35 Wiltons Landing Rd · Sicklerville, NJ 08081

$359,900

3 bd · 2.5 ba · 2,011 sqft · SingleFamily public records · 15 Days on market

Built 1996 9,148 sqft lot $179/sqft · 23% below area Est $465k · 23% under $45/mo HOA · 1% 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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3.25% co-op-Immediate possession! Soaring 2-sty ceilings! Deck, sec sys, ingrd sprinklers, 9' ceilings, mstr suite, bleached cabinets, stucco front, 2-sty foyer, capped soffits & trim. Paparone quality built!

Key facts

• 9,148 sq ft lot
• 2 garage spots
• Built 1996

Property features AI

Finance

• HOA & community: HOA fee of $135 quarterly; HOA covers common area maintenance and management

Exterior

• Parking: Attached garage with inside access and garage door opener (2 garage spaces); Driveway
• Utilities: Public water; Public sewer; Cable TV
• Home design: Detached home; Pitched shingle roof; Above-grade living area approximately 2,011 (estimated)
• Construction: Built by PAPRONE (year built estimated); Aluminum, vinyl and stucco siding; Brick/mortar foundation
• Exterior features: Sidewalks; Street lights; Satellite dish; Exterior lighting; Deck(s); Level, open lot

Interior

• Kitchen: Dishwasher; Disposal
• Bedrooms: Three bedrooms on the upper level
• Flooring: Fully carpeted; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Master bath(s); Kitchen island; Butler's pantry; Ceiling fan(s); Sprinkler system; Stall shower; Eat-in kitchen; Cathedral ceilings; 9'+ ceilings
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-357 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (14.1% below list).
• Recommended offer: $297k (17.5% below list) — sets the bar for cash-flow.

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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 35% of the median local income ($106k/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 $2k of loan paydown is wiped out by about $11k 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 15 days — a 2% lower offer ($355k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $296,751 (17.5% 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: 0.86% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 9.7

CMA / ARV

• ARV (median comp): $464,874
• List price: $359,900
• Delta: -22.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Wiltons Landing Rd	0.00mi	3/2.5	2,011 (0%)	0mo	$352,000	$175	100
5 Corncrib	0.28mi	3/2.5	2,119 (+5%)	7mo	$492,000	$232	72
13 Elbow Ln	0.23mi	3/2.5	1,894 (-6%)	9mo	$406,000	$214	72
21 Elsworth Dr	0.50mi	4/2.5 (+1)	2,095 (+4%)	7mo	$452,500	$216	59
26 Greystone Ln	0.74mi	3/2.5	1,950 (-3%)	2mo	$422,000	$216	59
6 Jaques Ct	0.53mi	4/2.5 (+1)	2,144 (+7%)	1mo	$500,000	$233	58
18 Parliament Rd	0.28mi	4/2.5 (+1)	2,224 (+11%)	7mo	$446,000	$201	58
5 Sherman Ln	0.38mi	4/2.5 (+1)	2,200 (+9%)	9mo	$470,000	$214	54
103 Carissa Ln	0.66mi	4/2.5 (+1)	1,920 (-4%)	3mo	$430,000	$224	54
22 Read Unit DR	0.73mi	3/2.5	2,115 (+5%)	7mo	$426,000	$201	51
19 Duke Dr	0.52mi	3/2.5	1,810 (-10%)	11mo	$450,000	$249	50
124 Orlando Dr	0.62mi	3/2.5	1,760 (-12%)	11mo	$470,000	$267	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: -22.9%
• Equity multiple: 0.21×
• Total profit: $-79,569
• Equity at exit: $53,662

10-year hold

• IRR: -16.0%
• Equity multiple: 0.08×
• Total profit: $-92,341
• Equity at exit: $31,118

Cash invested: $100,772 (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: 9.7×

Monthly cashflow live

• Estimated rent: $3,090 high
• Mortgage (P&I): −$1,887
• Tax from tax record: −$716 /mo · $8,596/yr
• Insurance: −$150
• HOA: −$45
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $-357

Break-even live

Break-even rent $3,543

Max offer price $296,751

Occupancy floor —

Sensitivity live

Price	-10% $-154	-5% $-256	+0% $-357	+5% $-459	+10% $-561
Rent	-10% $-602	-5% $-480	+0% $-357	+5% $-235	+10% $-113
Rate	-1.0pp $-176	-0.5pp $-266	base $-357	+0.5pp $-451	+1.0pp $-546

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Clinton St Erial, NJ	3.0	2.5	1962	$3,000	$1.53	0d	1	0.37mi
131 Gary Way Winslow Township, NJ	3.0	2.5	1962	$3,200	$1.63	0d	1	0.40mi
119 Clinton St Erial, NJ	3.0	2.5	1962	$3,200	$1.63	45d	1	0.40mi
103 Clinton St Erial, NJ	3.0	2.5	1962	$3,100	$1.58	45d	1	0.40mi
119 Plaza Dr Sicklerville, NJ	3.0	2.5	1919	$3,200	$1.67	45d	1	0.49mi

HOA detail

• Monthly dues: $45 · $540/yr

Listing history 11 events

1. 2026-06-02
   status $359,900 Pending 15 DOM
2. 2026-05-06
   listed $359,900 Active 379-char remark
3. 2001-11-27
   soldstatus $172,000
4. 2001-10-29
   soldstatus $172,000 214-char remark

   Show marketing remark (214 chars)

   3.25% co-op-Immediate possession! Soaring 2-sty ceilings! Deck, sec sys, ingrd sprinklers, 9' ceilings, mstr suite, bleached cabinets, stucco front, 2-sty foyer, capped soffits & trim. Paparone quality built!

5. 2001-09-24
   historical 214-char remark

   Show marketing remark (214 chars)

   3.25% co-op-Immediate possession! Soaring 2-sty ceilings! Deck, sec sys, ingrd sprinklers, 9' ceilings, mstr suite, bleached cabinets, stucco front, 2-sty foyer, capped soffits & trim. Paparone quality built!

6. 2001-08-27
   listed $172,000 214-char remark

   Show marketing remark (214 chars)

   3.25% co-op-Immediate possession! Soaring 2-sty ceilings! Deck, sec sys, ingrd sprinklers, 9' ceilings, mstr suite, bleached cabinets, stucco front, 2-sty foyer, capped soffits & trim. Paparone quality built!

7. 1999-07-16
   soldstatus $153,000
8. 1999-06-29
   soldstatus $153,000

   Show marketing remark (252 chars)

   To #35. Immediate Possession! Soaring 2-Sty Ceilings! Prof. Landscaped, Ingrd Sprinklers, Deck, Sec Sys, 9' Ceilings, Whitewash Cabinets, Capped Trim & Soffits, Open Foyer, Stucco Front. $500 To Buyers Closing Costs. Poss:Immediate Has warranty.

9. 1999-06-03
   historical

   Show marketing remark (252 chars)

   To #35. Immediate Possession! Soaring 2-Sty Ceilings! Prof. Landscaped, Ingrd Sprinklers, Deck, Sec Sys, 9' Ceilings, Whitewash Cabinets, Capped Trim & Soffits, Open Foyer, Stucco Front. $500 To Buyers Closing Costs. Poss:Immediate Has warranty.

10. 1999-05-03
    listed $153,000

    Show marketing remark (252 chars)

    To #35. Immediate Possession! Soaring 2-Sty Ceilings! Prof. Landscaped, Ingrd Sprinklers, Deck, Sec Sys, 9' Ceilings, Whitewash Cabinets, Capped Trim & Soffits, Open Foyer, Stucco Front. $500 To Buyers Closing Costs. Poss:Immediate Has warranty.

11. 1995-02-03
    soldstatus $141,902

ⓘ 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: $8,596 · $716/mo
• Projected year-2 tax: $8,779 · $732/mo
• Expected delta: +$183/yr (+$15/mo · 2.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $37,082
• − Mortgage interest: −$20,160
• − Property taxes: −$8,596
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,967
• − Management: −$2,967
• − HOA: −$540
• − Depreciation: −$10,470
• Taxable loss: −$10,417
• Est. tax savings @ 24.0%: +$2,500
• After-tax cash flow: $-1,790/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

+148.1% since first listed

13 events — show timeline

• 2026-06-12 Sold (MLS) $352,000 BRIGHT MLS
• 2026-06-01 Pending — BRIGHT MLS
• 2026-05-21 Contingent — BRIGHT MLS
• 2026-05-06 Listed $359,900 BRIGHT MLS
• 2001-11-27 Sold (Public Records) $172,000 Public Records
• 2001-10-29 Sold (MLS) $172,000 BRIGHT MLS
• 2001-09-24 Listing Removed — BRIGHT MLS
• 2001-08-27 Listed $172,000 BRIGHT MLS
• 1999-07-16 Sold (Public Records) $153,000 Public Records
• 1999-06-29 Sold (MLS) $153,000 BRIGHT MLS
• 1999-06-03 Listing Removed — BRIGHT MLS
• 1999-05-03 Listed $153,000 BRIGHT MLS
• 1995-02-03 Sold (Public Records) $141,902 Public Records

Property tax history

+1.3%/yr

Latest (2025): $8,596 · +1.9% YoY. Source: county tax records.