31 Brookshire Rd · Sicklerville, NJ 08081

$222,000

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 129 Days on market

Built 1981 1,742 sqft lot Est $297k · 25% 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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.2/10.0
• Rent growth +3.4/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom, 1 bath, 2 story townhouse, freshly painted, some New floors, kitchen, refrigerator, possible seller concessions convenient to stores and everything. driveway fenced yard and patio also for rent

Key facts

• Built 1981
• Listed 128 days

Property features AI

Finance

• Other: Finished area estimated at 1,050; Improvement and land assessment values available

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Aluminum siding; Slab foundation; Estimated year built
• Exterior features: Front yard; Rear yard; Not in a federal flood zone; Above-grade other structures

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 2 bedrooms on the main level; 5 total rooms (Living Room, Bedroom 2, Kitchen, Bedroom 1, Bathroom 1)
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Electric baseboard heating; Window air conditioning units (electric)
• Interior features: Not furnished; Estimated living area
• Laundry & utility: No basement

🏷️ Possibly a rental listed for sale. The $222,000 price doesn't fit this home's estimated sale value (~$297,150) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $222k).
• Recommended offer: $195k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Gloucester Township Public Schools (suburban): math 14% / reading 41% proficiency, ranked #351 of 472 in NJ (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.4%/yr); 329 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 129 days — a 12% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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.
• Current owner paid $105k; list at $222k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $195,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.02% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.59%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $297,150
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Renee Ct	0.41mi	3/1.0 (+1)	1,096 (+4%)	7mo	$315,000	$287	62
78 Girard Ave	0.71mi	3/1.0 (+1)	1,008 (-4%)	1mo	$285,000	$283	54
4 Lincoln Ave	0.73mi	3/1.0 (+1)	1,008 (-4%)	1mo	$300,000	$298	54
73 Girard Ave	0.68mi	3/1.0 (+1)	1,008 (-4%)	3mo	$299,999	$298	54
39 Girard Ave	0.74mi	3/1.0 (+1)	1,008 (-4%)	1mo	$205,000	$203	53
1974 Pine St	0.51mi	3/1.0 (+1)	1,008 (-4%)	18mo	$274,000	$272	49
87 Morgan St	0.60mi	3/1.0 (+1)	1,040 (-1%)	20mo	$285,000	$274	49
63 Fairmount Ave	0.74mi	3/1.0 (+1)	1,008 (-4%)	12mo	$300,000	$298	44
31 Highland Ave	0.72mi	3/1.0 (+1)	1,008 (-4%)	21mo	$250,000	$248	37

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-13,309
• Equity at exit: $33,101

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $20,199
• Equity at exit: $19,195

Cash invested: $62,160 (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: 329
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,164
• Tax from tax record: −$186 /mo · $2,227/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $342

Break-even live

Break-even rent $1,826

Max offer price $222,000

Occupancy floor 80%

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
79 Edinshire Rd Sicklerville, NJ	3.0	1.0	1050	$2,500	$2.38	15d	1	0.09mi
478 Jarvis Rd Sicklerville, NJ	3.0	1.0	1000	$2,150	$2.15	1d	1	0.28mi
37 Berkshire Rd Sicklerville, NJ	2.0	1.0	1050	$1,900	$1.81	1d	1	0.35mi
785 Jarvis Rd Unit B Sicklerville, NJ	2.0	1.0	1000	$1,900	$1.90	1d	1	0.53mi
30 Girard Ave Sicklerville, NJ	3.0	1.0	1008	$2,349	$2.33	24d	1	0.79mi
30 Girard Ave Sicklerville, NJ	3.0	1.0	1008	$2,349	$2.33	17d	1	0.79mi
33 Cottage Gate Rd Unit B Sicklerville, NJ	2.0	1.0	1200	$1,790	$1.49	1d	1	0.81mi
55 Presidential Dr Sicklerville, NJ	3.0	1.5	1332	$2,500	$1.88	4d	1	0.83mi
126 Presidential Dr Unit 1 Sicklerville, NJ	2.0	1.0	1056	$1,500	$1.42	17d	1	0.86mi
423 Sonora Ln Sicklerville, NJ	2.0	1.5	1292	$2,400	$1.86	1d	1	1.28mi

Listing history 32 events

1. 2026-06-18
   days on market $222,000 Active 129 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   pricedays on market $222,000 Active 128 DOM
4. 2026-06-16
   days on market $225,000 Active 127 DOM
5. 2026-06-15
   days on market $225,000 Active 126 DOM
6. 2026-06-13
   days on market $225,000 Active 124 DOM
7. 2026-06-13
   statusdays on market $225,000 Active 123 DOM
8. 2026-05-11
   historical Active Under Contract
9. 2026-01-10
   listed $225,000 Active
10. 2025-12-31
    historical $225,000
11. 2022-01-31
    soldstatus $105,000
12. 2021-11-04
    soldstatus $105,000 Closed 205-char remark

    Show marketing remark (205 chars)

    2 bedroom, 1 bath, 2 story townhouse, freshly painted, some New floors, kitchen, refrigerator, possible seller concessions convenient to stores and everything. driveway fenced yard and patio also for rent

13. 2021-11-03
    status Pending 205-char remark

    Show marketing remark (205 chars)

    2 bedroom, 1 bath, 2 story townhouse, freshly painted, some New floors, kitchen, refrigerator, possible seller concessions convenient to stores and everything. driveway fenced yard and patio also for rent

14. 2021-10-07
    historical Active Under Contract 205-char remark

    Show marketing remark (205 chars)

    2 bedroom, 1 bath, 2 story townhouse, freshly painted, some New floors, kitchen, refrigerator, possible seller concessions convenient to stores and everything. driveway fenced yard and patio also for rent

15. 2021-09-24
    status Active 205-char remark

    Show marketing remark (205 chars)

    2 bedroom, 1 bath, 2 story townhouse, freshly painted, some New floors, kitchen, refrigerator, possible seller concessions convenient to stores and everything. driveway fenced yard and patio also for rent

16. 2021-09-23
    historical Active Under Contract 205-char remark

    Show marketing remark (205 chars)

    2 bedroom, 1 bath, 2 story townhouse, freshly painted, some New floors, kitchen, refrigerator, possible seller concessions convenient to stores and everything. driveway fenced yard and patio also for rent

17. 2021-08-21
    status Active 205-char remark

    Show marketing remark (205 chars)

    2 bedroom, 1 bath, 2 story townhouse, freshly painted, some New floors, kitchen, refrigerator, possible seller concessions convenient to stores and everything. driveway fenced yard and patio also for rent

18. 2021-08-02
    status Pending 205-char remark

    Show marketing remark (205 chars)

    2 bedroom, 1 bath, 2 story townhouse, freshly painted, some New floors, kitchen, refrigerator, possible seller concessions convenient to stores and everything. driveway fenced yard and patio also for rent

19. 2021-06-17
    status Active 205-char remark

    Show marketing remark (205 chars)

    2 bedroom, 1 bath, 2 story townhouse, freshly painted, some New floors, kitchen, refrigerator, possible seller concessions convenient to stores and everything. driveway fenced yard and patio also for rent

20. 2021-05-25
    status Pending 205-char remark

    Show marketing remark (205 chars)

    2 bedroom, 1 bath, 2 story townhouse, freshly painted, some New floors, kitchen, refrigerator, possible seller concessions convenient to stores and everything. driveway fenced yard and patio also for rent

21. 2021-05-11
    listed $99,900 Active 205-char remark

    Show marketing remark (205 chars)

    2 bedroom, 1 bath, 2 story townhouse, freshly painted, some New floors, kitchen, refrigerator, possible seller concessions convenient to stores and everything. driveway fenced yard and patio also for rent

22. 2015-12-06
    historical
23. 2014-12-06
    listed $39,000
24. 2006-08-02
    soldstatus $91,900
25. 2004-01-12
    soldstatus $56,000
26. 2003-11-20
    soldstatus $56,000
27. 2003-09-09
    listed $56,000
28. 2003-09-09
    soldstatus $27,000
29. 2003-08-04
    soldstatus $27,000
30. 2003-05-12
    listed $27,000
31. 1988-09-06
    soldstatus $49,900
32. 1981-09-01
    soldstatus $38,990

ⓘ 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: $2,227 · $186/mo
• Projected year-2 tax: $3,877 · $323/mo
• Expected delta: +$1,650/yr (+$138/mo · 74.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,096
• − Mortgage interest: −$12,435
• − Property taxes: −$2,227
• − Insurance: −$1,110
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − Depreciation: −$6,458
• Taxable income: $530
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $3,971/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: Gloucester Township Public Schools
• NCES district ID: 3406030
• Math proficiency: 14% ▼ -28.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $72,539
• Composite: 26.18/100
• National rank: #7269
• State rank: #351 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

+477.1% since first listed

25 events — show timeline

• 2026-05-11 Contingent — BRIGHT MLS
• 2026-01-10 Listed $225,000 BRIGHT MLS
• 2025-12-31 Coming Soon $225,000 BRIGHT MLS
• 2022-01-31 Sold (Public Records) $105,000 Public Records
• 2021-11-04 Sold (MLS) $105,000 BRIGHT MLS
• 2021-11-03 Pending — BRIGHT MLS
• 2021-10-07 Contingent — BRIGHT MLS
• 2021-09-24 Relisted — BRIGHT MLS
• 2021-09-23 Contingent — BRIGHT MLS
• 2021-08-21 Relisted — BRIGHT MLS
• 2021-08-02 Pending — BRIGHT MLS
• 2021-06-17 Relisted — BRIGHT MLS
• 2021-05-25 Pending — BRIGHT MLS
• 2021-05-11 Listed $99,900 BRIGHT MLS
• 2015-12-06 Listing Removed — BRIGHT MLS
• 2014-12-06 Listed $39,000 BRIGHT MLS
• 2006-08-02 Sold (Public Records) $91,900 Public Records
• 2004-01-12 Sold (Public Records) $56,000 Public Records
• 2003-11-20 Sold (MLS) $56,000 BRIGHT MLS
• 2003-09-09 Sold (Public Records) $27,000 Public Records
• 2003-09-09 Listed $56,000 BRIGHT MLS
• 2003-08-04 Sold (MLS) $27,000 BRIGHT MLS
• 2003-05-12 Listed $27,000 BRIGHT MLS
• 1988-09-06 Sold (Public Records) $49,900 Public Records
• 1981-09-01 Sold (Public Records) $38,990 Public Records

Property tax history

-0.8%/yr

Latest (2025): $2,227 · +1.9% YoY. Source: county tax records.