323 Market St · Gloucester City, NJ 08030

$235,000

6 bd · 1.0 ba · 1,920 sqft · SingleFamily public records · 37 Days on market

Built 1900 1,999 sqft lot Est $288k · 18% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home with the seller giving back $1500.00 for closing cost And a FREE 1 Year Home Protection Plan. And that's not all this home has 6 bedrooms 1 full remolded bathroom and has new wall to wall carpets Through out. This home has been freshly painted. The kitchen has been totally remolded with a ceiling fan to complete this gorgeous kitchen. Over size yard. New concrete front steps. New gutters and down spouts. New 6 panel colonial doors in every room and let's not forget about the front door. New window . So what are you waiting for this is ready to be moved into ASAP. Call Today.

Key facts

• Built 1900
• Listed 37 days

Property features AI

Finance

• Other: Ownership: Fee simple; Above-grade finished area reported as 1,920 (assessor)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Semi-detached home; Frame construction
• Construction: Frame construction with brick/mortar foundation; Effective year of major renovation: 2026
• Exterior features: Lot dimensions approximately 20 x 100; No tidal water

Interior

• Kitchen: Built-in range; Microwave; Refrigerator
• Bedrooms: Six bedrooms (three on the first upper level, three on the second upper level); Rooms listed: Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5, Bedroom 6
• Bathrooms: One full bathroom (located on upper level)
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units (electric); Electric hot water
• Interior features: Includes living room, dining room, foyer and basement; Has one fireplace; Unfinished basement

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.7% in Gloucester City — 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 72/100 on livability (#215 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+; Watch: amenities F, commute F.
• Gloucester City Public School District (suburban): math 11% / reading 34% proficiency, ranked #413 of 472 in NJ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gloucester City Middle School (math 8% / reading 36%, grade F, #383 of 431 statewide, top 90%, 779 students, 65% FRL); Gloucester City High School (math 21% / reading 42%, grade F, #275 of 399 statewide, top 69%, 702 students, 59% FRL).
• Market conditions: 92 active listings in the ZIP; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• At $2,763/mo this rent would consume 52% of the median local household income ($63k/yr) (locally 431% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• 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.
• Camden County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $154k; list at $235k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 38% 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 $227,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.18% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $288,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Hunter St	0.32mi	5/2.0 (-1)	1,927 (+0%)	12mo	$315,000	$163	65
724 Hunter St	0.34mi	5/— (-1)	2,200 (+15%)	0mo	$330,000	$150	55
844 Cumberland St	0.43mi	6/3.0	2,080 (+8%)	12mo	$310,000	$149	48

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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-6,771
• Equity at exit: $35,039

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $34,653
• Equity at exit: $20,319

Cash invested: $65,800 (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 08030

• Home prices YoY: -27.9%
• Active inventory: 92
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,763 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$363 /mo · $4,351/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $490

Break-even live

Break-even rent $2,143

Max offer price $235,000

Occupancy floor 77%

Sensitivity live

Price	-10% $623	-5% $557	+0% $490	+5% $424	+10% $357
Rent	-10% $272	-5% $381	+0% $490	+5% $599	+10% $709
Rate	-1.0pp $609	-0.5pp $550	base $490	+0.5pp $429	+1.0pp $367

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-05-19
   status Pending
2. 2026-05-13
   historical Active Under Contract
3. 2026-04-28
   price $235,000
4. 2026-04-27
   status Active
5. 2026-04-21
   status Pending
6. 2026-04-14
   historical Active Under Contract
7. 2026-04-03
   status Active
8. 2026-03-26
   status Pending
9. 2026-03-23
   historical Active Under Contract
10. 2026-03-20
    price $245,000
11. 2026-03-13
    listed $250,000 Active
12. 2026-02-18
    historical $250,000
13. 2019-08-05
    historical
14. 2019-07-12
    price $149,900
15. 2019-06-17
    price $159,900
16. 2019-05-24
    listed $164,900 Active
17. 2007-06-26
    soldstatus $154,000
18. 2007-05-30
    soldstatus $154,000 600-char remark

    Show marketing remark (600 chars)

    Great starter home with the seller giving back $1500.00 for closing cost And a FREE 1 Year Home Protection Plan. And that's not all this home has 6 bedrooms 1 full remolded bathroom and has new wall to wall carpets Through out. This home has been freshly painted. The kitchen has been totally remolded with a ceiling fan to complete this gorgeous kitchen. Over size yard. New concrete front steps. New gutters and down spouts. New 6 panel colonial doors in every room and let's not forget about the front door. New window . So what are you waiting for this is ready to be moved into ASAP. Call Today.

19. 2007-04-12
    historical 600-char remark

    Show marketing remark (600 chars)

    Great starter home with the seller giving back $1500.00 for closing cost And a FREE 1 Year Home Protection Plan. And that's not all this home has 6 bedrooms 1 full remolded bathroom and has new wall to wall carpets Through out. This home has been freshly painted. The kitchen has been totally remolded with a ceiling fan to complete this gorgeous kitchen. Over size yard. New concrete front steps. New gutters and down spouts. New 6 panel colonial doors in every room and let's not forget about the front door. New window . So what are you waiting for this is ready to be moved into ASAP. Call Today.

20. 2007-03-12
    listed $154,000 600-char remark

    Show marketing remark (600 chars)

    Great starter home with the seller giving back $1500.00 for closing cost And a FREE 1 Year Home Protection Plan. And that's not all this home has 6 bedrooms 1 full remolded bathroom and has new wall to wall carpets Through out. This home has been freshly painted. The kitchen has been totally remolded with a ceiling fan to complete this gorgeous kitchen. Over size yard. New concrete front steps. New gutters and down spouts. New 6 panel colonial doors in every room and let's not forget about the front door. New window . So what are you waiting for this is ready to be moved into ASAP. Call Today.

21. 2007-03-08
    historical
22. 2006-09-08
    listed $159,925
23. 2001-09-25
    soldstatus $35,000
24. 2001-09-11
    soldstatus $35,000
25. 2001-08-14
    historical
26. 2001-03-09
    listed $35,000
27. 1991-10-10
    soldstatus $25,000

ⓘ 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: $4,351 · $363/mo
• Projected year-2 tax: $5,101 · $425/mo
• Expected delta: +$750/yr (+$63/mo · 17.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 38% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,161
• − Mortgage interest: −$13,164
• − Property taxes: −$4,351
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,653
• − Management: −$2,653
• − Depreciation: −$6,836
• Taxable income: $2,330
• Est. tax owed @ 24.0%: −$559
• After-tax cash flow: $5,324/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: Gloucester City Public School District
• NCES district ID: 3406000
• Math proficiency: 11% ▼ -21.00%
• Reading proficiency: 34% ▼ -15.00%
• Median HH income: $51,231
• Composite: 20.01/100
• National rank: #8664
• State rank: #413 of 472 in NJ

Livability — Gloucester City

• Score: 72/100
• State rank: #215
• US rank: #5984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gloucester City, NJ
• County: Camden County · 407,624 people
• City population: 13,217
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 13,217
• Household income: $63,384
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 431.0

Population outlook (Camden County) Hauer SSP2

• Today (2025): 507,964 people
• By 2030: 502,182 · -1.1%
• By 2040: 485,602 · -4.4%
• By 2050: 465,630 · -8.3%
• By 2075: 419,986 · -17.3%
• By 2100: 369,492 · -27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Black 7% Asian 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10%
• Common ancestry: Romanian 4% Lithuanian 3% Hispanic 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 13% Other Indo-European 4% Arabic 1%

Political lean MEDSL · Camden

• 2024 margin: Strong D (+27.4) · D 63.0% · R 35.5% · Other 1.5%
• 2008→2024 swing: -8.8pp toward R · 2008: 36.2pp · 2024: 27.4pp
• All cycles: 2024: D+27.4 2020: D+33.5 2016: D+32.4 2012: D+36.6 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.59%
• Current HPI: 298.9139
• 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

+840.0% since first listed

27 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-05-13 Contingent — BRIGHT MLS
• 2026-04-28 Price Changed $235,000 BRIGHT MLS
• 2026-04-27 Relisted — BRIGHT MLS
• 2026-04-21 Pending — BRIGHT MLS
• 2026-04-14 Contingent — BRIGHT MLS
• 2026-04-03 Relisted — BRIGHT MLS
• 2026-03-26 Pending — BRIGHT MLS
• 2026-03-23 Contingent — BRIGHT MLS
• 2026-03-20 Price Changed $245,000 BRIGHT MLS
• 2026-03-13 Listed $250,000 BRIGHT MLS
• 2026-02-18 Coming Soon $250,000 BRIGHT MLS
• 2019-08-05 Listing Removed — BRIGHT MLS
• 2019-07-12 Price Changed $149,900 BRIGHT MLS
• 2019-06-17 Price Changed $159,900 BRIGHT MLS
• 2019-05-24 Listed $164,900 BRIGHT MLS
• 2007-06-26 Sold (Public Records) $154,000 Public Records
• 2007-05-30 Sold (MLS) $154,000 BRIGHT MLS
• 2007-04-12 Listing Removed — BRIGHT MLS
• 2007-03-12 Listed $154,000 BRIGHT MLS
• 2007-03-08 Listing Removed — BRIGHT MLS
• 2006-09-08 Listed $159,925 BRIGHT MLS
• 2001-09-25 Sold (Public Records) $35,000 Public Records
• 2001-09-11 Sold (MLS) $35,000 BRIGHT MLS
• 2001-08-14 Listing Removed — BRIGHT MLS
• 2001-03-09 Listed $35,000 BRIGHT MLS
• 1991-10-10 Sold (Public Records) $25,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,351 · +5.6% YoY. Source: county tax records.