47 Gregory Dr · Sicklerville, NJ 08094

$219,000

2 bd · 2.0 ba · 1,680 sqft · SingleFamily · 147 Days on market

Built 2003 Est $260k · 16% under ↓ 15% since listing

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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 +25.4/30.0
• ARV discount +14.7/15.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HUGE REDUCTION/////////Welcome to your new home in the 55+ Sunny Estates community! So close to all the conveniences of the area. Shopping, transportation, the Jersey Shore and Philadelphia. The owner has spared no expense in finishing off with beautiful hardwood floors and wood cabinetry. The primary suite is completed with it's own beautiful ensuite bath. Conveniently situated off the spacious kitchen is the full sized laundry room which boasts a door to the exterior sitting area surrounded by mature landscaping for optimum privacy. You will love the light streaming in from the skylight in the living space throughout the the open concept floor plan. Most of the furniture can stay or go.

Key facts

• Trex decking
• Spacious porch
• Built 2003

Tags

• SPACIOUS PORCH
• TREX DECKING

Property features AI

Finance

• Other: Accessibility with 2+ access exits
• Financial info: Annual ground rent listed under income/expense
• HOA & community: Property manager on site; Ground rent exists with a monthly land lease ($743/month); Approximately 15 years remaining on land lease

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas service; Electric cooling power
• Home design: Manufactured home; Located in a senior community (55+); Land lease community
• Construction: Vinyl siding; Shingle roof; Estimated year built
• Exterior features: Shed; Above-grade other structures

Interior

• Kitchen: Built-in microwave; Built-in range
• Bedrooms: Two main-level bedrooms
• Flooring: Wood floors
• Bathrooms: Two full bathrooms (including two full on main level)
• Heating & cooling: Forced air heating; Central air conditioning (electric); Natural gas hot water
• Interior features: Ceiling fans; Dining area; Open floor plan; Formal dining room; Eat-in kitchen; Skylights; Window treatments; Wood floors
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 268 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 32% of the median local income ($97k/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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 147 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $192,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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: 1.17% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.86%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $260,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Dorian Dr	0.22mi	2/2.0	1,680 (0%)	1mo	$259,900	$155	89
161 Dorian Dr	0.22mi	2/2.0	1,680 (0%)	2mo	$265,000	$158	88
14 Gibson Ln	0.15mi	2/2.0	1,680 (0%)	8mo	$235,000	$140	86
301 Kennedy	0.15mi	3/2.0 (+1)	1,568 (-7%)	8mo	$129,000	$82	70
209 Harrison Ave	0.44mi	3/2.0 (+1)	1,700 (+1%)	3mo	$145,000	$85	70
200 Harrison Ave	0.47mi	3/2.0 (+1)	1,650 (-2%)	5mo	$139,500	$85	66
1510 N Main St	0.58mi	3/2.0 (+1)	1,686 (+0%)	9mo	$320,000	$190	60
509 Tuckahoe Rd	0.67mi	3/1.5 (+1)	1,716 (+2%)	4mo	$360,000	$210	55
203 Tyler Ave	0.65mi	3/3.0 (+1)	1,680 (0%)	11mo	$130,000	$77	52
1804 Lillian Dr	0.72mi	3/1.5 (+1)	1,784 (+6%)	0mo	$280,000	$157	49
522 Buchannan Ave	0.57mi	3/2.0 (+1)	1,500 (-11%)	7mo	$103,000	$69	45
61 Olympia Ln	0.71mi	3/2.5 (+1)	1,908 (+14%)	4mo	$435,000	$228	34

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-3,349
• Equity at exit: $32,654

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $38,575
• Equity at exit: $18,935

Cash invested: $61,320 (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 08094

• Active inventory: 268
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,554 medium
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $504

Break-even live

Break-even rent $1,916

Max offer price $219,000

Occupancy floor 75%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 N Main St Williamstown, NJ	2.0	2.0	1064	$2,500	$2.35	1d	1	0.25mi
1761 Glassboro Cross Keys Rd Williamstown, NJ	2.0	1.0	1300	$2,000	$1.54	19d	1	0.33mi
1000 Fawn Dr Williamstown, NJ	1.0–2.0	1.0–2.0	1209	$5,983	$4.95	1d	1	0.70mi
100 Town Center Blvd Sewell, NJ	1.0–2.0	1.0–2.0	1107	$3,130	$2.83	1d	16	1.20mi
343 Brookdale Blvd Williamstown, NJ	3.0	2.5	1438	$2,500	$1.74	1d	1	1.41mi

Listing history 21 events

1. 2026-06-18
   days on market $219,000 Active 147 DOM
2. 2026-06-17
   days on market $219,000 Active 146 DOM
3. 2026-06-16
   days on market $219,000 Active 145 DOM
4. 2026-06-15
   days on market $219,000 Active 144 DOM
5. 2026-06-13
   days on market $219,000 Active 142 DOM
6. 2026-06-09
   days on market $219,000 Active 138 DOM
7. 2026-06-08
   days on market $219,000 Active 137 DOM
8. 2026-06-07
   days on market $219,000 Active 136 DOM
9. 2026-06-04
   days on market $219,000 Active 133 DOM
10. 2026-06-03
    days on market $219,000 Active 132 DOM
11. 2026-06-02
    days on market $219,000 Active 131 DOM
12. 2026-06-01
    days on market $219,000 Active 130 DOM
13. 2026-05-31
    days on market $219,000 Active 129 DOM
14. 2026-04-10
    price $229,500
15. 2026-01-22
    listed $235,000 Active
16. 2026-01-10
    historical
17. 2025-11-15
    price $236,995
18. 2025-10-28
    price $239,995
19. 2025-10-14
    price $259,995
20. 2025-10-02
    price $264,999
21. 2025-07-16
    listed $269,995 Active

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

Taxation est. · year 1

• Rental income: $30,645
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,452
• − Management: −$2,452
• − Depreciation: −$6,371
• Taxable income: $2,723
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $5,394/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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Sicklerville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 50,264
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 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: ▼ -213.12%
• Current HPI: 278.3849
• 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

-15.0% since first listed

8 events — show timeline

• 2026-04-10 Price Changed $229,500 BRIGHT MLS
• 2026-01-22 Listed $235,000 BRIGHT MLS
• 2026-01-10 Listing Removed — BRIGHT MLS
• 2025-11-15 Price Changed $236,995 BRIGHT MLS
• 2025-10-28 Price Changed $239,995 BRIGHT MLS
• 2025-10-14 Price Changed $259,995 BRIGHT MLS
• 2025-10-02 Price Changed $264,999 BRIGHT MLS
• 2025-07-16 Listed $269,995 BRIGHT MLS