135 Westminster Ave · Gloucester City, NJ 08030

$159,000

3 bd · 1.5 ba · 1,280 sqft · SingleFamily public records · 5 Days on market

Built 1926 1,320 sqft lot Est $298k · 47% under

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +8.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice treaditional twin on East Side of town. 3 Bedrooms, 1-1/2 baths, Large living room, dining room, Kitchen, Enclosed porch, Full basement. New carpetting, Fresh paint, Parged basement. Ready to go, Just move in. Seller to provide CO. NOT a Short Sale.

Key facts

• Separate dining room
• Front porch
• Full basement

Tags

• FULL BASEMENT
• FRONT PORCH
• LARGE LIVING ROOM
• SEPARATE DINING ROOM
• MINUTES FROM MARTIN LAKE PARK

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Street parking
• Utilities: Natural gas heating and hot water; Cooling: Other; Public water; Public sewer
• Home design: Detached property; Flat roof
• Construction: Aluminum siding; Concrete perimeter foundation; Above-grade structure
• Exterior features: Screened porch; No tidal water

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 3 bedrooms on the upper level; Rooms listed: Master Bedroom, Bedroom 2, Bedroom 1
• Bathrooms: 1 full bathroom (upper level); 1 half bathroom (main level)
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; 6 total rooms; Screened porch
• Laundry & utility: Laundry on lower floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 9.4% vs local median 5.5% in Gloucester City — 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 72/100 on livability (#215 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+; Watch: amenities F, commute F.
• Gloucester City Public School District (suburban): math 11% / reading 34% proficiency, ranked #413 of 472 in NJ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gloucester City High School (math 21% / reading 42%, grade F, #275 of 399 statewide, top 69%, 702 students, 59% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 90 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 39% of the median local income ($63k/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 $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 + 3.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 27y 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 $62k; list at $159k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 39% 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 $159,000

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $298,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Westminster St	0.05mi	3/1.5	1,380 (+8%)	6mo	$242,000	$175	80
130 Sparks Ave	0.24mi	3/1.0	1,310 (+2%)	10mo	$275,000	$210	75
132 Hickman Ave	0.32mi	2/2.0 (-1)	1,226 (-4%)	2mo	$295,000	$241	70
334 Rosalind Ave	0.56mi	3/1.5	1,304 (+2%)	3mo	$349,900	$268	68
606 N Brown St	0.59mi	3/1.0	1,254 (-2%)	2mo	$235,000	$187	65
15 Koehler St	0.33mi	3/1.0	1,440 (+12%)	4mo	$165,000	$115	59
20 E Thompson Ave	0.37mi	3/1.0	1,170 (-9%)	12mo	$290,000	$248	56
15 Oxford Ave	0.67mi	3/3.5	1,350 (+6%)	9mo	$315,000	$233	44
110 3rd St	0.71mi	4/2.0 (+1)	1,331 (+4%)	12mo	$328,000	$246	43
111 N Sussex St	0.51mi	2/1.5 (-1)	1,088 (-15%)	6mo	$222,000	$204	41
607 N Johnson Blvd	0.61mi	3/1.0	1,098 (-14%)	7mo	$250,000	$228	40
406 Chestnut St	0.73mi	3/1.5	1,118 (-13%)	13mo	$270,000	$242	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: 0.4%
• Equity multiple: 1.01×
• Total profit: $626
• Equity at exit: $23,707

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $34,821
• Equity at exit: $13,747

Cash invested: $44,520 (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 08030

• Home prices YoY: -27.9%
• Active inventory: 90
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$834
• Tax from tax record: −$321 /mo · $3,848/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $413

Break-even live

Break-even rent $1,545

Max offer price $159,000

Occupancy floor 75%

Sensitivity live

Price	-10% $503	-5% $458	+0% $413	+5% $368	+10% $323
Rent	-10% $249	-5% $331	+0% $413	+5% $494	+10% $576
Rate	-1.0pp $493	-0.5pp $453	base $413	+0.5pp $371	+1.0pp $330

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
840 Cumberland St Unit 2 Gloucester City, NJ	3.0	1.0	1642	$2,200	$1.34	25d	1	0.07mi
227 S Broadway Gloucester City, NJ	3.0	1.0	1123	$1,775	$1.58	25d	1	0.14mi
602 Powell St Gloucester City, NJ	3.0	1.0	1170	$1,850	$1.58	25d	1	0.26mi
604 Hunter St Gloucester City, NJ	3.0	1.0	1066	$1,900	$1.78	5d	1	0.29mi
534 Bergen St Gloucester City, NJ	3.0	1.0	1246	$2,000	$1.61	19d	1	0.31mi
917 Koehler St Gloucester City, NJ	3.0	1.0	916	$1,800	$1.97	19d	1	0.37mi
231 3rd St Gloucester City, NJ	3.0	2.0	1376	$2,150	$1.56	25d	1	0.52mi
334 Middlesex St Gloucester City, NJ	3.0	1.0	896	$1,800	$2.01	25d	1	0.52mi
5 Meadow Ln Gloucester City, NJ	1.0–2.0	1.0–2.0	833	$2,385	$2.86	25d	8	0.83mi
1063 S Merrimac Rd Camden, NJ	4.0	1.0	1024	$1,900	$1.86	25d	1	0.88mi
1021 Monitor Rd Camden, NJ	3.0	1.0	1012	$1,710	$1.69	25d	1	0.96mi
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	25d	1	1.21mi
1120 Howard Ave Unit A Bellmawr, NJ	2.0	1.0	1425	$1,800	$1.26	19d	1	1.22mi
3132 Independence Rd Camden, NJ	3.0	1.5	1168	$1,595	$1.37	22d	1	1.25mi
631 Charles St Mount Ephraim, NJ	2.0	1.0	1764	$1,950	$1.11	22d	1	1.28mi
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	25d	1	1.29mi
428 Summit Ave Unit 2B Westville, NJ	2.0	1.0	1865	$2,100	$1.13	2d	1	1.37mi

Listing history 15 events

1. 2026-05-13
   status Pending
2. 2026-05-08
   listed $159,000 Active
3. 2012-07-16
   soldstatus $62,000
4. 2012-06-27
   soldstatus $62,000 Sold 254-char remark

   Show marketing remark (254 chars)

   Nice treaditional twin on East Side of town. 3 Bedrooms, 1-1/2 baths, Large living room, dining room, Kitchen, Enclosed porch, Full basement. New carpetting, Fresh paint, Parged basement. Ready to go, Just move in. Seller to provide CO. NOT a Short Sale.

5. 2012-06-27
   soldstatus $62,000 254-char remark

   Show marketing remark (254 chars)

   Nice treaditional twin on East Side of town. 3 Bedrooms, 1-1/2 baths, Large living room, dining room, Kitchen, Enclosed porch, Full basement. New carpetting, Fresh paint, Parged basement. Ready to go, Just move in. Seller to provide CO. NOT a Short Sale.

6. 2012-05-30
   historical 254-char remark

   Show marketing remark (254 chars)

   Nice treaditional twin on East Side of town. 3 Bedrooms, 1-1/2 baths, Large living room, dining room, Kitchen, Enclosed porch, Full basement. New carpetting, Fresh paint, Parged basement. Ready to go, Just move in. Seller to provide CO. NOT a Short Sale.

7. 2012-04-14
   listed $64,900 Active 254-char remark

   Show marketing remark (254 chars)

   Nice treaditional twin on East Side of town. 3 Bedrooms, 1-1/2 baths, Large living room, dining room, Kitchen, Enclosed porch, Full basement. New carpetting, Fresh paint, Parged basement. Ready to go, Just move in. Seller to provide CO. NOT a Short Sale.

8. 2012-04-14
   listed $64,900 254-char remark

   Show marketing remark (254 chars)

   Nice treaditional twin on East Side of town. 3 Bedrooms, 1-1/2 baths, Large living room, dining room, Kitchen, Enclosed porch, Full basement. New carpetting, Fresh paint, Parged basement. Ready to go, Just move in. Seller to provide CO. NOT a Short Sale.

9. 2001-06-19
   listed $62,500
10. 2001-06-19
    historical
11. 2000-08-07
    soldstatus $25,000
12. 2000-07-10
    soldstatus $15,000
13. 2000-07-05
    historical
14. 1999-11-11
    listed $25,000
15. 1987-09-01
    soldstatus $32,500

ⓘ 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: $3,848 · $321/mo
• Projected year-2 tax: $3,904 · $325/mo
• Expected delta: +$56/yr (+$5/mo · 1.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,811
• − Mortgage interest: −$8,906
• − Property taxes: −$3,848
• − Insurance: −$795
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$4,625
• Taxable income: $2,667
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $4,312/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 City Public School District
• NCES district ID: 3406000
• Math proficiency: 11% ▼ -21.00%
• Reading proficiency: 34% ▼ -15.00%
• Median HH income: $51,231
• Composite: 20.01/100
• National rank: #8664
• State rank: #413 of 472 in NJ

Livability — Gloucester City

• Score: 72/100
• State rank: #215
• US rank: #5984

Category grades

Amenities F Commute F Cost of living B- Crime C Employment B- Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gloucester City, NJ
• County: Camden County · 407,624 people
• City population: 13,217
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 13,217
• Household income: $63,384
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 431.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Black 7% Asian 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10%
• Common ancestry: Romanian 4% Lithuanian 3% Hispanic 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 13% Other Indo-European 4% Arabic 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: ▼ -115.59%
• Current HPI: 298.9139
• 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

+389.2% since first listed

15 events — show timeline

• 2026-05-13 Pending — BRIGHT MLS
• 2026-05-08 Listed $159,000 BRIGHT MLS
• 2012-07-16 Sold (Public Records) $62,000 Public Records
• 2012-06-27 Sold (MLS) $62,000 BRIGHT MLS
• 2012-06-27 Sold (MLS) $62,000 TREND
• 2012-05-30 Listing Removed — BRIGHT MLS
• 2012-04-14 Listed $64,900 BRIGHT MLS
• 2012-04-14 Listed $64,900 TREND
• 2001-06-19 Listing Removed — BRIGHT MLS
• 2001-06-19 Listed $62,500 BRIGHT MLS
• 2000-08-07 Sold (MLS) $25,000 BRIGHT MLS
• 2000-07-10 Sold (Public Records) $15,000 Public Records
• 2000-07-05 Listing Removed — BRIGHT MLS
• 1999-11-11 Listed $25,000 BRIGHT MLS
• 1987-09-01 Sold (Public Records) $32,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,848 · +5.6% YoY. Source: county tax records.