17 Magnolia St · Woodbury, NJ 08093

$147,000

2 bd · 1.0 ba · 828 sqft · SingleFamily public records · 175 Days on market

Built 1940 5,000 sqft lot Est $241k · 39% 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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.4/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Not a Short Sale or REO. Fantastic Investment Oppurtunity! Rehab or Rental Potential!! Living Room, Dining Room, Kitchen, & Two Bedroom Second Floor & Bath. First Floor is only Subfloor & Studs. Property Is Being Sold In "AS-IS" Condition. Buyer is Responsible for all Repairs, Certifications & Documentation, Inspections, Including CO/Temp. CO, that may be required by Lender and/or Twp. Cash or Conv. Only Please. .

Key facts

• 5,000 sq ft lot
• Built 1940
• Listed 175 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $129k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.3% in Woodbury — 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 75/100 on livability (#163 in NJ, #4,241 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A; Watch: schools C-, amenities D-, commute F.
• Deptford Township Public School District (suburban): math 17% / reading 45% proficiency, ranked #326 of 472 in NJ (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 14y 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

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $129,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.24% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.95%
• DSCR: 1.44
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $240,948
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1439 Lafayette Ave	0.33mi	2/1.0	816 (-1%)	14mo	$240,000	$294	70
427 Deptford Ave	0.36mi	2/1.0	791 (-4%)	10mo	$200,000	$253	68
1504 Clearbrook Ave	0.33mi	3/1.0 (+1)	875 (+6%)	7mo	$255,000	$291	64
42 Shady Ln	0.45mi	3/1.0 (+1)	836 (+1%)	18mo	$219,900	$263	57
413 Braun Ct	0.70mi	2/1.0	912 (+10%)	2mo	$260,000	$285	49
1415 Lincoln Ave	0.27mi	3/1.0 (+1)	952 (+15%)	10mo	$220,000	$231	49
112 Peterson Blvd	0.60mi	3/1.0 (+1)	912 (+10%)	3mo	$193,000	$212	48
703 Washington Ave	0.54mi	2/1.0	720 (-13%)	8mo	$259,000	$360	47
671 Washington Ave	0.59mi	2/1.0	720 (-13%)	8mo	$225,000	$313	44
689 Washington Ave	0.55mi	2/1.0	720 (-13%)	15mo	$255,000	$354	40
695 N Evergreen Ave	0.54mi	2/1.0	720 (-13%)	20mo	$235,000	$326	36
400 Braun Ct	0.70mi	3/1.0 (+1)	912 (+10%)	12mo	$254,000	$279	35

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: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,017
• Equity at exit: $21,918

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $26,534
• Equity at exit: $12,710

Cash invested: $41,160 (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 08093

• Home prices YoY: -30.5%
• Active inventory: 40
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$771
• Tax from tax record: −$265 /mo · $3,182/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $341

Break-even live

Break-even rent $1,389

Max offer price $147,000

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
568 N Evergreen Ave Woodbury, NJ	1.0–2.0	1.0	842	$1,870	$2.22	12d	5	0.70mi
601 Tatum St West Deptford, NJ	1.0–2.0	1.0	750	$1,650	$2.20	14d	3	0.71mi
1205 Chestnut Ln Westville, NJ	1.0–2.0	1.0	1125	$2,220	$1.97	2d	10	0.74mi
517 Tatum St West Deptford, NJ	2.0	1.0	722	$2,000	$2.77	23d	1	0.77mi
910 Gateway Blvd Westville, NJ	1.0–2.0	1.0	685	$1,550	$2.26	1d	3	0.81mi
5600 Shetland Way Westville, NJ	1.0–2.0	1.0	800	$1,977	$2.47	1d	27	0.95mi
408 Broadway Westville, NJ	2.0	1.0	750	$1,375	$1.83	1d	1	1.20mi

Listing history 34 events

1. 2023-08-10
   status Pending
2. 2023-08-03
   price $147,000
3. 2023-08-03
   status Active
4. 2023-02-20
   historical Active Under Contract
5. 2023-01-28
   status Pending
6. 2023-01-23
   listed $145,000 Active
7. 2023-01-04
   historical
8. 2022-12-22
   price $140,000
9. 2022-12-22
   status Active
10. 2022-12-20
    historical
11. 2022-12-13
    status Active
12. 2022-11-20
    status Pending
13. 2022-11-06
    price $150,000
14. 2022-11-06
    status Active
15. 2022-10-28
    historical
16. 2022-10-04
    status Active Under Contract
17. 2022-09-28
    historical
18. 2022-09-21
    status Active
19. 2022-09-15
    historical
20. 2022-09-13
    price $167,000
21. 2022-09-01
    price $172,000
22. 2022-09-01
    listed $175,000 Active
23. 2022-08-31
    historical
24. 2019-06-27
    soldstatus $130,000
25. 2012-12-07
    soldstatus $15,000 450-char remark

    Show marketing remark (450 chars)

    Not a Short Sale or REO. Fantastic Investment Oppurtunity! Rehab or Rental Potential!! Living Room, Dining Room, Kitchen, & Two Bedroom Second Floor & Bath. First Floor is only Subfloor & Studs. Property Is Being Sold In "AS-IS" Condition. Buyer is Responsible for all Repairs, Certifications & Documentation, Inspections, Including CO/Temp. CO, that may be required by Lender and/or Twp. Cash or Conv. Only Please. .

26. 2012-12-07
    soldstatus $15,000 Sold

    Show marketing remark (450 chars)

    Not a Short Sale or REO. Fantastic Investment Oppurtunity! Rehab or Rental Potential!! Living Room, Dining Room, Kitchen, & Two Bedroom Second Floor & Bath. First Floor is only Subfloor & Studs. Property Is Being Sold In "AS-IS" Condition. Buyer is Responsible for all Repairs, Certifications & Documentation, Inspections, Including CO/Temp. CO, that may be required by Lender and/or Twp. Cash or Conv. Only Please. .

27. 2012-12-06
    status Under Contract
28. 2012-11-09
    historical 450-char remark

    Show marketing remark (450 chars)

    Not a Short Sale or REO. Fantastic Investment Oppurtunity! Rehab or Rental Potential!! Living Room, Dining Room, Kitchen, & Two Bedroom Second Floor & Bath. First Floor is only Subfloor & Studs. Property Is Being Sold In "AS-IS" Condition. Buyer is Responsible for all Repairs, Certifications & Documentation, Inspections, Including CO/Temp. CO, that may be required by Lender and/or Twp. Cash or Conv. Only Please. .

29. 2012-10-23
    price $19,999
30. 2012-06-11
    price $27,500
31. 2012-05-10
    listed $19,999 450-char remark

    Show marketing remark (450 chars)

    Not a Short Sale or REO. Fantastic Investment Oppurtunity! Rehab or Rental Potential!! Living Room, Dining Room, Kitchen, & Two Bedroom Second Floor & Bath. First Floor is only Subfloor & Studs. Property Is Being Sold In "AS-IS" Condition. Buyer is Responsible for all Repairs, Certifications & Documentation, Inspections, Including CO/Temp. CO, that may be required by Lender and/or Twp. Cash or Conv. Only Please. .

32. 2012-05-10
    listed $29,900 Active

    Show marketing remark (450 chars)

    Not a Short Sale or REO. Fantastic Investment Oppurtunity! Rehab or Rental Potential!! Living Room, Dining Room, Kitchen, & Two Bedroom Second Floor & Bath. First Floor is only Subfloor & Studs. Property Is Being Sold In "AS-IS" Condition. Buyer is Responsible for all Repairs, Certifications & Documentation, Inspections, Including CO/Temp. CO, that may be required by Lender and/or Twp. Cash or Conv. Only Please. .

33. 2012-05-01
    historical
34. 2012-02-01
    listed $39,900

ⓘ 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: $3,182 · $265/mo
• Projected year-2 tax: $3,421 · $285/mo
• Expected delta: +$239/yr (+$20/mo · 7.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $21,850
• − Mortgage interest: −$8,234
• − Property taxes: −$3,182
• − Insurance: −$735
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$4,276
• Taxable income: $1,926
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $3,631/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: Deptford Township Public School District
• NCES district ID: 3403900
• Math proficiency: 17% ▼ -24.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $66,302
• Composite: 28.48/100
• National rank: #6741
• State rank: #326 of 472 in NJ

Livability — Woodbury

• Score: 75/100
• State rank: #163
• US rank: #4241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 35,336
• Population (ZIP): 9,224

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 19% Hispanic / Latino 9% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 6% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, Dominican Republic, Jamaica
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -117.95%
• Current HPI: 268.5572
• Rent YoY: —
• Metro: —
• 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

+268.4% since first listed

34 events — show timeline

• 2023-08-10 Pending — BRIGHT MLS
• 2023-08-03 Price Changed $147,000 BRIGHT MLS
• 2023-08-03 Relisted — BRIGHT MLS
• 2023-02-20 Contingent — BRIGHT MLS
• 2023-01-28 Pending — BRIGHT MLS
• 2023-01-23 Listed $145,000 BRIGHT MLS
• 2023-01-04 Listing Removed — BRIGHT MLS
• 2022-12-22 Price Changed $140,000 BRIGHT MLS
• 2022-12-22 Relisted — BRIGHT MLS
• 2022-12-20 Listing Removed — BRIGHT MLS
• 2022-12-13 Relisted — BRIGHT MLS
• 2022-11-20 Pending — BRIGHT MLS
• 2022-11-06 Price Changed $150,000 BRIGHT MLS
• 2022-11-06 Relisted — BRIGHT MLS
• 2022-10-28 Listing Removed — BRIGHT MLS
• 2022-10-04 Relisted — BRIGHT MLS
• 2022-09-28 Listing Removed — BRIGHT MLS
• 2022-09-21 Relisted — BRIGHT MLS
• 2022-09-15 Listing Removed — BRIGHT MLS
• 2022-09-13 Price Changed $167,000 BRIGHT MLS
• 2022-09-01 Price Changed $172,000 BRIGHT MLS
• 2022-09-01 Listed $175,000 BRIGHT MLS
• 2022-08-31 Coming Soon — BRIGHT MLS
• 2019-06-27 Sold (Public Records) $130,000 Public Records
• 2012-12-07 Sold (MLS) $15,000 TREND
• 2012-12-07 Sold (MLS) $15,000 BRIGHT MLS
• 2012-12-06 Pending — TREND
• 2012-11-09 Listing Removed — BRIGHT MLS
• 2012-10-23 Price Changed $19,999 TREND
• 2012-06-11 Price Changed $27,500 TREND
• 2012-05-10 Listed $29,900 TREND
• 2012-05-10 Listed $19,999 BRIGHT MLS
• 2012-05-01 Listing Removed — BRIGHT MLS
• 2012-02-01 Listed $39,900 BRIGHT MLS

Property tax history

+3.9%/yr

Latest (2025): $3,182 · +2.1% YoY. Source: county tax records.