1174 Harker Ave · Woodbury, NJ 08096

$207,000

3 bd · 2.0 ba · 1,674 sqft · SingleFamily public records · 6 Days on market

Built 1963 9,583 sqft lot Est $345k · 40% under ↓ 10% since listing

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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 +17.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +5.3/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The buck starts here. Start to put the bucks in your own pocket instead of the landlord's. 3 bedroom/2 bath HUD-owned ranch with a large lot and attached garage. Wise investment! Please make an appointment to view this home with a real estate agent or broker of your choice. Being sold as is. LBP required. Electronic bidding only. Bids due by 10/6/2025 11:59PM CST then daily until sold. FHA case #351-474080. Insured--eligible for 203K financing. Buyer is responsible to verify all information prior to bidding. Property is available 9/26/2025. Year built is 1963.

Key facts

• 9,583 sq ft lot
• Garage
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $207k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $207k).
• Cap rate 7.1% vs local median 4.1% in Woodbury — 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 75/100 on livability (#163 in NJ, #4,241 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A; Watch: amenities D-, commute F.
• West Deptford Township School District (suburban): math 24% / reading 50% proficiency, ranked #253 of 472 in NJ (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: West Deptford Middle School (math 20% / reading 53%, grade F, #226 of 431 statewide, top 55%, 849 students, 26% FRL); West Deptford High School (math 32% / reading 57%, grade F, #149 of 399 statewide, top 40%, 781 students, 22% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: 185 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 33% of the median local income ($89k/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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 3.5% of price.
• Climate carrying-cost: major flood risk; 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 $207,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.18% ✓
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $344,844
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1174 Harker Ave	0.00mi	3/2.0	1,674 (0%)	2mo	$186,000	$111	98
1185 Lawnton Ave	0.09mi	4/2.0 (+1)	1,689 (+1%)	2mo	$372,500	$221	88
321 May Ave	0.21mi	3/1.5	1,751 (+5%)	4mo	$360,000	$206	77
33 Dubois Ave	0.61mi	3/2.0	1,661 (-1%)	4mo	$285,000	$172	67
1448 Victory Ave	0.56mi	3/1.0	1,647 (-2%)	1mo	$355,000	$216	67
1337 Lincoln Ave	0.45mi	4/2.0 (+1)	1,727 (+3%)	3mo	$406,000	$235	67
16 Progress Ave	0.53mi	3/2.0	1,621 (-3%)	4mo	$325,000	$200	66
193 Dubois Ave	0.40mi	4/1.5 (+1)	1,754 (+5%)	2mo	$300,000	$171	65
70 Crescent Ave	0.45mi	4/2.0 (+1)	1,532 (-8%)	4mo	$308,000	$201	57
654 Frances Ave	0.58mi	3/2.0	1,518 (-9%)	5mo	$385,000	$254	53
1116 Tatum St	0.40mi	4/1.0 (+1)	1,447 (-14%)	3mo	$222,000	$153	48
28 Dubois Ave	0.61mi	3/2.0	1,428 (-15%)	3mo	$392,000	$275	45

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: -11.4%
• Equity multiple: 0.58×
• Total profit: $-24,088
• Equity at exit: $30,864

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-8,097
• Equity at exit: $17,898

Cash invested: $57,960 (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 08096

• Active inventory: 185
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,440 medium
• Mortgage (P&I): −$1,086
• Tax from tax record: −$611 /mo · $7,332/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $144

Break-even live

Break-even rent $2,257

Max offer price $207,000

Occupancy floor 89%

Sensitivity live

Price	-10% $262	-5% $203	+0% $144	+5% $86	+10% $27
Rent	-10% $-48	-5% $48	+0% $144	+5% $241	+10% $337
Rate	-1.0pp $249	-0.5pp $197	base $144	+0.5pp $91	+1.0pp $36

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: $51,750
• Closing costs: $6,210
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1375 Lesher Ave West Deptford, NJ	3.0	2.0	1400	$2,800	$2.00	18d	1	0.39mi
9 Magnolia St Westville, NJ	3.0	1.5	1281	$2,000	$1.56	25d	1	0.66mi
1205 Chestnut Ln Westville, NJ	1.0–2.0	1.0	1125	$2,220	$1.97	4d	10	1.38mi
35 High St Unit B Woodbury, NJ	3.0	1.0	1200	$2,300	$1.92	25d	1	1.46mi

Listing history 14 events

1. 2026-03-04
   status Pending
2. 2026-02-26
   status Active
3. 2026-02-22
   historical
4. 2026-02-22
   listed $207,000
5. 2026-02-02
   soldstatus $220,000 Closed 569-char remark

   Show marketing remark (569 chars)

   The buck starts here. Start to put the bucks in your own pocket instead of the landlord's. 3 bedroom/2 bath HUD-owned ranch with a large lot and attached garage. Wise investment! Please make an appointment to view this home with a real estate agent or broker of your choice. Being sold as is. LBP required. Electronic bidding only. Bids due by 10/6/2025 11:59PM CST then daily until sold. FHA case #351-474080. Insured--eligible for 203K financing. Buyer is responsible to verify all information prior to bidding. Property is available 9/26/2025. Year built is 1963.

6. 2025-12-17
   status Pending 569-char remark

   Show marketing remark (569 chars)

   The buck starts here. Start to put the bucks in your own pocket instead of the landlord's. 3 bedroom/2 bath HUD-owned ranch with a large lot and attached garage. Wise investment! Please make an appointment to view this home with a real estate agent or broker of your choice. Being sold as is. LBP required. Electronic bidding only. Bids due by 10/6/2025 11:59PM CST then daily until sold. FHA case #351-474080. Insured--eligible for 203K financing. Buyer is responsible to verify all information prior to bidding. Property is available 9/26/2025. Year built is 1963.

7. 2025-12-13
   status Active 569-char remark

   Show marketing remark (569 chars)

   The buck starts here. Start to put the bucks in your own pocket instead of the landlord's. 3 bedroom/2 bath HUD-owned ranch with a large lot and attached garage. Wise investment! Please make an appointment to view this home with a real estate agent or broker of your choice. Being sold as is. LBP required. Electronic bidding only. Bids due by 10/6/2025 11:59PM CST then daily until sold. FHA case #351-474080. Insured--eligible for 203K financing. Buyer is responsible to verify all information prior to bidding. Property is available 9/26/2025. Year built is 1963.

8. 2025-12-04
   status Pending 569-char remark

   Show marketing remark (569 chars)

   The buck starts here. Start to put the bucks in your own pocket instead of the landlord's. 3 bedroom/2 bath HUD-owned ranch with a large lot and attached garage. Wise investment! Please make an appointment to view this home with a real estate agent or broker of your choice. Being sold as is. LBP required. Electronic bidding only. Bids due by 10/6/2025 11:59PM CST then daily until sold. FHA case #351-474080. Insured--eligible for 203K financing. Buyer is responsible to verify all information prior to bidding. Property is available 9/26/2025. Year built is 1963.

9. 2025-11-28
   status Active 569-char remark

   Show marketing remark (569 chars)

   The buck starts here. Start to put the bucks in your own pocket instead of the landlord's. 3 bedroom/2 bath HUD-owned ranch with a large lot and attached garage. Wise investment! Please make an appointment to view this home with a real estate agent or broker of your choice. Being sold as is. LBP required. Electronic bidding only. Bids due by 10/6/2025 11:59PM CST then daily until sold. FHA case #351-474080. Insured--eligible for 203K financing. Buyer is responsible to verify all information prior to bidding. Property is available 9/26/2025. Year built is 1963.

10. 2025-11-27
    status Pending 569-char remark

    Show marketing remark (569 chars)

    The buck starts here. Start to put the bucks in your own pocket instead of the landlord's. 3 bedroom/2 bath HUD-owned ranch with a large lot and attached garage. Wise investment! Please make an appointment to view this home with a real estate agent or broker of your choice. Being sold as is. LBP required. Electronic bidding only. Bids due by 10/6/2025 11:59PM CST then daily until sold. FHA case #351-474080. Insured--eligible for 203K financing. Buyer is responsible to verify all information prior to bidding. Property is available 9/26/2025. Year built is 1963.

11. 2025-11-25
    price $207,000 569-char remark

    Show marketing remark (569 chars)

    The buck starts here. Start to put the bucks in your own pocket instead of the landlord's. 3 bedroom/2 bath HUD-owned ranch with a large lot and attached garage. Wise investment! Please make an appointment to view this home with a real estate agent or broker of your choice. Being sold as is. LBP required. Electronic bidding only. Bids due by 10/6/2025 11:59PM CST then daily until sold. FHA case #351-474080. Insured--eligible for 203K financing. Buyer is responsible to verify all information prior to bidding. Property is available 9/26/2025. Year built is 1963.

12. 2025-11-25
    status Active 569-char remark

    Show marketing remark (569 chars)

    The buck starts here. Start to put the bucks in your own pocket instead of the landlord's. 3 bedroom/2 bath HUD-owned ranch with a large lot and attached garage. Wise investment! Please make an appointment to view this home with a real estate agent or broker of your choice. Being sold as is. LBP required. Electronic bidding only. Bids due by 10/6/2025 11:59PM CST then daily until sold. FHA case #351-474080. Insured--eligible for 203K financing. Buyer is responsible to verify all information prior to bidding. Property is available 9/26/2025. Year built is 1963.

13. 2025-11-07
    status Pending 569-char remark

    Show marketing remark (569 chars)

    The buck starts here. Start to put the bucks in your own pocket instead of the landlord's. 3 bedroom/2 bath HUD-owned ranch with a large lot and attached garage. Wise investment! Please make an appointment to view this home with a real estate agent or broker of your choice. Being sold as is. LBP required. Electronic bidding only. Bids due by 10/6/2025 11:59PM CST then daily until sold. FHA case #351-474080. Insured--eligible for 203K financing. Buyer is responsible to verify all information prior to bidding. Property is available 9/26/2025. Year built is 1963.

14. 2025-09-26
    listed $230,000 Active 569-char remark

    Show marketing remark (569 chars)

    The buck starts here. Start to put the bucks in your own pocket instead of the landlord's. 3 bedroom/2 bath HUD-owned ranch with a large lot and attached garage. Wise investment! Please make an appointment to view this home with a real estate agent or broker of your choice. Being sold as is. LBP required. Electronic bidding only. Bids due by 10/6/2025 11:59PM CST then daily until sold. FHA case #351-474080. Insured--eligible for 203K financing. Buyer is responsible to verify all information prior to bidding. Property is available 9/26/2025. Year built is 1963.

ⓘ 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: $7,332 · $611/mo
• Projected year-2 tax: $7,332 · $611/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 6/10 Major FEMA zone X (unshaded) · 71% 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,274
• − Mortgage interest: −$11,595
• − Property taxes: −$7,332
• − Insurance: −$1,035
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − Depreciation: −$6,022
• Taxable loss: −$1,393
• Est. tax savings @ 24.0%: +$334
• After-tax cash flow: $2,068/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: West Deptford Township School District
• NCES district ID: 3417430
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $68,308
• Composite: 33.65/100
• National rank: #5396
• State rank: #253 of 472 in NJ

Livability — Woodbury

• Score: 75/100
• State rank: #163
• US rank: #4241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 35,336
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 35,336
• Household income: $89,013
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 1044.0

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 13% Black 12% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 1% Iranian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 2% Other Asian/Pacific 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: ▼ -239.24%
• Current HPI: 269.1606
• 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

-10.0% since first listed

14 events — show timeline

• 2026-03-04 Pending — BRIGHT MLS
• 2026-02-26 Relisted — BRIGHT MLS
• 2026-02-22 Listed $207,000 BRIGHT MLS
• 2026-02-22 Listing Removed — BRIGHT MLS
• 2026-02-02 Sold (MLS) $220,000 BRIGHT MLS
• 2025-12-17 Pending — BRIGHT MLS
• 2025-12-13 Relisted — BRIGHT MLS
• 2025-12-04 Pending — BRIGHT MLS
• 2025-11-28 Relisted — BRIGHT MLS
• 2025-11-27 Pending — BRIGHT MLS
• 2025-11-25 Price Changed $207,000 BRIGHT MLS
• 2025-11-25 Relisted — BRIGHT MLS
• 2025-11-07 Pending — BRIGHT MLS
• 2025-09-26 Listed $230,000 BRIGHT MLS

Property tax history

+3.4%/yr

Latest (2025): $7,332 · -0.3% YoY. Source: county tax records.