325 Mazzeo Dr · Glassboro, NJ 08028

$355,000

3 bd · 2.5 ba · 1,484 sqft · Townhouse · 64 Days on market

Built 2023 Good condition 2,178 sqft lot Est $355k · at est. $153/mo HOA · 5% of rent

---

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 +11.7/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• DSCR +3.4/10.0
• 1% rule +3.0/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New homesites located in a private, quiet section of our community with wooded backyards are now available at High Street Estates! Offering the only opportunity in New Jersey to own a new construction, luxury 2-story townhome with a 5-Year Tax Pilot, convenient access to major commuter routes and unbeatable all-in pricing. The convenience of townhome living meets the amenities of a single-family home with our stunning new construction 2 story plan featuring 1,500 square feet of living space including 3 bedrooms, 2.5 baths and a 1-car garage. Our All-in Pricing includes top of the line upgrades such as Granite/Quartz Countertops, Stainless Steel Appliances, Upgraded Flooring, Recessed Lighting and Upgraded Cabinetry! To top it all off, home comes complete with Americas Smart Home Package, that keeps you close to the people and places you value most. Simplify your life with a home that features hands-free communication, remote keyless entry, SkyBell video doorbell, and so much more! * Advertised pricing and any current incentives may be with the use of preferred lender. See Sales Representative or visit our Fully Decorated Model home for details.

Key facts

• $153 HOA
• Garage
• Built 2023

Property features AI

Finance

• Other: PV solar array(s) owned and grid-tied with net-metering; Utility smart electric meter; Pets allowed (cats and dogs); Accessibility features including 2+ access exits, 32"+ wide doors, 36"+ wide halls, >84" garage door, and inward-swinging doors; Not in a federal flood zone
• HOA & community: Monthly HOA fee ($153) covering snow removal, common area maintenance, and lawn maintenance

Exterior

• Parking: Attached garage with garage door opener (1 garage space); Driveway parking for 2 vehicles; Parking lot with 20 spaces (total 23 parking spaces)
• Utilities: Public sewer; Community water; Natural gas available; Electric available; Municipal trash service
• Home design: Interior townhouse/rowhouse; Two levels; Fee simple ownership
• Construction: Masonry and vinyl siding exterior; Shingle roof; Slab foundation; Built year per assessor
• Exterior features: Exterior lighting; Gutter system; Lawn sprinkler system (including underground); Porch(es); Play area and play equipment; Sidewalks; Street lights

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: Two full bathrooms (upper level); One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas); Electric hot water
• Interior features: Not furnished; No basement; Laundry room
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $355k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (20.4% below list).
• Recommended offer: $283k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.5% in Glassboro — 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 81/100 on livability (#57 in NJ, #1,498 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D+, cost of living D-.
• Glassboro School District (suburban): math 10% / reading 33% proficiency, ranked #412 of 472 in NJ (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.6%/yr); 75 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 38% of the median local income ($89k/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 $11k 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 64 days — a 6% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,682 (20.4% 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. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $354,676
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Arlotta St	0.08mi	3/2.5	1,484 (0%)	6mo	$340,000	$229	91
78 Arlotta St	0.11mi	3/2.5	1,500 (+1%)	9mo	$342,000	$228	86
25 Arlotta St	0.08mi	3/2.5	1,484 (0%)	14mo	$355,000	$239	85
225 Mazzeo Dr	0.06mi	3/2.5	1,500 (+1%)	15mo	$358,000	$239	83
109 Mazzeo Dr	0.16mi	3/2.5	1,484 (0%)	12mo	$347,500	$234	83
30 Arlotta St	0.11mi	3/2.5	1,500 (+1%)	14mo	$360,000	$240	82
395 Mazzeo Dr	0.09mi	3/2.5	1,484 (0%)	17mo	$357,000	$241	81
9 Arlotta St	0.08mi	3/2.5	1,484 (0%)	20mo	$355,000	$239	79
321 Mazzeo Dr	0.00mi	3/2.5	1,500 (+1%)	23mo	$356,775	$238	79
62 Arlotta St	0.08mi	3/2.5	1,500 (+1%)	23mo	$356,500	$238	75

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 · 4.64% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.40×
• Total profit: $-59,416
• Equity at exit: $52,932

10-year hold

• IRR: -5.9%
• Equity multiple: 0.60×
• Total profit: $-40,242
• Equity at exit: $30,694

Cash invested: $99,400 (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 08028

• Home prices YoY: -21.2%
• Rents YoY: 4.6%
• Active inventory: 75
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,827 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$174 /mo · $2,091/yr
• Insurance: −$148
• HOA: −$153
• Vacancy / Maint / Mgmt: −$594
• Net cashflow: $-104

Break-even live

Break-even rent $2,958

Max offer price $336,688

Occupancy floor 99%

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
173 Mazzeo Dr Glassboro, NJ	3.0	2.5	1484	$2,750	$1.85	1d	1	0.08mi
173 Mazzeo Dr Unit 1 Glassboro, NJ	3.0	2.5	1484	$2,850	$1.92	17d	1	0.08mi
92 Arlotta St Glassboro, NJ	3.0	2.5	1500	$2,650	$1.77	2d	1	0.12mi
121 Mazzeo Dr Glassboro, NJ	3.0	2.5	1484	$2,750	$1.85	17d	1	0.14mi
275 High St E Glassboro, NJ	1.0–2.0	1.0	800	$1,995	$2.49	1d	1	0.27mi
228 High St E Unit 2ND FL Glassboro, NJ	2.0	1.0	1000	$1,700	$1.70	24d	1	0.46mi
15 Williams St Glassboro, NJ	3.0	1.0	1216	$2,200	$1.81	15d	1	0.75mi
15 S Academy St Glassboro, NJ	3.0	2.5	1618	$2,850	$1.76	24d	1	0.88mi
220 Rowan Blvd Glassboro, NJ	2.0	2.0	1093	$2,300	$2.10	1d	4	1.06mi
6 Andrew Ct Glassboro, NJ	2.0	2.5	1792	$2,400	$1.34	20d	1	1.09mi
65 Campus Ter Unit J Glassboro, NJ	2.0	1.0	1000	$2,200	$2.20	18d	1	1.11mi
128-130 Wilmer St Glassboro, NJ	3.0	1.0	1140	$2,100	$1.84	18d	1	1.19mi
339 Georgia Ct Sewell, NJ	2.0	2.0	1488	$2,600	$1.75	13d	1	1.23mi
303 Ellis St Glassboro, NJ	4.0	2.0	1440	$2,500	$1.74	18d	1	1.29mi
310 Ellis St Glassboro, NJ	4.0	2.0	1424	$2,550	$1.79	2d	1	1.30mi
656 Covington Ct Sewell, NJ	2.0	2.0	1086	$2,200	$2.03	13d	1	1.38mi
620 Covington Ct Sewell, NJ	2.0	2.0	1086	$2,250	$2.07	13d	1	1.43mi

HOA detail

• Monthly dues: $153 · $1,836/yr

Listing history 22 events

1. 2026-06-18
   days on market $355,000 Active 64 DOM
2. 2026-06-17
   days on market $355,000 Active 63 DOM
3. 2026-06-16
   days on market $355,000 Active 62 DOM
4. 2026-06-15
   days on market $355,000 Active 61 DOM
5. 2026-06-13
   days on market $355,000 Active 59 DOM
6. 2026-06-13
   pricedays on market $355,000 Active 58 DOM
7. 2026-06-09
   days on market $360,000 Active 55 DOM
8. 2026-06-08
   days on market $360,000 Active 54 DOM
9. 2026-06-07
   pricedays on market $360,000 Active 53 DOM
10. 2026-06-04
    days on market $362,500 Active 50 DOM
11. 2026-06-03
    days on market $362,500 Active 49 DOM
12. 2026-06-02
    days on market $362,500 Active 48 DOM
13. 2026-06-01
    days on market $362,500 Active 47 DOM
14. 2026-05-31
    days on market $362,500 Active 46 DOM
15. 2026-05-19
    price $362,500
16. 2026-05-11
    price $367,500
17. 2026-04-15
    listed $375,000 Active
18. 2023-05-09
    soldstatus $333,240 Closed 1164-char remark

    Show marketing remark (1164 chars)

    New homesites located in a private, quiet section of our community with wooded backyards are now available at High Street Estates! Offering the only opportunity in New Jersey to own a new construction, luxury 2-story townhome with a 5-Year Tax Pilot, convenient access to major commuter routes and unbeatable all-in pricing. The convenience of townhome living meets the amenities of a single-family home with our stunning new construction 2 story plan featuring 1,500 square feet of living space including 3 bedrooms, 2.5 baths and a 1-car garage. Our All-in Pricing includes top of the line upgrades such as Granite/Quartz Countertops, Stainless Steel Appliances, Upgraded Flooring, Recessed Lighting and Upgraded Cabinetry! To top it all off, home comes complete with Americas Smart Home Package, that keeps you close to the people and places you value most. Simplify your life with a home that features hands-free communication, remote keyless entry, SkyBell video doorbell, and so much more! * Advertised pricing and any current incentives may be with the use of preferred lender. See Sales Representative or visit our Fully Decorated Model home for details.

19. 2023-02-27
    status Pending 1164-char remark

    Show marketing remark (1164 chars)

    New homesites located in a private, quiet section of our community with wooded backyards are now available at High Street Estates! Offering the only opportunity in New Jersey to own a new construction, luxury 2-story townhome with a 5-Year Tax Pilot, convenient access to major commuter routes and unbeatable all-in pricing. The convenience of townhome living meets the amenities of a single-family home with our stunning new construction 2 story plan featuring 1,500 square feet of living space including 3 bedrooms, 2.5 baths and a 1-car garage. Our All-in Pricing includes top of the line upgrades such as Granite/Quartz Countertops, Stainless Steel Appliances, Upgraded Flooring, Recessed Lighting and Upgraded Cabinetry! To top it all off, home comes complete with Americas Smart Home Package, that keeps you close to the people and places you value most. Simplify your life with a home that features hands-free communication, remote keyless entry, SkyBell video doorbell, and so much more! * Advertised pricing and any current incentives may be with the use of preferred lender. See Sales Representative or visit our Fully Decorated Model home for details.

20. 2023-02-18
    historical Active Under Contract 1164-char remark

    Show marketing remark (1164 chars)

    New homesites located in a private, quiet section of our community with wooded backyards are now available at High Street Estates! Offering the only opportunity in New Jersey to own a new construction, luxury 2-story townhome with a 5-Year Tax Pilot, convenient access to major commuter routes and unbeatable all-in pricing. The convenience of townhome living meets the amenities of a single-family home with our stunning new construction 2 story plan featuring 1,500 square feet of living space including 3 bedrooms, 2.5 baths and a 1-car garage. Our All-in Pricing includes top of the line upgrades such as Granite/Quartz Countertops, Stainless Steel Appliances, Upgraded Flooring, Recessed Lighting and Upgraded Cabinetry! To top it all off, home comes complete with Americas Smart Home Package, that keeps you close to the people and places you value most. Simplify your life with a home that features hands-free communication, remote keyless entry, SkyBell video doorbell, and so much more! * Advertised pricing and any current incentives may be with the use of preferred lender. See Sales Representative or visit our Fully Decorated Model home for details.

21. 2023-02-06
    listed $335,990 Active 1164-char remark

    Show marketing remark (1164 chars)

    New homesites located in a private, quiet section of our community with wooded backyards are now available at High Street Estates! Offering the only opportunity in New Jersey to own a new construction, luxury 2-story townhome with a 5-Year Tax Pilot, convenient access to major commuter routes and unbeatable all-in pricing. The convenience of townhome living meets the amenities of a single-family home with our stunning new construction 2 story plan featuring 1,500 square feet of living space including 3 bedrooms, 2.5 baths and a 1-car garage. Our All-in Pricing includes top of the line upgrades such as Granite/Quartz Countertops, Stainless Steel Appliances, Upgraded Flooring, Recessed Lighting and Upgraded Cabinetry! To top it all off, home comes complete with Americas Smart Home Package, that keeps you close to the people and places you value most. Simplify your life with a home that features hands-free communication, remote keyless entry, SkyBell video doorbell, and so much more! * Advertised pricing and any current incentives may be with the use of preferred lender. See Sales Representative or visit our Fully Decorated Model home for details.

22. 2022-11-22
    soldstatus $3,991,940

ⓘ 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: $2,091 · $174/mo
• Projected year-2 tax: $5,465 · $455/mo
• Expected delta: +$3,374/yr (+$281/mo · 161.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 14 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: $33,922
• − Mortgage interest: −$19,886
• − Property taxes: −$2,091
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,714
• − Management: −$2,714
• − HOA: −$1,836
• − Depreciation: −$10,327
• Taxable loss: −$7,421
• Est. tax savings @ 24.0%: +$1,781
• After-tax cash flow: $537/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

Good 80/100 None rehab

This well-maintained townhouse in High Street Estates is move-in ready with modern finishes and energy-efficient features.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both interior paint — fresh paint can make a home more appealing
• Resale kitchen backsplash — adds a modern touch and can increase appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both interior paint — fresh paint can make a home more appealing ↑
• Resale kitchen backsplash — adds a modern touch and can increase appeal ↑

ⓘ 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: Glassboro School District
• NCES district ID: 3405880
• Math proficiency: 10% ▼ -20.00%
• Reading proficiency: 33% ▼ -3.00%
• Median HH income: $61,819
• Composite: 20.19/100
• National rank: #8631
• State rank: #412 of 472 in NJ

Livability — Glassboro

• Score: 81/100
• State rank: #57
• US rank: #1498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glassboro, NJ
• County: Gloucester County · 160,422 people
• City population: 25,098
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 25,098
• Household income: $89,130
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 775.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Black 18% Hispanic / Latino 10% Asian 7% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 3% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 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: ▼ -79.06%
• Current HPI: 293.7251
• Rent YoY: ▲ 4.64%
• 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

-90.9% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $362,500 BRIGHT MLS
• 2026-05-11 Price Changed $367,500 BRIGHT MLS
• 2026-04-15 Listed $375,000 BRIGHT MLS
• 2023-05-09 Sold (MLS) $333,240 BRIGHT MLS
• 2023-02-27 Pending — BRIGHT MLS
• 2023-02-18 Contingent — BRIGHT MLS
• 2023-02-06 Listed $335,990 BRIGHT MLS
• 2022-11-22 Sold (Public Records) $3,991,940 Public Records

Property tax history

+36.4%/yr

Latest (2025): $2,091 · +3.3% YoY. Source: county tax records.