3 bd · 1.5 ba ·
1,426 sqft ·
Built 1989
· SingleFamily
· Active
· 234 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$2,469/mo
Mortgage (P&I)
−$1,285
Tax + insurance
−$537
HOA
−$190
Vac / Maint / Mgmt
−$518
Net cashflow
$-62/mo
Annual
$-740/yr
Cap rate
5.99%
Cash-on-cash
-1.08%
DSCR
0.95
1% rule
1.01%
Cash to close
$68,600
Investor read
This is a 3-bed/1.5-bath single-family listed at $245k.
At list price, monthly cash flow is $-62 ($-740/yr) — negative.
To cash-flow at today's rent, offer at most $234k (4.4% below list).
Meets the 1% rule at list price ($2k rent vs $245k).
It's been on market 234 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $216k (12.0% below list) — sets the bar for market timing.
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.
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; 7 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).
Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
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.
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.
This rent runs 32% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Questions for listing agent
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?
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?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
CashFlowRE · CFR-QK5P28153YSDGP
· Data 3 days agocashflowre.app · 2026-05-29