202 Florida Ave · Sicklerville, NJ 08094

$63,500

2 bd · 1.0 ba · 840 sqft · SingleFamily · 17 Days on market

Built 1972 Fair condition Est $66k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.9/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Please apply to the park as your first step for approval. Application fee is $45 per person (money order) and all occupants over 18 yr old must apply. A completed pet profile must be done prior to the application whether applicant has pets or not. Park requirements are FICO score min 600 and net income of $2,342/month.

Key facts

• Newer kitchen
• Storage shed
• Updated flooring

Tags

• NEWER KITCHEN
• UPDATED FLOORING
• STORAGE SHED

Property features AI

Finance

• HOA & community: Land lease of $880 monthly; Approximately 99 years of land lease remaining

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Manufactured home; Vinyl siding; Above-grade living space (estimated 840 finished)
• Construction: Vinyl siding construction; Above-grade structure
• Exterior features: 2+ access exits

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: 90% forced air heating; Natural gas heating; Central air conditioning (electric)
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $64k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Recommended offer: $63k (1.5% below list) — sets the bar for market timing.
• Cap rate 31.2% vs local median 4.7% in Sicklerville — 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: area grade B — 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.
• Market conditions: 268 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $439 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $64k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $62,547 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.50% ✓
• Cap rate: 31.20%
• Cash-on-cash: 88.95%
• DSCR: 4.96
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $65,520
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
237 Harrison Ave	0.04mi	3/1.0 (+1)	840 (0%)	14mo	$25,000	$30	82
211 Kennedy Ave	0.04mi	2/1.0	860 (+2%)	19mo	$59,000	$69	78
211 Ohio Ave	0.11mi	2/1.0	768 (-9%)	5mo	$53,000	$69	76
407 Kennedy Ave	0.14mi	2/1.5	840 (0%)	24mo	$67,000	$80	72
205 Michigan Ave	0.14mi	2/2.0	910 (+8%)	7mo	$89,500	$98	70
1540 N Tuckahoe Rd	0.43mi	3/1.5 (+1)	804 (-4%)	5mo	$45,000	$56	61
318 Kentucky Ave	0.14mi	2/1.0	960 (+14%)	11mo	$75,000	$78	60
301 Arizona Ave	0.33mi	3/1.0 (+1)	900 (+7%)	12mo	$73,352	$82	58
209 Hewitt Rd	0.65mi	2/1.0	768 (-9%)	11mo	$305,000	$397	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: 89.6%
• Equity multiple: 5.14×
• Total profit: $73,683
• Equity at exit: $9,468

10-year hold

• IRR: 92.6%
• Equity multiple: 10.70×
• Total profit: $172,383
• Equity at exit: $5,490

Cash invested: $17,780 (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: 268
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,224 medium
• Mortgage (P&I): −$333
• Tax est. 1.5%: −$79 /mo · $952/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $1,318

Break-even live

Break-even rent $555

Max offer price $63,500

Occupancy floor 36%

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1941 N Black Horse Pike Williamstown, NJ	1.0–2.0	1.0	832	$1,662	$2.00	3d	1	0.15mi
1616 N Main St Williamstown, NJ	2.0	2.0	1064	$2,500	$2.35	1d	1	0.30mi
1000 Fawn Dr Williamstown, NJ	1.0–2.0	1.0–2.0	1209	$5,983	$4.95	1d	1	0.76mi
212 Woodlawn Ave Unit B Sewell, NJ	2.0	1.0	1000	$1,750	$1.75	11d	1	1.14mi

Listing history 12 events

1. 2026-06-18
   days on market $63,500 Active 17 DOM
2. 2026-06-17
   days on market $63,500 Active 16 DOM
3. 2026-06-16
   days on market $63,500 Active 15 DOM
4. 2026-06-15
   days on market $63,500 Active 14 DOM
5. 2026-06-13
   pricedays on market $63,500 Active 12 DOM
6. 2026-06-09
   days on market $68,500 Active 8 DOM
7. 2026-06-08
   days on market $68,500 Active 7 DOM
8. 2026-06-07
   days on market $68,500 Active 6 DOM
9. 2026-06-04
   days on market $68,500 Active 3 DOM
10. 2026-06-03
    days on market $68,500 Active 2 DOM
11. 2026-06-02
    remarks 666-char remark
12. 2026-06-02
    listed $68,500 Active 1 DOM

ⓘ 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: $26,685
• − Mortgage interest: −$3,557
• − Property taxes: −$952
• − Insurance: −$318
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − Depreciation: −$1,847
• Taxable income: $15,741
• Est. tax owed @ 24.0%: −$3,778
• After-tax cash flow: $12,037/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

This home is move-in ready with updated kitchen and flooring, but has moderate exterior wear and needs landscaping and siding repairs to increase its value.

Repairs flagged

• Moderate exterior siding — moderate wear
• Minor landscaping — overgrown lawn

Value-add opportunities

• Both landscaping and curb appeal — improves curb appeal and could attract more buyers
• Both exterior siding repair — improves home's appearance and could increase value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · moderate wear	Moderate	$3,000–15,000
landscaping · overgrown lawn	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both landscaping and curb appeal — improves curb appeal and could attract more buyers ↑
• Both exterior siding repair — improves home's appearance and could increase value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+37.0% since first listed

5 events — show timeline

• 2026-06-01 Listed $68,500 BRIGHT MLS
• 2023-07-10 Sold (MLS) $38,000 BRIGHT MLS
• 2023-06-28 Pending — BRIGHT MLS
• 2023-03-20 Price Changed $42,500 BRIGHT MLS
• 2023-02-14 Listed $50,000 BRIGHT MLS