11 Thornhill Ct · Sicklerville, NJ 08081

$250,000

3 bd · 2.5 ba · 1,368 sqft · Townhouse public records · 2 Days on market

Built 1990 4,487 sqft lot Est $253k · at est. $135/mo HOA · 5% of rent

---

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 +12.3/30.0
• ARV discount +8.0/15.0
• 1% rule +5.1/10.0
• DSCR +3.7/10.0
• Rent growth +3.4/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is being sold as-is. Property is eligible for FHA Financing: IE (insured with Escrow),; 203K eligible; Equal Housing Opportunity. An effort has been made to disclose all known information relative to taxes, utilities, HOA/Condominium fees, and special assessments. It is recommended that the Purchaser or Purchaser's real estate-agent perform due diligence on behalf of the Purchase to confirm all charges for taxes, utilities, HOA/Condominium fees, and special assessments, as H.U.D will pay the charges from the time of acquisition until closing, regardless of the type of charge. Estimate Noted Repairs: $1500 for garage conversion, $2000 wall and ceiling interior repairs, $200 for carpet stain cleaning.

Key facts

• Charming fireplace
• Upper floor laundry
• Manageable lot size

Tags

• EAT-IN KITCHEN
• CHARMING FIREPLACE
• UPPER FLOOR LAUNDRY
• MANAGEABLE LOT SIZE
• CONVENIENT PARKING

Property features AI

Finance

• HOA & community: HOA fee of $135 per month

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric cooling; Natural gas for heating and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Year built (estimated)
• Construction: Vinyl siding; Slab foundation
• Exterior features: Lot dimensions approximately 39 x 115

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: 90% efficient forced air heating; Natural gas heating fuel; Central air conditioning (electric)
• Interior features: Eat-in kitchen; One fireplace
• Laundry & utility: Laundry on upper floor; Natural gas hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-45 ($-541/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (3.2% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.2% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 4.7% in Sicklerville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: Timber Creek Regional High School (math 13% / reading 48%, grade F, #279 of 399 statewide, top 71%, 1,166 students, 24% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 335 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $2k of loan paydown is wiped out by about $8k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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 $85k; list at $250k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $242,037 (3.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $253,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Fox Meadow Dr	0.10mi	3/2.5	1,510 (+10%)	2mo	$330,000	$219	77
611 Jaeger Ct	0.14mi	3/2.5	1,505 (+10%)	3mo	$200,000	$133	74
2607 Beacon Hill Dr	0.45mi	3/2.5	1,404 (+3%)	3mo	$282,500	$201	72
218 Keats Ct	0.30mi	3/2.5	1,486 (+9%)	6mo	$275,000	$185	67
1502 Beacon Hill Dr	0.49mi	2/2.5 (-1)	1,404 (+3%)	4mo	$269,900	$192	65
311 Byron Ct	0.28mi	2/2.5 (-1)	1,505 (+10%)	9mo	$265,000	$176	58
51 Noble Rd	0.69mi	3/1.5	1,276 (-7%)	2mo	$250,000	$196	51
103 Tanglewood Dr	0.51mi	2/2.5 (-1)	1,248 (-9%)	9mo	$260,000	$208	49
38 Noble Rd	0.74mi	3/1.0	1,248 (-9%)	2mo	$215,000	$172	43
111 Presidential Dr	0.69mi	3/1.0	1,248 (-9%)	7mo	$185,000	$148	41
41 Noble Rd	0.72mi	3/1.0	1,248 (-9%)	7mo	$225,000	$180	40
118 Presidential Dr	0.68mi	3/1.0	1,248 (-9%)	10mo	$160,000	$128	39

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-42,116
• Equity at exit: $37,276

10-year hold

• IRR: -7.8%
• Equity multiple: 0.50×
• Total profit: $-35,148
• Equity at exit: $21,615

Cash invested: $70,000 (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: 335
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,514 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$481 /mo · $5,775/yr
• Insurance: −$104
• HOA: −$135
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-45

Break-even live

Break-even rent $2,571

Max offer price $242,037

Occupancy floor 97%

Sensitivity live

Price	-10% $96	-5% $26	+0% $-45	+5% $-116	+10% $-187
Rent	-10% $-244	-5% $-144	+0% $-45	+5% $54	+10% $154
Rate	-1.0pp $81	-0.5pp $19	base $-45	+0.5pp $-110	+1.0pp $-176

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 Sonora Ln Sicklerville, NJ	2.0	1.5	1292	$2,400	$1.86	0d	1	0.17mi
2403 Beacon Hill Dr Sicklerville, NJ	2.0	2.5	1248	$2,650	$2.12	0d	1	0.45mi
1608 Beacon Hill Dr Sicklerville, NJ	3.0	2.5	1612	$2,750	$1.71	22d	1	0.48mi
55 Presidential Dr Sicklerville, NJ	3.0	1.5	1332	$2,500	$1.88	5d	1	0.62mi
126 Presidential Dr Unit 1 Sicklerville, NJ	2.0	1.0	1056	$1,500	$1.42	18d	1	0.68mi
37 Berkshire Rd Sicklerville, NJ	2.0	1.0	1050	$1,900	$1.81	0d	1	0.82mi
478 Jarvis Rd Sicklerville, NJ	3.0	1.0	1000	$2,150	$2.15	0d	1	0.88mi
12 Heatherwood Dr Sicklerville, NJ	3.0	1.0	1008	$2,500	$2.48	0d	1	0.96mi
79 Edinshire Rd Sicklerville, NJ	3.0	1.0	1050	$2,500	$2.38	16d	1	1.03mi
30 Girard Ave Sicklerville, NJ	3.0	1.0	1008	$2,349	$2.33	26d	1	1.21mi
30 Girard Ave Sicklerville, NJ	3.0	1.0	1008	$2,349	$2.33	18d	1	1.21mi
785 Jarvis Rd Unit B Sicklerville, NJ	2.0	1.0	1000	$1,900	$1.90	0d	1	1.23mi
16 Lincoln Ave Sicklerville, NJ	3.0	2.5	1540	$2,300	$1.49	3d	1	1.30mi
56 Iron Gate Rd Sicklerville, NJ	3.0	2.5	1561	$2,795	$1.79	0d	1	1.46mi
8 Iron Gate Rd Sicklerville, NJ	3.0	2.5	1681	$3,100	$1.84	12d	1	1.46mi

HOA detail

• Monthly dues: $135 · $1,620/yr

Listing history 18 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   listed $250,000 Active
3. 2015-06-18
   soldstatus $85,000 Sold 717-char remark

   Show marketing remark (720 chars)

   Property is being sold as-is. Property is eligible for FHA Financing: IE (insured with Escrow), ; 203K eligible; Equal Housing Opportunity. An effort has been made to disclose all known information relative to taxes, utilities, HOA/Condominium fees, and special assessments. It is recommended that the Purchaser or Purchaser's real estate-agent perform due diligence on behalf of the Purchase to confirm all charges for taxes, utilities, HOA/Condominium fees, and special assessments, as H. U. D will pay the charges from the time of acquisition until closing, regardless of the type of charge. Estimate Noted Repairs: $1500 for garage conversion, $2000 wall and ceiling interior repairs, $200 for carpet stain cleaning.

4. 2015-06-18
   soldstatus $85,000 720-char remark

   Show marketing remark (720 chars)

   Property is being sold as-is. Property is eligible for FHA Financing: IE (insured with Escrow), ; 203K eligible; Equal Housing Opportunity. An effort has been made to disclose all known information relative to taxes, utilities, HOA/Condominium fees, and special assessments. It is recommended that the Purchaser or Purchaser's real estate-agent perform due diligence on behalf of the Purchase to confirm all charges for taxes, utilities, HOA/Condominium fees, and special assessments, as H. U. D will pay the charges from the time of acquisition until closing, regardless of the type of charge. Estimate Noted Repairs: $1500 for garage conversion, $2000 wall and ceiling interior repairs, $200 for carpet stain cleaning.

5. 2015-05-05
   status Under Contract 717-char remark

   Show marketing remark (720 chars)

   Property is being sold as-is. Property is eligible for FHA Financing: IE (insured with Escrow), ; 203K eligible; Equal Housing Opportunity. An effort has been made to disclose all known information relative to taxes, utilities, HOA/Condominium fees, and special assessments. It is recommended that the Purchaser or Purchaser's real estate-agent perform due diligence on behalf of the Purchase to confirm all charges for taxes, utilities, HOA/Condominium fees, and special assessments, as H. U. D will pay the charges from the time of acquisition until closing, regardless of the type of charge. Estimate Noted Repairs: $1500 for garage conversion, $2000 wall and ceiling interior repairs, $200 for carpet stain cleaning.

6. 2015-05-05
   historical 720-char remark

   Show marketing remark (720 chars)

   Property is being sold as-is. Property is eligible for FHA Financing: IE (insured with Escrow), ; 203K eligible; Equal Housing Opportunity. An effort has been made to disclose all known information relative to taxes, utilities, HOA/Condominium fees, and special assessments. It is recommended that the Purchaser or Purchaser's real estate-agent perform due diligence on behalf of the Purchase to confirm all charges for taxes, utilities, HOA/Condominium fees, and special assessments, as H. U. D will pay the charges from the time of acquisition until closing, regardless of the type of charge. Estimate Noted Repairs: $1500 for garage conversion, $2000 wall and ceiling interior repairs, $200 for carpet stain cleaning.

7. 2015-04-24
   listed $90,000 Active 717-char remark

   Show marketing remark (717 chars)

   Property is being sold as-is. Property is eligible for FHA Financing: IE (insured with Escrow),; 203K eligible; Equal Housing Opportunity. An effort has been made to disclose all known information relative to taxes, utilities, HOA/Condominium fees, and special assessments. It is recommended that the Purchaser or Purchaser's real estate-agent perform due diligence on behalf of the Purchase to confirm all charges for taxes, utilities, HOA/Condominium fees, and special assessments, as H.U.D will pay the charges from the time of acquisition until closing, regardless of the type of charge. Estimate Noted Repairs: $1500 for garage conversion, $2000 wall and ceiling interior repairs, $200 for carpet stain cleaning.

8. 2015-04-22
   listed $90,000 720-char remark

   Show marketing remark (720 chars)

   Property is being sold as-is. Property is eligible for FHA Financing: IE (insured with Escrow), ; 203K eligible; Equal Housing Opportunity. An effort has been made to disclose all known information relative to taxes, utilities, HOA/Condominium fees, and special assessments. It is recommended that the Purchaser or Purchaser's real estate-agent perform due diligence on behalf of the Purchase to confirm all charges for taxes, utilities, HOA/Condominium fees, and special assessments, as H. U. D will pay the charges from the time of acquisition until closing, regardless of the type of charge. Estimate Noted Repairs: $1500 for garage conversion, $2000 wall and ceiling interior repairs, $200 for carpet stain cleaning.

9. 2007-02-07
   soldstatus $184,000
10. 2007-01-30
    soldstatus $184,000
11. 2006-12-08
    historical
12. 2006-09-24
    listed $184,000
13. 2000-08-15
    soldstatus $89,000
14. 2000-08-04
    soldstatus $89,000
15. 2000-06-27
    historical
16. 2000-02-28
    listed $89,000
17. 1993-09-16
    soldstatus $99,900
18. 1991-07-15
    soldstatus $93,900

ⓘ 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: $5,775 · $481/mo
• Projected year-2 tax: $6,000 · $500/mo
• Expected delta: +$225/yr (+$19/mo · 3.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,172
• − Mortgage interest: −$14,004
• − Property taxes: −$5,775
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,414
• − Management: −$2,414
• − HOA: −$1,620
• − Depreciation: −$7,273
• Taxable loss: −$4,577
• Est. tax savings @ 24.0%: +$1,098
• After-tax cash flow: $557/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 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

+166.2% since first listed

18 events — show timeline

• 2026-05-22 Pending — BRIGHT MLS
• 2026-05-20 Listed $250,000 BRIGHT MLS
• 2015-06-18 Sold (MLS) $85,000 BRIGHT MLS
• 2015-06-18 Sold (MLS) $85,000 TREND
• 2015-05-05 Pending — TREND
• 2015-05-05 Listing Removed — BRIGHT MLS
• 2015-04-24 Listed $90,000 TREND
• 2015-04-22 Listed $90,000 BRIGHT MLS
• 2007-02-07 Sold (Public Records) $184,000 Public Records
• 2007-01-30 Sold (MLS) $184,000 BRIGHT MLS
• 2006-12-08 Listing Removed — BRIGHT MLS
• 2006-09-24 Listed $184,000 BRIGHT MLS
• 2000-08-15 Sold (Public Records) $89,000 Public Records
• 2000-08-04 Sold (MLS) $89,000 BRIGHT MLS
• 2000-06-27 Listing Removed — BRIGHT MLS
• 2000-02-28 Listed $89,000 BRIGHT MLS
• 1993-09-16 Sold (Public Records) $99,900 Public Records
• 1991-07-15 Sold (Public Records) $93,900 Public Records

Property tax history

+0.9%/yr

Latest (2025): $5,775 · +2.5% YoY. Source: county tax records.