
50 Mantua Rd	0.69mi	4/2.0 (+1)	1,897 (-0%)	19mo	$295,000	$156	46
10 Misty Ct	0.49mi	4/2.0 (+1)	1,623 (-14%)	10mo	$360,000	$222	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.63×
• Total profit: $194,489
• Equity at exit: $382,874

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $602,177
• Equity at exit: $825,682

Cash invested: $119,000 (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 08061

• Home prices YoY: 4.5%
• Active inventory: 20
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,150 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$665 /mo · $7,983/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $-583

Break-even live

Break-even rent $3,887

Max offer price $322,078

Occupancy floor —

Sensitivity live

Price	-10% $-342	-5% $-462	+0% $-583	+5% $-703	+10% $-823
Rent	-10% $-831	-5% $-707	+0% $-583	+5% $-458	+10% $-334
Rate	-1.0pp $-369	-0.5pp $-475	base $-583	+0.5pp $-693	+1.0pp $-805

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
395 Concetta Dr Mount Royal, NJ	3.0	2.5	2400	$3,150	$1.31	12d	1	0.22mi

Listing history 19 events

1. 2026-06-21
   pricedays on market $425,000 Active 38 DOM
2. 2026-06-18
   days on market $446,500 Active 35 DOM
3. 2026-06-17
   days on market $446,500 Active 34 DOM
4. 2026-06-16
   days on market $446,500 Active 33 DOM
5. 2026-06-16
   remarks 699-char remark
6. 2026-06-15
   days on market $446,500 Active 32 DOM
7. 2026-06-13
   days on market $446,500 Active 30 DOM
8. 2026-06-13
   days on market $446,500 Active 29 DOM
9. 2026-06-09
   days on market $446,500 Active 26 DOM
10. 2026-06-08
    days on market $446,500 Active 25 DOM
11. 2026-06-07
    pricedays on market $446,500 Active 24 DOM
12. 2026-06-04
    days on market $470,000 Active 21 DOM
13. 2026-06-03
    days on market $470,000 Active 20 DOM
14. 2026-06-02
    days on market $470,000 Active 19 DOM
15. 2026-06-01
    days on market $470,000 Active 18 DOM
16. 2026-05-31
    days on market $470,000 Active 17 DOM
17. 2026-05-14
    listed $470,000 Active
18. 2005-11-21
    historical
19. 2005-08-21
    listed $349,990

ⓘ 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: $7,983 · $665/mo
• Projected year-2 tax: $9,283 · $774/mo
• Expected delta: +$1,300/yr (+$108/mo · 16.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,800
• − Mortgage interest: −$23,807
• − Property taxes: −$7,983
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − Depreciation: −$12,364
• Taxable loss: −$14,527
• Est. tax savings @ 24.0%: +$3,486
• After-tax cash flow: $-3,505/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: East Greenwich Township School District
• NCES district ID: 3404140
• Math proficiency: 38% ▼ -27.00%
• Reading proficiency: 59% ▼ -12.00%
• Median HH income: $106,820
• Composite: 46.89/100
• National rank: #2367
• State rank: #119 of 472 in NJ

Livability — Mount Royal

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

Census & demographics

• Population (ZIP): 4,411

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 (84%)
• Race & ethnicity: White 84% Black 9% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 7% English 2% Scotch-Irish 2%
• Foreign-born: 8%
• Languages at home: 84% English-only · Arabic 8% Spanish 3% Other Asian/Pacific 2%

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: ▲ 12.30%
• Current HPI: 283.4103
• 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

+34.3% since first listed

3 events — show timeline

• 2026-05-14 Listed $470,000 BRIGHT MLS
• 2005-11-21 Listing Removed — BRIGHT MLS
• 2005-08-21 Listed $349,990 BRIGHT MLS

Property tax history

+1.4%/yr

Latest (2025): $7,983 · +0.3% YoY. Source: county tax records.