46 Ptolemy Ct · Turnersville, NJ 08080

$295,000

3 bd · 1.5 ba · 1,508 sqft · Townhouse public records · 4 Days on market

Built 1986 3,480 sqft lot Est $311k · 5% under

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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).

• Cash flow +12.7/30.0
• ARV discount +9.8/15.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious expanded twin tucked away on a quiet cul-de-sac! Offering 3 bedrooms and 1.5 baths, this home has plenty of room to spread out and enjoy. The highlight of the home is the large sunroom addition, creating the perfect space to relax with your morning coffee, entertain friends and family, or simply enjoy the natural light all year long. The home's layout is both comfortable and functional, making everyday living easy. Conveniently located near shopping, dining, parks, and major roadways, this home offers a great combination of space, comfort, and location. Whether you're a first-time buyer or looking for a place to make your own, this is one you won't want to miss.

Key facts

• Near dining
• Quiet cul-de-sac
• Near shopping

Tags

• SUNROOM ADDITION
• QUIET CUL-DE-SAC
• NEAR SHOPPING
• NEAR DINING
• NEAR PARKS
• NEAR MAJOR ROADWAYS

Property features AI

Finance

• Other: Pets allowed with no pet restrictions

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating fuel
• Home design: Semi-detached property; Fee simple ownership
• Construction: Frame construction; Slab foundation; Other structures noted above and below grade; Year built reported as estimated
• Exterior features: Lot dimensions approximately 30 x 116

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom (all upper levels); One half bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Electric hot water
• Interior features: No basement; Finished above-grade living area reported by assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $-32 ($-389/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (12.3% below list).
• Recommended offer: $259k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.0% in Turnersville — 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 71/100 on livability (#246 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Washington Township School District (suburban): math 21% / reading 49% proficiency, ranked #257 of 472 in NJ (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 143 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $9k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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 $235k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $258,677 (12.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.88% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $310,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Corvas Ct	0.05mi	3/1.5	1,508 (0%)	2mo	$335,000	$222	96
19 Ptolemy Ct	0.06mi	3/1.5	1,508 (0%)	4mo	$290,000	$192	93
4 Corvas Ct	0.06mi	3/1.5	1,508 (0%)	5mo	$312,000	$207	92
2 Procyon Rd	0.23mi	3/1.5	1,578 (+5%)	3mo	$209,900	$133	79
41 Sirius Ct	0.27mi	3/1.5	1,570 (+4%)	3mo	$295,000	$188	78
41 Fomalhaut Ave	0.27mi	3/1.5	1,578 (+5%)	2mo	$351,000	$222	78
24 Fomalhaut Ave	0.27mi	3/1.5	1,578 (+5%)	8mo	$294,000	$186	73
11 Fomal Ct	0.16mi	3/1.0	1,360 (-10%)	2mo	$280,000	$206	73
109 Fomalhaut Ave	0.18mi	3/1.5	1,352 (-10%)	4mo	$289,900	$214	71
29 Hamal Ct	0.23mi	3/1.0	1,360 (-10%)	2mo	$193,000	$142	69
46 Fomalhaut Ave	0.24mi	3/1.5	1,650 (+9%)	10mo	$317,000	$192	65
1606 Hawthorne Ct	0.73mi	2/2.0 (-1)	1,374 (-9%)	6mo	$305,000	$222	39

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-49,806
• Equity at exit: $43,985

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-45,779
• Equity at exit: $25,506

Cash invested: $82,600 (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 08080

• Home prices YoY: -33.2%
• Active inventory: 143
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,587 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$406 /mo · $4,873/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-32

Break-even live

Break-even rent $2,628

Max offer price $289,270

Occupancy floor 96%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Fomalhaut Ct Blackwood, NJ	3.0	1.5	1508	$2,310	$1.53	13d	1	0.20mi
620 Covington Ct Sewell, NJ	2.0	2.0	1086	$2,250	$2.07	13d	1	0.96mi
656 Covington Ct Sewell, NJ	2.0	2.0	1086	$2,200	$2.03	13d	1	1.01mi
339 Georgia Ct Sewell, NJ	2.0	2.0	1488	$2,600	$1.75	13d	1	1.12mi
100 Town Center Blvd Sewell, NJ	1.0–2.0	1.0–2.0	1107	$3,130	$2.83	1d	16	1.17mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $295,000 Pending 4 DOM
2. 2026-06-02
   remarks 695-char remark
3. 2026-06-02
   listed $295,000 Active 1 DOM

ⓘ 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: $4,873 · $406/mo
• Projected year-2 tax: $6,109 · $509/mo
• Expected delta: +$1,236/yr (+$103/mo · 25.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $31,041
• − Mortgage interest: −$16,525
• − Property taxes: −$4,873
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,483
• − Management: −$2,483
• − Depreciation: −$8,582
• Taxable loss: −$5,379
• Est. tax savings @ 24.0%: +$1,291
• After-tax cash flow: $902/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: Washington Township School District
• NCES district ID: 3417070
• Math proficiency: 21% ▼ -19.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $83,707
• Composite: 33.46/100
• National rank: #5456
• State rank: #257 of 472 in NJ

Livability — Turnersville

• Score: 71/100
• State rank: #246
• US rank: #6866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 38,159
• Household income: $122,262
• Rent vs Own: 13.0% rent · 87.0% own
• Severe rent burden: 637.0

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 (82%)
• Race & ethnicity: White 82% Black 6% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 2% Tagalog/Filipino 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: ▼ -152.50%
• Current HPI: 306.2983
• 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

+668.2% since first listed

16 events — show timeline

• 2026-06-01 Listed $295,000 BRIGHT MLS
• 2023-07-06 Sold (Public Records) $235,000 Public Records
• 2023-06-30 Sold (MLS) $235,000 BRIGHT MLS
• 2023-06-26 Pending — BRIGHT MLS
• 2023-06-10 Contingent — BRIGHT MLS
• 2023-06-05 Price Changed $225,000 BRIGHT MLS
• 2023-05-20 Price Changed $230,000 BRIGHT MLS
• 2023-05-20 Relisted — BRIGHT MLS
• 2023-05-19 Contingent — BRIGHT MLS
• 2023-05-15 Listed $225,000 BRIGHT MLS
• 2013-07-25 Listing Removed — BRIGHT MLS
• 2013-04-06 Listed $129,211 BRIGHT MLS
• 2006-12-15 Sold (MLS) $140,000 BRIGHT MLS
• 2006-11-03 Listing Removed — BRIGHT MLS
• 2006-07-31 Listed $140,000 BRIGHT MLS
• 1979-01-01 Sold (Public Records) $38,400 Public Records

Property tax history

+1.4%/yr

Latest (2025): $4,873 · +4.3% YoY. Source: county tax records.