827 Saint Regis Ct · West Deptford, NJ 08051

$245,000

3 bd · 1.5 ba · 1,426 sqft · SingleFamily public records · 234 Days on market

Built 1989 2,222 sqft lot Est $324k · 24% under $190/mo HOA · 7% of rent

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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 +13.7/30.0
• 1% rule +5.5/10.0
• DSCR +4.1/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 827 Saint Regis Ct, a charming townhome in the heart of West Deptford! This home features a bright eat-in kitchen, a spacious living room, and a dining area with sliding doors that open to a fenced backyard — complete with a shed on the left side for extra storage. ideal for entertaining or relaxing. Offers 3 generous-sized bedrooms and plenty of storage. Centrally located near shopping, dining, parks, and all that West Deptford has to offer. A wonderful opportunity to make this home your own!

Key facts

• Shed for storage
• Centrally located
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• FENCED BACKYARD
• SHED FOR STORAGE
• CENTRALLY LOCATED

Property features AI

Finance

• HOA & community: Monthly HOA fee of $190; HOA covers common area maintenance, trash, and water; Community amenities include swimming pool, exercise room, and basketball courts

Exterior

• Parking: Assigned parking in a parking lot; 2 total parking spaces (2 assigned)
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Interior townhouse/rowhouse; Brick front with vinyl siding
• Construction: Above-grade and below-grade structures; Foundation: Other
• Exterior features: Community pool; Shed

Interior

• Kitchen: Disposal; Dishwasher; Gas oven/range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood; Carpet
• Bathrooms: 1 full bathroom on the main level; 1 half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Attic; Eat-in kitchen; Built-ins; Ceiling fans; Combination kitchen and dining area; Dining area; Master bath; Family room off kitchen; Level entry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $19 ($225/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• West Deptford Township School District (suburban): math 24% / reading 50% proficiency, ranked #253 of 472 in NJ (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: West Deptford Middle School (math 20% / reading 53%, grade F, #226 of 431 statewide, top 55%, 849 students, 26% FRL); West Deptford High School (math 32% / reading 57%, grade F, #149 of 399 statewide, top 40%, 781 students, 22% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: 64 active listings in the ZIP; 6 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 34% of the median local income ($92k/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 $7k 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 234 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $14k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $245k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 6.38%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $323,702
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
638 Miami Rd	0.48mi	3/1.0	1,397 (-2%)	0mo	$299,999	$215	72
607 Vassar Rd	0.58mi	3/1.5	1,403 (-2%)	1mo	$372,000	$265	69
2-A W 2a W Second Ave	0.49mi	3/1.5	1,396 (-2%)	11mo	$350,000	$251	64
15 Nassau Ave	0.51mi	3/1.5	1,506 (+6%)	10mo	$375,000	$249	58
628 Westminster Rd	0.75mi	3/1.5	1,530 (+7%)	2mo	$335,000	$219	51
28 Ash Ave	0.66mi	3/2.0	1,554 (+9%)	3mo	$370,000	$238	50
111 Cove Rd	0.62mi	3/2.0	1,554 (+9%)	5mo	$325,000	$209	50
42 Ash Ave	0.59mi	3/1.5	1,554 (+9%)	11mo	$420,000	$270	48
629 Vassar Rd	0.48mi	3/1.0	1,634 (+15%)	4mo	$320,000	$196	48
99 Hickory Ave	0.61mi	4/2.0 (+1)	1,496 (+5%)	11mo	$339,900	$227	48
452 College Blvd	0.74mi	3/1.5	1,582 (+11%)	2mo	$359,900	$227	46
1152 Mantua Park	0.51mi	2/1.0 (-1)	1,298 (-9%)	11mo	$274,486	$211	46

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-38,274
• Equity at exit: $36,530

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-30,840
• Equity at exit: $21,183

Cash invested: $68,600 (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 08051

• Home prices YoY: -23.3%
• Active inventory: 64
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,570 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$435 /mo · $5,221/yr
• Insurance: −$102
• HOA: −$190
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $19

Break-even live

Break-even rent $2,547

Max offer price $245,000

Occupancy floor 94%

Sensitivity live

Price	-10% $157	-5% $88	+0% $19	+5% $-51	+10% $-120
Rent	-10% $-184	-5% $-83	+0% $19	+5% $120	+10% $222
Rate	-1.0pp $142	-0.5pp $81	base $19	+0.5pp $-45	+1.0pp $-109

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Ogden Station Rd Wenonah, NJ	4.0	2.0	1617	$3,100	$1.92	0d	1	0.43mi
1 Centre Ave West Deptford, NJ	2.0	1.0	924	$2,100	$2.27	0d	1	0.55mi
752 Howard Ave Unit 1 Wenonah, NJ	3.0	1.0	1150	$2,525	$2.20	4d	1	0.97mi
968 Kings Hwy West Deptford, NJ	1.0–2.0	1.0–1.5	975	$2,105	$2.16	0d	17	1.08mi
123 Lionheart Ln West Deptford, NJ	3.0	2.0	1271	$2,450	$1.93	0d	1	1.38mi
523 Chestnut Ave Woodbury Heights, NJ	1.0–2.0	1.0–2.0	929	$3,007	$3.24	0d	138	1.38mi

HOA detail

• Monthly dues: $190 · $2,280/yr

Listing history 24 events

1. 2026-06-18
   days on market $245,000 Active 234 DOM
2. 2026-06-17
   days on market $245,000 Active 233 DOM
3. 2026-06-16
   days on market $245,000 Active 232 DOM
4. 2026-06-15
   days on market $245,000 Active 231 DOM
5. 2026-06-13
   days on market $245,000 Active 229 DOM
6. 2026-06-09
   days on market $245,000 Active 225 DOM
7. 2026-06-08
   days on market $245,000 Active 224 DOM
8. 2026-06-07
   days on market $245,000 Active 223 DOM
9. 2026-06-05
   days on market $245,000 Active 220 DOM
10. 2026-06-03
    days on market $245,000 Active 219 DOM
11. 2026-06-02
    days on market $245,000 Active 218 DOM
12. 2026-06-01
    days on market $245,000 Active 217 DOM
13. 2026-05-31
    days on market $245,000 Active 216 DOM
14. 2026-05-21
    status Active
15. 2026-04-22
    status Pending
16. 2026-04-08
    price $245,000
17. 2026-01-13
    price $249,000
18. 2026-01-09
    status Active
19. 2025-12-10
    status Pending
20. 2025-09-17
    price $254,000
21. 2025-08-29
    listed $259,000 Active
22. 2000-10-20
    historical
23. 2000-08-21
    soldstatus $76,486
24. 2000-06-06
    listed $84,900

ⓘ 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: $5,221 · $435/mo
• Projected year-2 tax: $5,661 · $472/mo
• Expected delta: +$440/yr (+$37/mo · 8.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,846
• − Mortgage interest: −$13,724
• − Property taxes: −$5,221
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − HOA: −$2,280
• − Depreciation: −$7,127
• Taxable loss: −$3,667
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $1,105/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: West Deptford Township School District
• NCES district ID: 3417430
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $68,308
• Composite: 33.65/100
• National rank: #5396
• State rank: #253 of 472 in NJ

Livability — West Deptford

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

Census & demographics

• County: Gloucester County · 160,422 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 12,474
• Household income: $92,071
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 155.0

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 (85%)
• Race & ethnicity: White 85% Black 6% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 3% Tagalog/Filipino 2% Other Indo-European 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: ▼ -90.45%
• Current HPI: 297.7611
• 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

+188.6% since first listed

11 events — show timeline

• 2026-05-21 Relisted — BRIGHT MLS
• 2026-04-22 Pending — BRIGHT MLS
• 2026-04-08 Price Changed $245,000 BRIGHT MLS
• 2026-01-13 Price Changed $249,000 BRIGHT MLS
• 2026-01-09 Relisted — BRIGHT MLS
• 2025-12-10 Pending — BRIGHT MLS
• 2025-09-17 Price Changed $254,000 BRIGHT MLS
• 2025-08-29 Listed $259,000 BRIGHT MLS
• 2000-10-20 Listing Removed — BRIGHT MLS
• 2000-08-21 Sold (Public Records) $76,486 Public Records
• 2000-06-06 Listed $84,900 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2025): $5,221 · -0.3% YoY. Source: county tax records.