165 Dorian Dr · Sicklerville, NJ 08094

$259,900

2 bd · 2.0 ba · 1,680 sqft · SingleFamily · 158 Days on market

Built 2015 Est $260k · at est. $751/mo HOA · 29% of rent

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Why this score? — see what drove the F 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 +7.6/15.0
• Cash flow +5.9/30.0
• 1% rule +4.9/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Sunny Estates, Senior Living without the property taxes! No title insurance needed which saves lots of closing costs. Unit built in 2015 everything is 6 years young. Roof, HVAC, Kitchen, bathrooms, front Porch/Deck all in amazing condition! Very well maintained home and community, even the roads are being repaved as this is in print. Front porch is Trex so its maintenance free as well. New Screen door. Eat in Kitchen dining room Combo, oversized living room, Enormous Master Bedroom Suite with full Master bath Oil Rubbed Bronze shower enclosure and Huge walk in closet. Generously sized second bedroom and also a Home office or Den. Main Level Laundry room, and a matching shed. Home is close to Everything but far enough away to avoid traffic and any noise. Local businesses with a 1 mile radius Walmart, Home Depot, Anytime Fitness Gym, Pizza shops, coffee Shops Fast food shops New and used car dealers. United Artist and Regal Movie Theaters, Ross Outlet. Also nearby there is a Lowes, Target, Jefferson Hospital and many Medical specialty Care outlets including The Heart House and Rothman Orthopedics. Just about any bank you can think of. 20 Minutes drive to Center City Philadelphia and 40 minutes to Atlantic City casinos. .. Location is considered PRIME!!!! Bring your offer sheet as this one will not last.

Key facts

• Covered front porch
• Newer flooring
• Private setting

Tags

• PRIVATE SETTING
• MAINTENANCE FREE EXTERIOR
• DRIVEWAY PARKING
• MATCHING STORAGE SHED
• COVERED FRONT PORCH
• NEWER FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-512 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (0.9% below list).
• Recommended offer: $186k (28.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Holly Glen Elementary School (math 22% / reading 37%, grade F, #731 of 1,303 statewide, top 59%, 505 students, 43% FRL); Williamstown Middle School (math 18% / reading 43%, grade F, #303 of 431 statewide, top 72%, 1,819 students, 30% FRL); Williamstown High School (math 21% / reading 50%, grade F, #234 of 399 statewide, top 59%, 1,782 students, 26% FRL).
• Market conditions: 270 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 32% of the median local income ($97k/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 $8k 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 158 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $204k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $185,756 (28.5% 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. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.45%
• DSCR: 0.62
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $260,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Dorian Dr	0.00mi	2/2.0	1,680 (0%)	1mo	$259,900	$155	99
161 Dorian Dr	0.01mi	2/2.0	1,680 (0%)	2mo	$265,000	$158	98
14 Gibson Ln	0.06mi	2/2.0	1,680 (0%)	8mo	$235,000	$140	91
209 Harrison Ave	0.38mi	3/2.0 (+1)	1,700 (+1%)	3mo	$145,000	$85	72
200 Harrison Ave	0.40mi	3/2.0 (+1)	1,650 (-2%)	5mo	$139,500	$85	70
301 Kennedy	0.18mi	3/2.0 (+1)	1,568 (-7%)	8mo	$129,000	$82	69
1510 N Main St	0.64mi	3/2.0 (+1)	1,686 (+0%)	9mo	$320,000	$190	57
1804 Lillian Dr	0.58mi	3/1.5 (+1)	1,784 (+6%)	1mo	$280,000	$157	55
509 Tuckahoe Rd	0.67mi	3/1.5 (+1)	1,716 (+2%)	4mo	$360,000	$210	55
203 Tyler Ave	0.62mi	3/3.0 (+1)	1,680 (0%)	11mo	$130,000	$77	53
522 Buchannan Ave	0.51mi	3/2.0 (+1)	1,500 (-11%)	7mo	$103,000	$69	47
61 Olympia Ln	0.52mi	3/2.5 (+1)	1,908 (+14%)	4mo	$435,000	$228	42

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: -30.9%
• Equity multiple: -0.02×
• Total profit: $-74,249
• Equity at exit: $38,752

10-year hold

• IRR: -32.3%
• Equity multiple: -0.44×
• Total profit: $-104,644
• Equity at exit: $22,471

Cash invested: $72,772 (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 08094

• Active inventory: 270
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,576 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$751
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-512

Break-even live

Break-even rent $3,224

Max offer price $185,756

Occupancy floor —

Sensitivity live

Price	-10% $-333	-5% $-423	+0% $-512	+5% $-602	+10% $-692
Rent	-10% $-716	-5% $-614	+0% $-512	+5% $-411	+10% $-309
Rate	-1.0pp $-382	-0.5pp $-446	base $-512	+0.5pp $-580	+1.0pp $-648

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 N Main St Williamstown, NJ	2.0	2.0	1064	$2,500	$2.35	0d	1	0.35mi
1761 Glassboro Cross Keys Rd Williamstown, NJ	2.0	1.0	1300	$2,000	$1.54	20d	1	0.50mi
1000 Fawn Dr Williamstown, NJ	1.0–2.0	1.0–2.0	1209	$6,017	$4.98	0d	1	0.55mi
100 Town Center Blvd Sewell, NJ	1.0–2.0	1.0–2.0	1107	$3,075	$2.78	0d	16	1.30mi
343 Brookdale Blvd Williamstown, NJ	3.0	2.5	1438	$2,500	$1.74	0d	1	1.32mi

HOA detail

• Monthly dues: $751 · $9,012/yr
• Likely covers: gym

Listing history 9 events

1. 2026-04-23
   status Pending
2. 2026-01-26
   status Active
3. 2026-01-22
   status Pending
4. 2025-11-12
   listed $259,900 Active
5. 2022-09-01
   soldstatus $204,000 Closed 1333-char remark

   Show marketing remark (1333 chars)

   Welcome to Sunny Estates, Senior Living without the property taxes! No title insurance needed which saves lots of closing costs. Unit built in 2015 everything is 6 years young. Roof, HVAC, Kitchen, bathrooms, front Porch/Deck all in amazing condition! Very well maintained home and community, even the roads are being repaved as this is in print. Front porch is Trex so its maintenance free as well. New Screen door. Eat in Kitchen dining room Combo, oversized living room, Enormous Master Bedroom Suite with full Master bath Oil Rubbed Bronze shower enclosure and Huge walk in closet. Generously sized second bedroom and also a Home office or Den. Main Level Laundry room, and a matching shed. Home is close to Everything but far enough away to avoid traffic and any noise. Local businesses with a 1 mile radius Walmart, Home Depot, Anytime Fitness Gym, Pizza shops, coffee Shops Fast food shops New and used car dealers. United Artist and Regal Movie Theaters, Ross Outlet. Also nearby there is a Lowes, Target, Jefferson Hospital and many Medical specialty Care outlets including The Heart House and Rothman Orthopedics. Just about any bank you can think of. 20 Minutes drive to Center City Philadelphia and 40 minutes to Atlantic City casinos. .. Location is considered PRIME!!!! Bring your offer sheet as this one will not last.

6. 2022-08-18
   status Active 1333-char remark

   Show marketing remark (1333 chars)

   Welcome to Sunny Estates, Senior Living without the property taxes! No title insurance needed which saves lots of closing costs. Unit built in 2015 everything is 6 years young. Roof, HVAC, Kitchen, bathrooms, front Porch/Deck all in amazing condition! Very well maintained home and community, even the roads are being repaved as this is in print. Front porch is Trex so its maintenance free as well. New Screen door. Eat in Kitchen dining room Combo, oversized living room, Enormous Master Bedroom Suite with full Master bath Oil Rubbed Bronze shower enclosure and Huge walk in closet. Generously sized second bedroom and also a Home office or Den. Main Level Laundry room, and a matching shed. Home is close to Everything but far enough away to avoid traffic and any noise. Local businesses with a 1 mile radius Walmart, Home Depot, Anytime Fitness Gym, Pizza shops, coffee Shops Fast food shops New and used car dealers. United Artist and Regal Movie Theaters, Ross Outlet. Also nearby there is a Lowes, Target, Jefferson Hospital and many Medical specialty Care outlets including The Heart House and Rothman Orthopedics. Just about any bank you can think of. 20 Minutes drive to Center City Philadelphia and 40 minutes to Atlantic City casinos. .. Location is considered PRIME!!!! Bring your offer sheet as this one will not last.

7. 2022-07-14
   status Pending 1333-char remark

   Show marketing remark (1333 chars)

   Welcome to Sunny Estates, Senior Living without the property taxes! No title insurance needed which saves lots of closing costs. Unit built in 2015 everything is 6 years young. Roof, HVAC, Kitchen, bathrooms, front Porch/Deck all in amazing condition! Very well maintained home and community, even the roads are being repaved as this is in print. Front porch is Trex so its maintenance free as well. New Screen door. Eat in Kitchen dining room Combo, oversized living room, Enormous Master Bedroom Suite with full Master bath Oil Rubbed Bronze shower enclosure and Huge walk in closet. Generously sized second bedroom and also a Home office or Den. Main Level Laundry room, and a matching shed. Home is close to Everything but far enough away to avoid traffic and any noise. Local businesses with a 1 mile radius Walmart, Home Depot, Anytime Fitness Gym, Pizza shops, coffee Shops Fast food shops New and used car dealers. United Artist and Regal Movie Theaters, Ross Outlet. Also nearby there is a Lowes, Target, Jefferson Hospital and many Medical specialty Care outlets including The Heart House and Rothman Orthopedics. Just about any bank you can think of. 20 Minutes drive to Center City Philadelphia and 40 minutes to Atlantic City casinos. .. Location is considered PRIME!!!! Bring your offer sheet as this one will not last.

8. 2022-06-01
   price $210,000 1333-char remark

   Show marketing remark (1333 chars)

   Welcome to Sunny Estates, Senior Living without the property taxes! No title insurance needed which saves lots of closing costs. Unit built in 2015 everything is 6 years young. Roof, HVAC, Kitchen, bathrooms, front Porch/Deck all in amazing condition! Very well maintained home and community, even the roads are being repaved as this is in print. Front porch is Trex so its maintenance free as well. New Screen door. Eat in Kitchen dining room Combo, oversized living room, Enormous Master Bedroom Suite with full Master bath Oil Rubbed Bronze shower enclosure and Huge walk in closet. Generously sized second bedroom and also a Home office or Den. Main Level Laundry room, and a matching shed. Home is close to Everything but far enough away to avoid traffic and any noise. Local businesses with a 1 mile radius Walmart, Home Depot, Anytime Fitness Gym, Pizza shops, coffee Shops Fast food shops New and used car dealers. United Artist and Regal Movie Theaters, Ross Outlet. Also nearby there is a Lowes, Target, Jefferson Hospital and many Medical specialty Care outlets including The Heart House and Rothman Orthopedics. Just about any bank you can think of. 20 Minutes drive to Center City Philadelphia and 40 minutes to Atlantic City casinos. .. Location is considered PRIME!!!! Bring your offer sheet as this one will not last.

9. 2022-06-01
   listed $200,000 Active 1333-char remark

   Show marketing remark (1333 chars)

   Welcome to Sunny Estates, Senior Living without the property taxes! No title insurance needed which saves lots of closing costs. Unit built in 2015 everything is 6 years young. Roof, HVAC, Kitchen, bathrooms, front Porch/Deck all in amazing condition! Very well maintained home and community, even the roads are being repaved as this is in print. Front porch is Trex so its maintenance free as well. New Screen door. Eat in Kitchen dining room Combo, oversized living room, Enormous Master Bedroom Suite with full Master bath Oil Rubbed Bronze shower enclosure and Huge walk in closet. Generously sized second bedroom and also a Home office or Den. Main Level Laundry room, and a matching shed. Home is close to Everything but far enough away to avoid traffic and any noise. Local businesses with a 1 mile radius Walmart, Home Depot, Anytime Fitness Gym, Pizza shops, coffee Shops Fast food shops New and used car dealers. United Artist and Regal Movie Theaters, Ross Outlet. Also nearby there is a Lowes, Target, Jefferson Hospital and many Medical specialty Care outlets including The Heart House and Rothman Orthopedics. Just about any bank you can think of. 20 Minutes drive to Center City Philadelphia and 40 minutes to Atlantic City casinos. .. Location is considered PRIME!!!! Bring your offer sheet as this one will not last.

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

Taxation est. · year 1

• Rental income: $30,907
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,473
• − Management: −$2,473
• − HOA: −$9,012
• − Depreciation: −$7,561
• Taxable loss: −$10,367
• Est. tax savings @ 24.0%: +$2,488
• After-tax cash flow: $-3,661/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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Sicklerville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 50,264
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 1%

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: ▼ -213.12%
• Current HPI: 278.3849
• 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

+29.9% since first listed

9 events — show timeline

• 2026-04-23 Pending — BRIGHT MLS
• 2026-01-26 Relisted — BRIGHT MLS
• 2026-01-22 Pending — BRIGHT MLS
• 2025-11-12 Listed $259,900 BRIGHT MLS
• 2022-09-01 Sold (MLS) $204,000 BRIGHT MLS
• 2022-08-18 Relisted — BRIGHT MLS
• 2022-07-14 Pending — BRIGHT MLS
• 2022-06-01 Price Changed $210,000 BRIGHT MLS
• 2022-06-01 Listed $200,000 BRIGHT MLS