18 A Spruce Dr · Sicklerville, NJ 08081

$104,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured · 115 Days on market

Built 1988 Fair condition

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 18 A Spruce Dr. , a well-maintained 3-bedroom, 2 full bath mobile home located in the desirable Norway Trailer Park. This home offers a comfortable and functional layout, featuring a spacious master bedroom complete with a walk-in closet and a private full bathroom. Two additional bedrooms and a guest bathroom provide ample space for family or visitors. The home is equipped with electric and gas utilities, along with propane gas cooking. A dedicated laundry room with washer and dryer adds convenience to everyday living. Situated on a large lot with a monthly fee of $689—which includes water, sewer, and taxes—this property offers both value and affordability. Outside, you’ll find a large double-wide driveway, two storage sheds, and a generous porch perfect for relaxing or entertaining. Conveniently located just 10 minutes from major shopping and everyday essentials, including ShopRite, Wawa, Walmart, and more. Don’t miss this opportunity to own a spacious home in a great location!

Key facts

• 3 parking spots
• Built 1988
• Listed 114 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $104k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $95k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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 B — 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.
• Market conditions: Rents rising (+3.4%/yr); 334 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $719 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $94,640 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.39% ✓
• Cap rate: 20.63%
• Cash-on-cash: 51.21%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 49.5%
• Equity multiple: 3.18×
• Total profit: $63,359
• Equity at exit: $15,507

10-year hold

• IRR: 55.2%
• Equity multiple: 6.55×
• Total profit: $161,492
• Equity at exit: $8,992

Cash invested: $29,120 (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: 334
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,483 high
• Mortgage (P&I): −$545
• Tax est. 1.5%: −$130 /mo · $1,560/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $1,243

Break-even live

Break-even rent $910

Max offer price $104,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,315	-5% $1,279	+0% $1,243	+5% $1,207	+10% $1,171
Rent	-10% $1,047	-5% $1,145	+0% $1,243	+5% $1,341	+10% $1,439
Rate	-1.0pp $1,295	-0.5pp $1,269	base $1,243	+0.5pp $1,216	+1.0pp $1,188

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 High Meadows Dr Sicklerville, NJ	3.0	1.5	1408	$2,400	$1.70	45d	1	0.50mi
41 Hampton Gate Dr Sicklerville, NJ	2.0	1.5	1272	$2,100	$1.65	19d	1	0.54mi
55 Hampton Gate Dr Sicklerville, NJ	2.0	1.5	1272	$2,000	$1.57	45d	1	0.58mi
16 High Meadows Dr Sicklerville, NJ	3.0	1.5	1353	$2,600	$1.92	45d	1	0.58mi
3 Lawrence Ct Sicklerville, NJ	2.0	1.0	968	$1,850	$1.91	0d	1	0.74mi
11 Camino Ct Sicklerville, NJ	3.0	2.5	1836	$2,885	$1.57	45d	1	0.89mi
25 Memphis Ct Sicklerville, NJ	3.0	1.5	1450	$2,000	$1.38	19d	1	0.94mi
27 Villanova Ct Sicklerville, NJ	3.0	1.5	1280	$2,300	$1.80	3d	1	0.95mi
28 Melwood Ct Sicklerville, NJ	3.0	1.5	1370	$2,500	$1.82	16d	1	0.97mi
4 Milstone Ct Sicklerville, NJ	3.0	1.5	1462	$2,400	$1.64	2d	1	1.01mi
483 Old Erial Rd Sicklerville, NJ	3.0	1.5	1226	$2,575	$2.10	8d	1	1.02mi
106 Sickler Ct Sicklerville, NJ	3.0	2.5	1580	$2,900	$1.84	19d	1	1.06mi
8 Vernon Ct Sicklerville, NJ	3.0	1.5	1300	$1,900	$1.46	4d	1	1.07mi
68 Arbor Meadow Dr Sicklerville, NJ	3.0	2.5	1666	$3,000	$1.80	4d	1	1.07mi
120 Sickler Ct Sicklerville, NJ	3.0	2.5	1580	$3,200	$2.03	45d	1	1.08mi
28 Magnolia Ct Sicklerville, NJ	3.0	1.5	1450	$2,000	$1.38	45d	1	1.15mi
46 Magnolia Ct Sicklerville, NJ	2.0	1.5	1370	$2,200	$1.61	4d	1	1.22mi
9 Marcia Ct Unit 9 Sicklerville, NJ	3.0	1.5	1462	$2,000	$1.37	0d	1	1.28mi

Listing history 15 events

1. 2026-06-21
   days on market $104,000 Active 115 DOM
2. 2026-06-18
   days on market $104,000 Active 112 DOM
3. 2026-06-17
   days on market $104,000 Active 111 DOM
4. 2026-06-16
   days on market $104,000 Active 110 DOM
5. 2026-06-15
   days on market $104,000 Active 109 DOM
6. 2026-06-13
   days on market $104,000 Active 107 DOM
7. 2026-06-09
   days on market $104,000 Active 103 DOM
8. 2026-06-08
   days on market $104,000 Active 102 DOM
9. 2026-06-07
   days on market $104,000 Active 101 DOM
10. 2026-06-04
    days on market $104,000 Active 98 DOM
11. 2026-06-03
    days on market $104,000 Active 97 DOM
12. 2026-06-02
    days on market $104,000 Active 96 DOM
13. 2026-06-01
    days on market $104,000 Active 95 DOM
14. 2026-05-31
    days on market $104,000 Active 94 DOM
15. 2026-02-26
    listed $104,000 Active 1029-char remark

    Show marketing remark (1029 chars)

    Welcome to 18 A Spruce Dr. , a well-maintained 3-bedroom, 2 full bath mobile home located in the desirable Norway Trailer Park. This home offers a comfortable and functional layout, featuring a spacious master bedroom complete with a walk-in closet and a private full bathroom. Two additional bedrooms and a guest bathroom provide ample space for family or visitors. The home is equipped with electric and gas utilities, along with propane gas cooking. A dedicated laundry room with washer and dryer adds convenience to everyday living. Situated on a large lot with a monthly fee of $689—which includes water, sewer, and taxes—this property offers both value and affordability. Outside, you’ll find a large double-wide driveway, two storage sheds, and a generous porch perfect for relaxing or entertaining. Conveniently located just 10 minutes from major shopping and everyday essentials, including ShopRite, Wawa, Walmart, and more. Don’t miss this opportunity to own a spacious home in a great location!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $29,793
• − Mortgage interest: −$5,826
• − Property taxes: −$1,560
• − Insurance: −$520
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − Depreciation: −$3,025
• Taxable income: $14,095
• Est. tax owed @ 24.0%: −$3,383
• After-tax cash flow: $11,529/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to improve its condition and value. The kitchen and bathrooms are in need of an update, and the exterior needs repair. With some updates, it could be a move-in-ready home.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate kitchen flooring — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate exterior siding — weathered and cracked
• Moderate driveway — cracked and uneven

Value-add opportunities

• Both update kitchen cabinets and flooring — modernizing kitchen would appeal to buyers and renters
• Both replace bathroom fixtures — modernizing bathrooms would appeal to buyers and renters
• Both paint interior walls — fresh paint would improve curb appeal and interior aesthetics
• Both repair and replace exterior siding — repairing and replacing siding would improve curb appeal and structural integrity
• Both repair and replace driveway — repairing and replacing driveway would improve curb appeal and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
kitchen flooring · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
exterior siding · weathered and cracked	Moderate	$3,000–15,000
driveway · cracked and uneven	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Both update kitchen cabinets and flooring — modernizing kitchen would appeal to buyers and renters ↑
• Both replace bathroom fixtures — modernizing bathrooms would appeal to buyers and renters ↑
• Both paint interior walls — fresh paint would improve curb appeal and interior aesthetics ↑
• Both repair and replace exterior siding — repairing and replacing siding would improve curb appeal and structural integrity ↑
• Both repair and replace driveway — repairing and replacing driveway would improve curb appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-02-26 Listed $104,000 SJSRMLS