1106 Berwyck Ct · Sicklerville, NJ 08081

$215,000

2 bd · 2.0 ba · 908 sqft · SingleFamily public records · 3 Days on market

Built 1983 $220/mo HOA · 10% of rent

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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 +14.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• DSCR +4.3/10.0
• Rent growth +3.4/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom 2 Bathroom Condo in La Bonne Vie. Open floor plan with a cozy fireplace in the Living Room and sliding glass doors that lead to your private balcony. Master Bedroom includes skylight and vaulted ceilings as well as a Master Bath and Soaker Tub. Association includes Tennis Courts & Club House. Perfect location right between the city and the shore. Close to shopping, AC Expressway, and public transportation. Make this your first home! Property is located in NJ Smart Growth Area for Smart Start 100% Financing Program!

Key facts

• $220 HOA
• Community pool
• Built 1983

Property features AI

Finance

• HOA & community: Monthly HOA fee of $220; HOA covers common area maintenance and exterior building maintenance; Community clubhouse

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Natural gas available; Natural gas hot water
• Home design: Condominium unit in a garden-style building (1–4 floors); Two floors in unit; Unit/Flat; Entry level is 2
• Construction: Vinyl siding; Pitched roof; Built/majorly renovated in 2014; No basement
• Exterior features: Sidewalks; Street lights; Deck(s); Community pool

Interior

• Kitchen: Built-in range; Dishwasher; Disposal; Built-in microwave
• Bedrooms: One bedroom on the main level; One bedroom on the upper level
• Flooring: Wood flooring; Laminate plank flooring
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heat (natural gas); Central air (electric)
• Interior features: Kitchen island; Butler's pantry; Ceiling fan(s); Stall shower; Dining area; Cathedral ceilings; Living room
• Laundry & utility: Laundry on main floor; Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $29 ($346/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Cap rate 6.5% 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Gloucester Township Public Schools (suburban): math 14% / reading 41% proficiency, ranked #351 of 472 in NJ (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Timber Creek Regional High School (math 13% / reading 48%, grade F, #279 of 399 statewide, top 71%, 1,166 students, 24% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 335 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 16y ago; this cycle's ask is 153% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $66k; list at $215k implies a 223% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $215,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.01% ✓
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-31,956
• Equity at exit: $32,057

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-21,140
• Equity at exit: $18,589

Cash invested: $60,200 (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 08081

• Rents YoY: 3.4%
• Active inventory: 335
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$243 /mo · $2,914/yr
• Insurance: −$90
• HOA: −$220
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $29

Break-even live

Break-even rent $2,126

Max offer price $215,000

Occupancy floor 94%

Sensitivity live

Price	-10% $151	-5% $90	+0% $29	+5% $-32	+10% $-93
Rent	-10% $-142	-5% $-57	+0% $29	+5% $114	+10% $200
Rate	-1.0pp $137	-0.5pp $83	base $29	+0.5pp $-27	+1.0pp $-84

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Presidential Dr Unit 1 Sicklerville, NJ	2.0	1.0	1056	$1,500	$1.42	18d	1	0.68mi
37 Berkshire Rd Sicklerville, NJ	2.0	1.0	1050	$1,900	$1.81	0d	1	0.96mi
12 Heatherwood Dr Sicklerville, NJ	3.0	1.0	1008	$2,500	$2.48	0d	1	1.00mi
478 Jarvis Rd Sicklerville, NJ	3.0	1.0	1000	$2,150	$2.15	0d	1	1.08mi
79 Edinshire Rd Sicklerville, NJ	3.0	1.0	1050	$2,500	$2.38	17d	1	1.20mi
785 Jarvis Rd Unit B Sicklerville, NJ	2.0	1.0	1000	$1,900	$1.90	0d	1	1.46mi
30 Girard Ave Sicklerville, NJ	3.0	1.0	1008	$2,349	$2.33	18d	1	1.46mi
30 Girard Ave Sicklerville, NJ	3.0	1.0	1008	$2,349	$2.33	26d	1	1.46mi

HOA detail

• Monthly dues: $220 · $2,640/yr

Listing history 3 events

1. 2026-06-21
   days on market $215,000 Coming Soon 3 DOM
2. 2026-06-18
   remarks 484-char remark
3. 2026-06-18
   listed $215,000 Coming Soon 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: $2,914 · $243/mo
• Projected year-2 tax: $4,134 · $344/mo
• Expected delta: +$1,220/yr (+$102/mo · 41.9%)

ⓘ 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 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,955
• − Mortgage interest: −$12,043
• − Property taxes: −$2,914
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − HOA: −$2,640
• − Depreciation: −$6,255
• Taxable loss: −$3,125
• Est. tax savings @ 24.0%: +$750
• After-tax cash flow: $1,096/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 Township Public Schools
• NCES district ID: 3406030
• Math proficiency: 14% ▼ -28.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $72,539
• Composite: 26.18/100
• National rank: #7269
• State rank: #351 of 472 in NJ

Livability — Sicklerville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sicklerville, NJ
• County: Camden County · 407,624 people
• City population: 50,264
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 50,264
• Household income: $105,800
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 979.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 47% Black 34% Two or more races 9% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 6% Slovak 2% Iranian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 1% Tagalog/Filipino 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: ▼ -176.48%
• Current HPI: 303.1017
• Rent YoY: ▲ 3.41%
• 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

+242.6% since first listed

38 events — show timeline

• 2026-06-18 Coming Soon $215,000 BRIGHT MLS
• 2015-10-30 Listing Removed — BRIGHT MLS
• 2015-04-25 Listed $85,000 BRIGHT MLS
• 2014-05-14 Sold (Public Records) $66,500 Public Records
• 2014-01-01 Delisted — TREND
• 2013-12-31 Sold (MLS) $66,500 BRIGHT MLS
• 2013-12-31 Sold (MLS) $66,500 TREND
• 2013-12-18 Pending — TREND
• 2013-12-04 Listing Removed — BRIGHT MLS
• 2013-11-05 Listed $75,000 BRIGHT MLS
• 2013-11-05 Listed $75,000 TREND
• 2012-09-20 Sold (Public Records) $60,000 Public Records
• 2012-09-10 Sold (MLS) $60,000 BRIGHT MLS
• 2012-09-10 Sold (MLS) $60,000 TREND
• 2012-08-18 Listing Removed — BRIGHT MLS
• 2012-08-14 Relisted — TREND
• 2012-08-14 Price Changed $64,950 TREND
• 2012-05-07 Pending — TREND
• 2012-04-20 Price Changed $65,000 TREND
• 2012-04-10 Price Changed $66,000 TREND
• 2012-04-04 Price Changed $67,000 TREND
• 2012-03-21 Delisted — TREND
• 2012-03-12 Price Changed $67,255 TREND
• 2011-12-20 Listed $64,950 BRIGHT MLS
• 2011-12-20 Listed $67,500 TREND
• 2011-12-20 Relisted — TREND
• 2011-10-28 Listing Removed — BRIGHT MLS
• 2011-05-03 Listing Removed — BRIGHT MLS
• 2011-05-01 Listed $74,900 BRIGHT MLS
• 2011-01-24 Listed $89,900 BRIGHT MLS
• 2010-09-15 Listing Removed — BRIGHT MLS
• 2010-09-15 Listed $89,900 BRIGHT MLS
• 2006-01-31 Sold (Public Records) $125,000 Public Records
• 1998-04-27 Sold (Public Records) $38,000 Public Records
• 1998-04-27 Sold (Public Records) $38,000 Public Records
• 1993-03-19 Sold (Public Records) $69,000 Public Records
• 1987-01-12 Sold (Public Records) $58,000 Public Records
• 1984-05-01 Sold (Public Records) $62,750 Public Records

Property tax history

-0.0%/yr

Latest (2025): $2,914 · +2.5% YoY. Source: county tax records.