20 Spruce Dr · Sicklerville, NJ 08081

$50,000

2 bd · 1.5 ba · 980 sqft · Manufactured · 25 Days on market

Built 1978 $51/sqft · 67% below area

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 20 Spruce Drive—a well-maintained 3-bedroom, 1.5-bath single-wide home offering comfortable living with added convenience. This home features an attached carport for easy parking and protection from the elements. Inside, you’ll find a functional layout with spacious living areas and three nicely sized bedrooms. Recent Updates include a heater that’s just 4 years old and a roof approximately 6 years old, giving peace of mind to the next owner. Step outside and enjoy the added privacy of backing to open space—perfect for relaxing and taking in the view. A great opportunity for affordable living with key updates already done—don’t miss it!

Key facts

• Recent updates
• Attached carport
• Parking

Tags

• ATTACHED CARPORT
• RECENT UPDATES
• BACKING TO OPEN SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 38.2% 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 D — 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); 334 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $30k; list at $50k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.24% ✓
• Cap rate: 38.15%
• Cash-on-cash: 113.78%
• DSCR: 6.06
• GRM: 2.0

CMA / ARV

• ARV (median comp): $153,146
• List price: $50,000
• Delta: -67.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.41% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.53×
• Total profit: $77,355
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 13.86×
• Total profit: $179,987
• Equity at exit: $4,323

Cash invested: $14,000 (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: 334
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,118 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $1,327

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,362	-5% $1,345	+0% $1,327	+5% $1,310	+10% $1,293
Rent	-10% $1,160	-5% $1,244	+0% $1,327	+5% $1,411	+10% $1,495
Rate	-1.0pp $1,353	-0.5pp $1,340	base $1,327	+0.5pp $1,315	+1.0pp $1,301

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Lawrence Ct Sicklerville, NJ	2.0	1.0	968	$1,850	$1.91	0d	1	0.74mi

Listing history 12 events

1. 2026-05-18
   status Pending 691-char remark

   Show marketing remark (691 chars)

   Welcome to 20 Spruce Drive—a well-maintained 3-bedroom, 1.5-bath single-wide home offering comfortable living with added convenience. This home features an attached carport for easy parking and protection from the elements. Inside, you’ll find a functional layout with spacious living areas and three nicely sized bedrooms. Recent Updates include a heater that’s just 4 years old and a roof approximately 6 years old, giving peace of mind to the next owner. Step outside and enjoy the added privacy of backing to open space—perfect for relaxing and taking in the view. A great opportunity for affordable living with key updates already done—don’t miss it!

2. 2026-05-11
   historical Active Under Contract 691-char remark

   Show marketing remark (691 chars)

   Welcome to 20 Spruce Drive—a well-maintained 3-bedroom, 1.5-bath single-wide home offering comfortable living with added convenience. This home features an attached carport for easy parking and protection from the elements. Inside, you’ll find a functional layout with spacious living areas and three nicely sized bedrooms. Recent Updates include a heater that’s just 4 years old and a roof approximately 6 years old, giving peace of mind to the next owner. Step outside and enjoy the added privacy of backing to open space—perfect for relaxing and taking in the view. A great opportunity for affordable living with key updates already done—don’t miss it!

3. 2026-04-16
   listed $50,000 Active 691-char remark

   Show marketing remark (691 chars)

   Welcome to 20 Spruce Drive—a well-maintained 3-bedroom, 1.5-bath single-wide home offering comfortable living with added convenience. This home features an attached carport for easy parking and protection from the elements. Inside, you’ll find a functional layout with spacious living areas and three nicely sized bedrooms. Recent Updates include a heater that’s just 4 years old and a roof approximately 6 years old, giving peace of mind to the next owner. Step outside and enjoy the added privacy of backing to open space—perfect for relaxing and taking in the view. A great opportunity for affordable living with key updates already done—don’t miss it!

4. 2014-07-17
   historical
5. 2014-04-10
   listed $34,900
6. 2009-06-08
   soldstatus $30,000
7. 2009-06-08
   soldstatus $30,000
8. 2009-06-07
   historical
9. 2009-02-05
   listed $35,500
10. 2009-02-05
    listed $35,500
11. 2008-08-01
    historical
12. 2008-07-18
    listed $49,900

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

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 68% 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: $25,413
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$1,455
• Taxable income: $16,091
• Est. tax owed @ 24.0%: −$3,862
• After-tax cash flow: $12,068/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

+0.2% since first listed

12 events — show timeline

• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-11 Contingent — BRIGHT MLS
• 2026-04-16 Listed $50,000 BRIGHT MLS
• 2014-07-17 Listing Removed — BRIGHT MLS
• 2014-04-10 Listed $34,900 BRIGHT MLS
• 2009-06-08 Sold (MLS) $30,000 TREND
• 2009-06-08 Sold (MLS) $30,000 BRIGHT MLS
• 2009-06-07 Listing Removed — BRIGHT MLS
• 2009-02-05 Listed $35,500 TREND
• 2009-02-05 Listed $35,500 BRIGHT MLS
• 2008-08-01 Listing Removed — BRIGHT MLS
• 2008-07-18 Listed $49,900 BRIGHT MLS