611 Tara Dr · Sicklerville, NJ 08081

$225,000

3 bd · 1.5 ba · 1,273 sqft · SingleFamily public records · 111 Days on market

Built 1984 2,613 sqft lot $177/sqft · 11% above area Est $202k · 11% over

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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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 611 Tara Drive – a beautifully renovated home offering modern finishes, an open layout, and move-in ready convenience in the heart of Sicklerville. NO HOA! Property does have leased solar panels. Step inside to a bright, open-concept main living area featuring brand-new flooring, fresh neutral paint, and recessed lighting throughout. The stunning kitchen is the centerpiece of the home, complete with white shaker cabinetry, sleek quartz countertops, stainless steel appliances, and a spacious peninsula perfect for seating and entertaining. Whether you’re a first-time buyer, downsizing, or looking for a turnkey investment opportunity, 611 Tara Drive is ready to welcome you home. Eligible buyers may qualify for valuable New Jersey first-time homebuyer and down payment assistance programs, making homeownership at this beautiful property more affordable than you may think!

Key facts

• Renovated home
• Brand-new flooring
• Kitchen centerpiece

Tags

• RENOVATED HOME
• OPEN LAYOUT
• BRIGHT MAIN LIVING AREA
• BRAND-NEW FLOORING
• RECESSED LIGHTING
• KITCHEN CENTERPIECE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• 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); 329 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $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 111 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 6 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 $146k; list at $225k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.15% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $202,196
• List price: $225,000
• Delta: 11.28%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Ivy Ln	0.29mi	3/1.5	1,238 (-3%)	1mo	$350,000	$283	81
31 Acorn Ct	0.36mi	2/2.0 (-1)	1,254 (-2%)	4mo	$320,000	$255	71
5 Belmont Ct	0.45mi	2/2.0 (-1)	1,254 (-2%)	2mo	$299,000	$238	68
10 Hanover Pl	0.33mi	3/2.0	1,344 (+6%)	6mo	$337,000	$251	68
550 Chews Landing Rd	0.60mi	3/2.0	1,286 (+1%)	5mo	$370,000	$288	64
19 Belmont Ct	0.44mi	2/1.5 (-1)	1,380 (+8%)	7mo	$320,000	$232	55
659 Barbados Dr	0.72mi	2/2.0 (-1)	1,219 (-4%)	2mo	$280,000	$230	51
631 Barbados Dr	0.73mi	2/2.0 (-1)	1,219 (-4%)	2mo	$322,000	$264	50
729 Barbados Dr	0.72mi	2/2.0 (-1)	1,219 (-4%)	4mo	$295,000	$242	49
701 Barbados Dr	0.72mi	2/2.0 (-1)	1,219 (-4%)	8mo	$302,500	$248	46
542 Williamstown Rd	0.71mi	3/1.5	1,455 (+14%)	0mo	$175,000	$120	43
619 Barbados Dr	0.73mi	2/2.0 (-1)	1,365 (+7%)	7mo	$310,000	$227	41

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-3,666
• Equity at exit: $33,548

10-year hold

• IRR: 8.6%
• Equity multiple: 1.67×
• Total profit: $42,185
• Equity at exit: $19,454

Cash invested: $63,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,588 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$273 /mo · $3,282/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $498

Break-even live

Break-even rent $1,958

Max offer price $225,000

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
483 Old Erial Rd Sicklerville, NJ	3.0	1.5	1226	$2,575	$2.10	7d	1	0.18mi
41 Hampton Gate Dr Sicklerville, NJ	2.0	1.5	1272	$2,100	$1.65	18d	1	0.46mi
55 Hampton Gate Dr Sicklerville, NJ	2.0	1.5	1272	$2,000	$1.57	43d	1	0.50mi
11 Camino Ct Sicklerville, NJ	3.0	2.5	1836	$2,885	$1.57	43d	1	0.56mi
190 Kenwood Dr Sicklerville, NJ	2.0	1.0	912	$1,800	$1.97	43d	1	0.79mi
106 Sickler Ct Sicklerville, NJ	3.0	2.5	1580	$2,900	$1.84	18d	1	0.86mi
120 Sickler Ct Sicklerville, NJ	3.0	2.5	1580	$3,200	$2.03	43d	1	0.90mi
6 Parktown Pl Sicklerville, NJ	3.0	2.5	1824	$2,500	$1.37	5d	1	0.99mi
540 Kali Rd Sicklerville, NJ	2.0–3.0	2.5	1575	$3,075	$1.95	1d	1	1.02mi
68 Arbor Meadow Dr Sicklerville, NJ	3.0	2.5	1666	$3,000	$1.80	3d	1	1.09mi
343 Brookdale Blvd Williamstown, NJ	3.0	2.5	1438	$2,500	$1.74	1d	1	1.26mi
110 High Meadows Dr Sicklerville, NJ	3.0	1.5	1408	$2,400	$1.70	43d	1	1.42mi
3 Lawrence Ct Sicklerville, NJ	2.0	1.0	968	$1,850	$1.91	1d	1	1.49mi

Listing history 32 events

1. 2026-06-18
   days on market $225,000 Active 111 DOM
2. 2026-06-17
   days on market $225,000 Active 110 DOM
3. 2026-06-16
   days on market $225,000 Active 109 DOM
4. 2026-06-15
   days on market $225,000 Active 108 DOM
5. 2026-06-13
   days on market $225,000 Active 106 DOM
6. 2026-06-09
   days on market $225,000 Active 102 DOM
7. 2026-06-08
   days on market $225,000 Active 101 DOM
8. 2026-06-07
   days on market $225,000 Active 100 DOM
9. 2026-06-04
   days on market $225,000 Active 97 DOM
10. 2026-06-03
    days on market $225,000 Active 96 DOM
11. 2026-06-02
    days on market $225,000 Active 95 DOM
12. 2026-06-01
    days on market $225,000 Active 94 DOM
13. 2026-05-31
    days on market $225,000 Active 93 DOM
14. 2026-05-15
    price $225,000 902-char remark

    Show marketing remark (902 chars)

    Welcome to 611 Tara Drive – a beautifully renovated home offering modern finishes, an open layout, and move-in ready convenience in the heart of Sicklerville. NO HOA! Property does have leased solar panels. Step inside to a bright, open-concept main living area featuring brand-new flooring, fresh neutral paint, and recessed lighting throughout. The stunning kitchen is the centerpiece of the home, complete with white shaker cabinetry, sleek quartz countertops, stainless steel appliances, and a spacious peninsula perfect for seating and entertaining. Whether you’re a first-time buyer, downsizing, or looking for a turnkey investment opportunity, 611 Tara Drive is ready to welcome you home. Eligible buyers may qualify for valuable New Jersey first-time homebuyer and down payment assistance programs, making homeownership at this beautiful property more affordable than you may think!

15. 2026-05-06
    price $228,000 902-char remark

    Show marketing remark (902 chars)

    Welcome to 611 Tara Drive – a beautifully renovated home offering modern finishes, an open layout, and move-in ready convenience in the heart of Sicklerville. NO HOA! Property does have leased solar panels. Step inside to a bright, open-concept main living area featuring brand-new flooring, fresh neutral paint, and recessed lighting throughout. The stunning kitchen is the centerpiece of the home, complete with white shaker cabinetry, sleek quartz countertops, stainless steel appliances, and a spacious peninsula perfect for seating and entertaining. Whether you’re a first-time buyer, downsizing, or looking for a turnkey investment opportunity, 611 Tara Drive is ready to welcome you home. Eligible buyers may qualify for valuable New Jersey first-time homebuyer and down payment assistance programs, making homeownership at this beautiful property more affordable than you may think!

16. 2026-02-27
    listed $230,000 Active 902-char remark

    Show marketing remark (902 chars)

    Welcome to 611 Tara Drive – a beautifully renovated home offering modern finishes, an open layout, and move-in ready convenience in the heart of Sicklerville. NO HOA! Property does have leased solar panels. Step inside to a bright, open-concept main living area featuring brand-new flooring, fresh neutral paint, and recessed lighting throughout. The stunning kitchen is the centerpiece of the home, complete with white shaker cabinetry, sleek quartz countertops, stainless steel appliances, and a spacious peninsula perfect for seating and entertaining. Whether you’re a first-time buyer, downsizing, or looking for a turnkey investment opportunity, 611 Tara Drive is ready to welcome you home. Eligible buyers may qualify for valuable New Jersey first-time homebuyer and down payment assistance programs, making homeownership at this beautiful property more affordable than you may think!

17. 2025-12-31
    historical
18. 2025-07-25
    listed $229,900 Active
19. 2025-07-16
    historical
20. 2025-05-18
    listed $240,000 Active
21. 2024-10-22
    soldstatus $146,000
22. 2024-10-01
    soldstatus $146,000 Closed
23. 2024-08-22
    status Pending
24. 2024-08-08
    historical Active Under Contract
25. 2024-07-25
    listed $115,000 Active
26. 2003-01-16
    soldstatus $55,000
27. 2002-07-09
    listed $59,900
28. 2002-07-09
    historical
29. 2002-02-04
    historical
30. 2002-02-04
    listed $64,500
31. 1994-07-26
    soldstatus $48,000
32. 1984-02-01
    soldstatus $43,990

ⓘ 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: $3,282 · $273/mo
• Projected year-2 tax: $4,442 · $370/mo
• Expected delta: +$1,160/yr (+$97/mo · 35.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $31,058
• − Mortgage interest: −$12,603
• − Property taxes: −$3,282
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,485
• − Management: −$2,485
• − Depreciation: −$6,545
• Taxable income: $2,533
• Est. tax owed @ 24.0%: −$608
• After-tax cash flow: $5,362/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: 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

+411.5% since first listed

19 events — show timeline

• 2026-05-15 Price Changed $225,000 BRIGHT MLS
• 2026-05-06 Price Changed $228,000 BRIGHT MLS
• 2026-02-27 Listed $230,000 BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-07-25 Listed $229,900 BRIGHT MLS
• 2025-07-16 Listing Removed — BRIGHT MLS
• 2025-05-18 Listed $240,000 BRIGHT MLS
• 2024-10-22 Sold (Public Records) $146,000 Public Records
• 2024-10-01 Sold (MLS) $146,000 BRIGHT MLS
• 2024-08-22 Pending — BRIGHT MLS
• 2024-08-08 Contingent — BRIGHT MLS
• 2024-07-25 Listed $115,000 BRIGHT MLS
• 2003-01-16 Sold (Public Records) $55,000 Public Records
• 2002-07-09 Listing Removed — BRIGHT MLS
• 2002-07-09 Listed $59,900 BRIGHT MLS
• 2002-02-04 Listed $64,500 BRIGHT MLS
• 2002-02-04 Listing Removed — BRIGHT MLS
• 1994-07-26 Sold (Public Records) $48,000 Public Records
• 1984-02-01 Sold (Public Records) $43,990 Public Records

Property tax history

+1.8%/yr

Latest (2025): $3,282 · +1.9% YoY. Source: county tax records.