55 Loft Mountain Ct · Sicklerville, NJ 08081

$165,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 1 Days on market

Built 1985 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Coming Soon! Professional Pictures will be added. Welcome to desirable Shenandoah Village, a sought-after 55+ community! This well-maintained 3-bedroom, 2-bathroom home offers approximately 1,600 sq. ft. of comfortable, move-in-ready living space. Designed for an easy lifestyle, the home features a clean, modern aesthetic with recent updates including; Fresh paint throughout, New flooring in every room, Beautiful Screened in Front Porch and Ramp for easy access to the home. Situated on a large lot for added enjoyment. Enjoy low-maintenance living in a quiet, friendly neighborhood conveniently located near shopping, dining, and major roadways. Do not miss your chance to join one of the area

Key facts

• 4 parking spots
• Community pool
• Built 1985

Property features AI

Finance

• Other: Ownership is land lease
• Financial info: Monthly land lease: $742; Ground rent paid annually with 99 years remaining
• HOA & community: Senior community with minimum age 55; Property manager present; Ground rent exists (annual payment)

Exterior

• Parking: Concrete driveway; Driveway with 4 parking spaces (total 4 garage/parking spaces)
• Utilities: Private/community water; Community septic tank; Natural gas available; Cable TV available; Phone available
• Home design: Manufactured home; Single-level/no stairs with ramp to main level (accessible); Land lease community (55+ senior community)
• Construction: Aluminum siding; Shingle roof; Above-grade structures listed
• Exterior features: Front yard; Rear yard; Cul-de-sac location; Screened patio; Patio(s); BBQ grill; Shed; Community pool

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: 90% forced air heating; Natural gas heating fuel; Central air conditioning (electric)
• Interior features: Ceiling fans; Skylights; Window treatments; Storm door
• Laundry & utility: Washer in unit; Dryer in unit; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $873 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Cap rate 12.6% 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.
• 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); 334 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $5k 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 $46k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $165,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.54% ✓
• Cap rate: 12.65%
• Cash-on-cash: 22.69%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $361,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Country Club Rd	0.57mi	3/2.5	1,600 (0%)	1mo	$427,000	$267	71
73 Hazeltop Dr	0.04mi	2/2.0 (-1)	1,400 (-12%)	4mo	$110,000	$79	69
40 Mac Knight Dr	0.43mi	4/1.5 (+1)	1,587 (-1%)	5mo	$399,900	$252	68
37 Loft Mountain Dr	0.33mi	2/2.0 (-1)	1,680 (+5%)	4mo	$160,000	$95	68
28 Mary Ellen Ln	0.36mi	3/2.0	1,737 (+9%)	5mo	$400,000	$230	65
146 Country Club Rd	0.63mi	3/2.0	1,512 (-6%)	1mo	$348,000	$230	60
50 Loft Mountain Dr	0.27mi	2/2.0 (-1)	1,407 (-12%)	4mo	$145,000	$103	59
104 E Clearview Ave	0.48mi	4/2.5 (+1)	1,700 (+6%)	4mo	$480,000	$282	57
300 Turnerville Rd	0.72mi	4/2.5 (+1)	1,576 (-2%)	4mo	$345,000	$219	54
17 Sturbridge Dr	0.45mi	3/2.5	1,818 (+14%)	5mo	$410,000	$226	50
109 E 11th Ave	0.50mi	2/1.5 (-1)	1,382 (-14%)	6mo	$285,000	$206	42
1237-1247 Jarvis Dr	0.72mi	3/1.5	1,400 (-12%)	7mo	$230,000	$164	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: 16.1%
• Equity multiple: 1.65×
• Total profit: $29,990
• Equity at exit: $24,602

10-year hold

• IRR: 25.0%
• Equity multiple: 3.21×
• Total profit: $102,275
• Equity at exit: $14,266

Cash invested: $46,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,549 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $873

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 61%

Sensitivity live

Price	-10% $988	-5% $930	+0% $873	+5% $816	+10% $759
Rent	-10% $672	-5% $773	+0% $873	+5% $974	+10% $1,075
Rate	-1.0pp $957	-0.5pp $915	base $873	+0.5pp $831	+1.0pp $787

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Grant Ln Berlin, NJ	3.0	1.5	1360	$2,400	$1.76	2d	1	0.68mi
700 Renaissance Dr Pine Hill, NJ	2.0	2.0	1073	$2,225	$2.07	2d	4	1.00mi
33 Cottage Gate Rd Unit B Sicklerville, NJ	2.0	1.0	1200	$1,790	$1.49	2d	1	1.15mi
1805 Bromley Est Pine Hill, NJ	2.0	2.5	1392	$1,700	$1.22	6d	1	1.17mi
21 Golf View Ct Unit Labs Pine Hill, NJ	3.0	2.5	1956	$3,000	$1.53	16d	1	1.20mi
56 Iron Gate Rd Sicklerville, NJ	3.0	2.5	1561	$2,795	$1.79	2d	1	1.27mi
8 Iron Gate Rd Sicklerville, NJ	3.0	2.5	1681	$3,100	$1.84	11d	1	1.30mi
16 Lincoln Ave Sicklerville, NJ	3.0	2.5	1540	$2,300	$1.49	3d	1	1.41mi
159 Cross Keys Rd Unit E Berlin, NJ	2.0	1.0	1500	$1,800	$1.20	19d	1	1.47mi

Listing history 3 events

1. 2026-06-01
   status $165,000 Pending 1 DOM
2. 2026-05-31
   statusdays on market $165,000 Active 1 DOM
3. 2026-05-01
   historical $165,000

ⓘ 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: $30,589
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − Depreciation: −$4,800
• Taxable income: $8,352
• Est. tax owed @ 24.0%: −$2,004
• After-tax cash flow: $8,477/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 · 3 photos

Good 75/100 Cosmetic rehab

This move-in-ready home in Shenandoah Village offers a good condition with recent updates and a well-maintained exterior. Minor touch-ups and upgrades would significantly enhance its value.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and value
• Both Replace the front porch railings — Improves safety and aesthetics
• Both Upgrade the HVAC system — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and value ↑
• Both Replace the front porch railings — Improves safety and aesthetics ↑
• Both Upgrade the HVAC system — Improves comfort and energy efficiency ↑

ⓘ 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: 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

1 event — show timeline

• 2026-05-01 Coming Soon $165,000 BRIGHT MLS