42 Victoria Manor Ct · Sicklerville, NJ 08081

$225,000

3 bd · 1.5 ba · 1,160 sqft · SingleFamily public records · 17 Days on market

Built 1986 435 sqft lot $194/sqft · 8% above area Est $208k · 8% over $105/mo HOA · 4% of rent

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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 +17.0/30.0
• 1% rule +5.4/10.0
• DSCR +5.3/10.0
• ARV discount +3.8/15.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a listing for a 3BR, 1.5 BA Townhome in Sicklerville, NJ. Full remarks to come soon.

Key facts

• $105 HOA
• Parking
• Built 1986

Property features AI

Finance

• Other: Property manager present
• HOA & community: Monthly HOA fee of $105; HOA covers common area maintenance, snow removal, trash, and lawn maintenance

Exterior

• Parking: Parking lot with 1 space (total garage and parking spaces: 1)
• Utilities: Public water; No septic system; Electric available; Cable TV available; Cable internet service; Electric hot water
• Home design: End of row townhouse; Fee simple ownership; Very good condition; Building not winterized
• Construction: Concrete construction; Permanent foundation; Patio(s) noted as outdoor living structure; Above grade and below grade structures
• Exterior features: Wood fencing; Lot dimensions approximately 42 x 100; Not in a federal flood zone

Interior

• Kitchen: Stainless steel appliances; Stove; Microwave; Dishwasher
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric)
• Interior features: French doors; Exterior lighting; Play area; Patio(s)
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.7% in Sicklerville — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Winslow Township School District (suburban): math 11% / reading 36% proficiency, ranked #387 of 472 in NJ (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Winslow Township Elementary School One (math 2% / reading 17%, grade F, #1,235 of 1,303 statewide, top 96%, 356 students, 59% FRL); Winslow Township Middle School (math 14% / reading 42%, grade F, #335 of 431 statewide, top 79%, 764 students, 46% FRL); Winslow Township High School (math 10% / reading 36%, grade F, #337 of 399 statewide, top 85%, 1,273 students, 42% FRL).
• Market conditions: Rents rising (+3.4%/yr); 335 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 17 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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, 63% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.04% ✓
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 8.0

CMA / ARV

• ARV (median comp): $207,764
• List price: $225,000
• Delta: 8.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Victoria Manor Ct	0.05mi	3/1.0	1,120 (-3%)	21mo	$207,000	$185	73
35 Eastmont Ln	0.14mi	3/1.0	1,006 (-13%)	0mo	$355,000	$353	69
42 Eastmont Ln	0.17mi	3/1.0	1,006 (-13%)	2mo	$315,000	$313	66
15 Eastmont Ln	0.23mi	4/2.0 (+1)	1,177 (+2%)	21mo	$345,000	$293	62
10 Eden Hollow Ln	0.32mi	4/1.0 (+1)	1,059 (-9%)	9mo	$297,250	$281	56
42 Penfield Ln	0.62mi	3/1.0	1,279 (+10%)	17mo	$315,000	$246	38

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: -11.1%
• Equity multiple: 0.59×
• Total profit: $-25,571
• Equity at exit: $33,548

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-5,128
• Equity at exit: $19,454

Cash invested: $63,000 (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 08081

• Rents YoY: 3.4%
• Active inventory: 335
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,347 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$322 /mo · $3,863/yr
• Insurance: −$94
• HOA: −$105
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $154

Break-even live

Break-even rent $2,153

Max offer price $225,000

Occupancy floor 88%

Sensitivity live

Price	-10% $281	-5% $217	+0% $154	+5% $90	+10% $26
Rent	-10% $-32	-5% $61	+0% $154	+5% $246	+10% $339
Rate	-1.0pp $267	-0.5pp $211	base $154	+0.5pp $95	+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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Villanova Ct Sicklerville, NJ	3.0	1.5	1280	$2,300	$1.80	4d	1	0.11mi
8 Vernon Ct Sicklerville, NJ	3.0	1.5	1300	$1,900	$1.46	5d	1	0.13mi
4 Milstone Ct Sicklerville, NJ	3.0	1.5	1462	$2,400	$1.64	3d	1	0.22mi
28 Melwood Ct Sicklerville, NJ	3.0	1.5	1370	$2,500	$1.82	17d	1	0.27mi
28 Magnolia Ct Sicklerville, NJ	3.0	1.5	1450	$2,000	$1.38	45d	1	0.28mi
46 Magnolia Ct Sicklerville, NJ	2.0	1.5	1370	$2,200	$1.61	4d	1	0.30mi
25 Memphis Ct Sicklerville, NJ	3.0	1.5	1450	$2,000	$1.38	20d	1	0.31mi
9 Marcia Ct Unit 9 Sicklerville, NJ	3.0	1.5	1462	$2,000	$1.37	0d	1	0.34mi
16 High Meadows Dr Sicklerville, NJ	3.0	1.5	1353	$2,600	$1.92	45d	1	0.48mi
110 High Meadows Dr Sicklerville, NJ	3.0	1.5	1408	$2,400	$1.70	45d	1	0.62mi
3 Lawrence Ct Sicklerville, NJ	2.0	1.0	968	$1,850	$1.91	0d	1	0.86mi

HOA detail

• Monthly dues: $105 · $1,260/yr

Listing history 18 events

1. 2026-05-13
   status Pending 714-char remark
2. 2026-04-26
   listed $225,000 Active 714-char remark
3. 2026-03-10
   status Pending
4. 2026-03-10
   historical
5. 2026-03-06
   historical Active Under Contract
6. 2026-02-06
   listed $225,000 Active
7. 2026-02-02
   historical
8. 2024-01-24
   soldstatus $220,000
9. 2023-12-15
   soldstatus $220,000 Closed

   Show marketing remark (92 chars)

   This is a listing for a 3BR, 1.5 BA Townhome in Sicklerville, NJ. Full remarks to come soon.

10. 2023-11-09
    status Pending

    Show marketing remark (92 chars)

    This is a listing for a 3BR, 1.5 BA Townhome in Sicklerville, NJ. Full remarks to come soon.

11. 2023-11-03
    listed $209,900 Active

    Show marketing remark (92 chars)

    This is a listing for a 3BR, 1.5 BA Townhome in Sicklerville, NJ. Full remarks to come soon.

12. 2023-09-17
    historical
13. 2023-03-20
    listed $200,000 Active
14. 2003-07-02
    soldstatus $74,000
15. 2003-05-30
    soldstatus $74,000
16. 2002-12-02
    listed $74,000
17. 1990-08-02
    soldstatus $78,000
18. 1986-12-29
    soldstatus $60,600

ⓘ 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: $3,863 · $322/mo
• Projected year-2 tax: $4,733 · $394/mo
• Expected delta: +$870/yr (+$72/mo · 22.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $28,167
• − Mortgage interest: −$12,603
• − Property taxes: −$3,863
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − HOA: −$1,260
• − Depreciation: −$6,545
• Taxable loss: −$1,737
• Est. tax savings @ 24.0%: +$417
• After-tax cash flow: $2,262/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: Winslow Township School District
• NCES district ID: 3418060
• Math proficiency: 11% ▼ -17.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $70,254
• Composite: 22.65/100
• National rank: #8057
• State rank: #387 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 · 407,624 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: 979.0

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%

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%

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

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

+271.3% since first listed

18 events — show timeline

• 2026-05-13 Pending — BRIGHT MLS
• 2026-04-26 Listed $225,000 BRIGHT MLS
• 2026-03-10 Pending — BRIGHT MLS
• 2026-03-10 Listing Removed — BRIGHT MLS
• 2026-03-06 Contingent — BRIGHT MLS
• 2026-02-06 Listed $225,000 BRIGHT MLS
• 2026-02-02 Coming Soon — BRIGHT MLS
• 2024-01-24 Sold (Public Records) $220,000 Public Records
• 2023-12-15 Sold (MLS) $220,000 BRIGHT MLS
• 2023-11-09 Pending — BRIGHT MLS
• 2023-11-03 Listed $209,900 BRIGHT MLS
• 2023-09-17 Listing Removed — BRIGHT MLS
• 2023-03-20 Listed $200,000 BRIGHT MLS
• 2003-07-02 Sold (Public Records) $74,000 Public Records
• 2003-05-30 Sold (MLS) $74,000 BRIGHT MLS
• 2002-12-02 Listed $74,000 BRIGHT MLS
• 1990-08-02 Sold (Public Records) $78,000 Public Records
• 1986-12-29 Sold (Public Records) $60,600 Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,863 · +1.9% YoY. Source: county tax records.