120 Tuckahoe Rd · Sicklerville, NJ 08080

$140,000

3 bd · 1.0 ba · 1,566 sqft · SingleFamily public records · 1 Days on market

Built 1950 0.46 ac lot Est $244k · 43% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid well built and maintained rancher. Home Features, 3 generous size bedrooms, eat in Kitchen, Dinning room, living room and 1 large full bath with a separate tub and shower. This home is zoned Highway commercial and is perfect for Live in and work from home. Accountant, office, Chiropractor ect. Newer roof, heater roughly 10 years old.

Key facts

• 0.46 acre lot
• 2 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Cap rate 12.6% 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.
• 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 2d 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $140,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.85% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.45%
• DSCR: 2.00
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $244,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Kennedy	0.39mi	3/2.0	1,568 (+0%)	8mo	$129,000	$82	71
1776 N Tuckahoe Rd	0.33mi	4/2.0 (+1)	1,660 (+6%)	4mo	$300,000	$181	62
165 Dorian Dr	0.41mi	2/2.0 (-1)	1,680 (+7%)	1mo	$259,900	$155	59
161 Dorian Dr	0.41mi	2/2.0 (-1)	1,680 (+7%)	2mo	$265,000	$158	58
45 Gregory Dr	0.24mi	2/2.0 (-1)	1,680 (+7%)	12mo	$258,000	$154	57
14 Gibson Ln	0.35mi	2/2.0 (-1)	1,680 (+7%)	8mo	$235,000	$140	56
509 Tuckahoe Rd	0.52mi	3/1.5	1,716 (+10%)	4mo	$360,000	$210	55
200 Harrison Ave	0.71mi	3/2.0	1,650 (+5%)	5mo	$139,500	$85	50
209 Harrison Ave	0.69mi	3/2.0	1,700 (+9%)	3mo	$145,000	$85	47
148 Dorian Dr	0.40mi	2/2.0 (-1)	1,456 (-7%)	16mo	$250,000	$172	47
7 Lauffer Ln	0.73mi	3/1.0	1,406 (-10%)	7mo	$365,000	$260	43
5 Lydian Dr	0.31mi	2/2.0 (-1)	1,800 (+15%)	19mo	$280,000	$156	36

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: 15.4%
• Equity multiple: 1.62×
• Total profit: $24,284
• Equity at exit: $20,874

10-year hold

• IRR: 24.2%
• Equity multiple: 3.10×
• Total profit: $82,329
• Equity at exit: $12,105

Cash invested: $39,200 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,593 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$522 /mo · $6,265/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $734

Break-even live

Break-even rent $1,664

Max offer price $140,000

Occupancy floor 67%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1761 Glassboro Cross Keys Rd Williamstown, NJ	2.0	1.0	1300	$2,000	$1.54	19d	1	0.21mi
1616 N Main St Williamstown, NJ	2.0	2.0	1064	$2,500	$2.35	1d	1	0.43mi
1000 Fawn Dr Williamstown, NJ	1.0–2.0	1.0–2.0	1209	$5,983	$4.95	1d	1	0.86mi
100 Town Center Blvd Sewell, NJ	1.0–2.0	1.0–2.0	1107	$3,130	$2.83	1d	16	0.94mi
862 Johnson Rd Sicklerville, NJ	4.0	2.0	1527	$3,500	$2.29	1d	1	1.28mi

Listing history 22 events

1. 2025-11-19
   status Pending
2. 2025-11-19
   listed $140,000 Active
3. 2014-06-20
   soldstatus $142,000
4. 2014-06-13
   soldstatus $142,000 341-char remark

   Show marketing remark (345 chars)

   Solid well built and maintained rancher. Home Features, 3 generous size bedrooms, eat in Kitchen, Dinning room, living room and 1 large full bath with a separate tub and shower. This home is zoned Highway commercial and is perfect for Live in and work from home. Accountant, office, Chiropractor ect. Newer roof, heater roughly 10 years old.

5. 2014-06-13
   soldstatus $142,000 Sold 345-char remark

   Show marketing remark (345 chars)

   Solid well built and maintained rancher. Home Features, 3 generous size bedrooms, eat in Kitchen, Dinning room, living room and 1 large full bath with a separate tub and shower. This home is zoned Highway commercial and is perfect for Live in and work from home. Accountant, office, Chiropractor ect. Newer roof, heater roughly 10 years old.

6. 2014-05-05
   status Under Contract 345-char remark

   Show marketing remark (345 chars)

   Solid well built and maintained rancher. Home Features, 3 generous size bedrooms, eat in Kitchen, Dinning room, living room and 1 large full bath with a separate tub and shower. This home is zoned Highway commercial and is perfect for Live in and work from home. Accountant, office, Chiropractor ect. Newer roof, heater roughly 10 years old.

7. 2014-04-24
   historical 341-char remark

   Show marketing remark (341 chars)

   Solid well built and maintained rancher. Home Features, 3 generous size bedrooms, eat in Kitchen, Dinning room, living room and 1 large full bath with a separate tub and shower. This home is zoned Highway commercial and is perfect for Live in and work from home. Accountant, office, Chiropractor ect. Newer roof, heater roughly 10 years old.

8. 2014-04-11
   price $147,890 345-char remark

   Show marketing remark (345 chars)

   Solid well built and maintained rancher. Home Features, 3 generous size bedrooms, eat in Kitchen, Dinning room, living room and 1 large full bath with a separate tub and shower. This home is zoned Highway commercial and is perfect for Live in and work from home. Accountant, office, Chiropractor ect. Newer roof, heater roughly 10 years old.

9. 2014-03-11
   price $149,900 345-char remark

   Show marketing remark (345 chars)

   Solid well built and maintained rancher. Home Features, 3 generous size bedrooms, eat in Kitchen, Dinning room, living room and 1 large full bath with a separate tub and shower. This home is zoned Highway commercial and is perfect for Live in and work from home. Accountant, office, Chiropractor ect. Newer roof, heater roughly 10 years old.

10. 2014-02-09
    listed $147,890 341-char remark

    Show marketing remark (345 chars)

    Solid well built and maintained rancher. Home Features, 3 generous size bedrooms, eat in Kitchen, Dinning room, living room and 1 large full bath with a separate tub and shower. This home is zoned Highway commercial and is perfect for Live in and work from home. Accountant, office, Chiropractor ect. Newer roof, heater roughly 10 years old.

11. 2014-02-09
    listed $159,900 Active 345-char remark

    Show marketing remark (345 chars)

    Solid well built and maintained rancher. Home Features, 3 generous size bedrooms, eat in Kitchen, Dinning room, living room and 1 large full bath with a separate tub and shower. This home is zoned Highway commercial and is perfect for Live in and work from home. Accountant, office, Chiropractor ect. Newer roof, heater roughly 10 years old.

12. 2013-10-08
    historical
13. 2013-02-12
    listed $199,000
14. 2006-12-20
    historical
15. 2006-07-10
    historical
16. 2006-07-09
    listed $225,000
17. 2006-01-13
    listed $259,900
18. 2004-08-23
    historical
19. 2003-08-24
    listed $179,900
20. 2001-11-02
    soldstatus $118,000
21. 1997-04-09
    soldstatus $87,000
22. 1983-08-01
    soldstatus $59,500

ⓘ 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: $6,265 · $522/mo
• Projected year-2 tax: $6,265 · $522/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,111
• − Mortgage interest: −$7,842
• − Property taxes: −$6,265
• − Insurance: −$700
• − Repairs & maintenance: −$2,489
• − Management: −$2,489
• − Depreciation: −$4,073
• Taxable income: $7,253
• Est. tax owed @ 24.0%: −$1,741
• After-tax cash flow: $7,061/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 — 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): 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

+135.3% since first listed

22 events — show timeline

• 2025-11-19 Pending — BRIGHT MLS
• 2025-11-19 Listed $140,000 BRIGHT MLS
• 2014-06-20 Sold (Public Records) $142,000 Public Records
• 2014-06-13 Sold (MLS) $142,000 TREND
• 2014-06-13 Sold (MLS) $142,000 BRIGHT MLS
• 2014-05-05 Pending — TREND
• 2014-04-24 Listing Removed — BRIGHT MLS
• 2014-04-11 Price Changed $147,890 TREND
• 2014-03-11 Price Changed $149,900 TREND
• 2014-02-09 Listed $159,900 TREND
• 2014-02-09 Listed $147,890 BRIGHT MLS
• 2013-10-08 Listing Removed — BRIGHT MLS
• 2013-02-12 Listed $199,000 BRIGHT MLS
• 2006-12-20 Listing Removed — BRIGHT MLS
• 2006-07-10 Listing Removed — BRIGHT MLS
• 2006-07-09 Listed $225,000 BRIGHT MLS
• 2006-01-13 Listed $259,900 BRIGHT MLS
• 2004-08-23 Listing Removed — BRIGHT MLS
• 2003-08-24 Listed $179,900 BRIGHT MLS
• 2001-11-02 Sold (Public Records) $118,000 Public Records
• 1997-04-09 Sold (Public Records) $87,000 Public Records
• 1983-08-01 Sold (Public Records) $59,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $6,265 · +4.3% YoY. Source: county tax records.