36 Edinshire Rd · Sicklerville, NJ 08081

$205,000

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 154 Days on market

Built 1980 2,078 sqft lot Est $297k · 31% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.0/10.0
• 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

This 2-bedroom, 1-bath townhome in the established Brittany Woods community of Sicklerville checks all the right boxes—location, convenience, and potential. Just minutes from the AC Expressway, Route 42, and Cross Keys Road’s shopping and dining scene, this home makes everyday living easy. Enjoy two private off-street parking spaces, plus both front and back yard space—perfect for relaxing or entertaining. Close to local schools, including Camden County College, this property offers solid upside whether you’re looking to invest or settle in and make it your own. Smart location, strong potential, and a community people love—this one deserves a spot at the top of

Key facts

• Built 1980
• Listed 154 days

Tags

• BRITTANY WOODS COMMUNITY
• PRIVATE OFF-STREET PARKING
• FRONT AND BACK YARD SPACE
• CLOSE TO LOCAL SCHOOLS
• CAMDEN COUNTY COLLEGE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Interior townhouse/rowhouse; Estimated year built; Fee simple ownership
• Construction: Frame construction with vinyl siding; Slab foundation; Above-grade and below-grade structures noted
• Exterior features: Lot approximately 21.00 x 99.00; No tidal water

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Electric baseboard heating; Window air conditioning units (electric)
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Zoned schools: Ann A. Mullen Middle School (math 17% / reading 46%, grade F, #289 of 431 statewide, top 69%, 933 students, 40% FRL).
• 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 $1k of loan paydown is wiped out by about $6k 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 154 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $52k; list at $205k implies a 294% 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 $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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: 1.10% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 7.6

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	0.39mi	3/1.0 (+1)	1,096 (+4%)	7mo	$315,000	$287	64
78 Girard Ave	0.68mi	3/1.0 (+1)	1,008 (-4%)	1mo	$285,000	$283	55
73 Girard Ave	0.66mi	3/1.0 (+1)	1,008 (-4%)	3mo	$299,999	$298	55
4 Lincoln Ave	0.71mi	3/1.0 (+1)	1,008 (-4%)	1mo	$300,000	$298	55
39 Girard Ave	0.72mi	3/1.0 (+1)	1,008 (-4%)	1mo	$205,000	$203	54
1974 Pine St	0.48mi	3/1.0 (+1)	1,008 (-4%)	18mo	$274,000	$272	51
87 Morgan St	0.58mi	3/1.0 (+1)	1,040 (-1%)	20mo	$285,000	$274	50
63 Fairmount Ave	0.71mi	3/1.0 (+1)	1,008 (-4%)	12mo	$300,000	$298	45
31 Highland Ave	0.70mi	3/1.0 (+1)	1,008 (-4%)	21mo	$250,000	$248	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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-4,869
• Equity at exit: $30,566

10-year hold

• IRR: 7.9%
• Equity multiple: 1.61×
• Total profit: $34,917
• Equity at exit: $17,725

Cash invested: $57,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$193 /mo · $2,314/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $431

Break-even live

Break-even rent $1,713

Max offer price $205,000

Occupancy floor 76%

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: $51,250
• Closing costs: $6,150
• 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 35 events

1. 2026-06-18
   days on market $205,000 Active 154 DOM
2. 2026-06-17
   days on market $205,000 Active 153 DOM
3. 2026-06-16
   days on market $205,000 Active 152 DOM
4. 2026-06-15
   days on market $205,000 Active 151 DOM
5. 2026-06-13
   days on market $205,000 Active 149 DOM
6. 2026-06-13
   days on market $205,000 Active 148 DOM
7. 2026-06-09
   days on market $205,000 Active 145 DOM
8. 2026-06-08
   days on market $205,000 Active 144 DOM
9. 2026-06-07
   days on market $205,000 Active 143 DOM
10. 2026-06-04
    days on market $205,000 Active 140 DOM
11. 2026-06-03
    days on market $205,000 Active 139 DOM
12. 2026-06-02
    days on market $205,000 Active 138 DOM
13. 2026-06-01
    days on market $205,000 Active 137 DOM
14. 2026-05-31
    days on market $205,000 Active 136 DOM
15. 2026-01-15
    listed $205,000 Active
16. 2026-01-15
    historical
17. 2025-09-30
    listed $209,000 Active
18. 2025-09-29
    historical
19. 2025-07-02
    price $209,000
20. 2025-07-02
    status Active
21. 2025-07-01
    historical
22. 2025-06-14
    price $219,000
23. 2025-05-06
    listed $229,000 Active
24. 2025-05-06
    price $229,000
25. 2025-05-05
    historical
26. 2009-10-20
    soldstatus $52,000
27. 2009-10-12
    soldstatus $52,000
28. 2009-10-12
    soldstatus $52,000
29. 2009-09-24
    historical
30. 2009-09-16
    listed $59,500
31. 2009-09-16
    listed $59,500
32. 2002-08-29
    historical
33. 2002-08-29
    listed $59,900
34. 1997-01-07
    soldstatus $15,000
35. 1981-11-01
    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: $2,314 · $193/mo
• Projected year-2 tax: $3,709 · $309/mo
• Expected delta: +$1,395/yr (+$116/mo · 60.3%)

ⓘ 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 3/10 Moderate
• 🌡 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: −$11,483
• − Property taxes: −$2,314
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − Depreciation: −$5,964
• Taxable income: $1,975
• Est. tax owed @ 24.0%: −$474
• After-tax cash flow: $4,692/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

+425.8% since first listed

21 events — show timeline

• 2026-01-15 Listing Removed — BRIGHT MLS
• 2026-01-15 Listed $205,000 BRIGHT MLS
• 2025-09-30 Listed $209,000 BRIGHT MLS
• 2025-09-29 Listing Removed — BRIGHT MLS
• 2025-07-02 Price Changed $209,000 BRIGHT MLS
• 2025-07-02 Relisted — BRIGHT MLS
• 2025-07-01 Listing Removed — BRIGHT MLS
• 2025-06-14 Price Changed $219,000 BRIGHT MLS
• 2025-05-06 Listed $229,000 BRIGHT MLS
• 2025-05-06 Price Changed $229,000 BRIGHT MLS
• 2025-05-05 Coming Soon — BRIGHT MLS
• 2009-10-20 Sold (Public Records) $52,000 Public Records
• 2009-10-12 Sold (MLS) $52,000 TREND
• 2009-10-12 Sold (MLS) $52,000 BRIGHT MLS
• 2009-09-24 Listing Removed — BRIGHT MLS
• 2009-09-16 Listed $59,500 TREND
• 2009-09-16 Listed $59,500 BRIGHT MLS
• 2002-08-29 Listed $59,900 BRIGHT MLS
• 2002-08-29 Listing Removed — BRIGHT MLS
• 1997-01-07 Sold (Public Records) $15,000 Public Records
• 1981-11-01 Sold (Public Records) $38,990 Public Records

Property tax history

-0.8%/yr

Latest (2025): $2,314 · +1.9% YoY. Source: county tax records.