1602 Beechwood Pl · Gloucester, NJ 08021

$255,000

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 79 Days on market

Built 1973 Est $250k · at est.

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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 +15.5/30.0
• ARV discount +6.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.5/10.0
• Rent growth +3.3/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come visit this lovely End Unit townhouse that is situated on an oversized fenced in lot. Large Living room dining room combination adjacent to the kitchen. Two large bedrooms and a bonus room that can be used as a 3rd bedroom, office space or den. That space is currently used as a 3rd bedroom. BBQ Grill is connected to gas connection outside and stays with the property. There will be a 2-10 Home Buyer Warranty purchased for the buyer at closing to cover all mechanicals, such as HVAC, appliances, electrical & plumbing for one year. Great value and peace of mind. Don't delay seeing this lovely rancher home.

Key facts

• Built 1973
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (5.2% below list).
• Recommended offer: $240k (6.0% below list) — sets the bar for market timing.

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: Highland Regional High School (math 9% / reading 41%, grade F, #325 of 399 statewide, top 81%, 1,204 students, 31% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 242 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 43% of the median local income ($68k/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 $8k 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 79 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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 $195k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% 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 $239,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $249,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Sunset Dr	0.21mi	3/1.0	1,134 (-13%)	10mo	$200,000	$176	60
1557 Erial Rd	0.43mi	2/2.0 (-1)	1,210 (-7%)	2mo	$142,500	$118	58
1 Fawn Ct	0.74mi	3/2.0	1,291 (-1%)	7mo	$311,000	$241	54
782 Erial Rd	0.40mi	3/2.0	1,431 (+10%)	11mo	$275,000	$192	52
3 Doe Dr	0.74mi	3/1.5	1,248 (-4%)	21mo	$345,000	$276	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 · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-34,710
• Equity at exit: $38,021

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-21,394
• Equity at exit: $22,048

Cash invested: $71,400 (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 08021

• Home prices YoY: -31.6%
• Rents YoY: 3.0%
• Active inventory: 242
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,419 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$365 /mo · $4,381/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $102

Break-even live

Break-even rent $2,289

Max offer price $255,000

Occupancy floor 91%

Sensitivity live

Price	-10% $246	-5% $174	+0% $102	+5% $30	+10% $-42
Rent	-10% $-89	-5% $6	+0% $102	+5% $198	+10% $293
Rate	-1.0pp $230	-0.5pp $167	base $102	+0.5pp $36	+1.0pp $-31

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Little Gloucester Rd Clementon, NJ	1.0–2.0	1.0	875	$3,100	$3.54	0d	1	0.22mi
34 Heron Pl Clementon, NJ	3.0	1.5	1847	$2,500	$1.35	0d	1	0.40mi
1109 Huntingdon Mews Clementon, NJ	2.0	2.0	946	$1,750	$1.85	16d	1	0.41mi
1801 Broadacres Dr Clementon, NJ	2.0	1.0–2.0	910	$1,978	$2.17	0d	8	0.45mi
1341 Blackwood Clementon Rd Clementon, NJ	1.0–2.0	1.0	925	$2,669	$2.89	0d	22	0.77mi
752 Davistown Rd Blackwood, NJ	1.0–2.0	1.0–2.0	950	$2,817	$2.96	0d	20	0.78mi
310 Berkeley St Blackwood, NJ	2.0	2.0	1176	$2,836	$2.41	3d	1	0.85mi
2541 Erial Rd Blackwood, NJ	2.0	1.0	1000	$1,700	$1.70	0d	1	1.12mi
1800 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–2.0	885	$2,072	$2.34	0d	25	1.20mi
1600 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–1.5	900	$1,600	$1.78	26d	1	1.28mi
9 Georgetown Rd Lindenwold, NJ	3.0	2.5	1268	$2,600	$2.05	0d	1	1.29mi
51 Chiswick Dr Unit 1 Lindenwold, NJ	3.0	2.0	1110	$2,650	$2.39	0d	1	1.32mi
500 Chews Landing Rd Lindenwold, NJ	1.0–2.0	1.0	875	$1,750	$2.00	26d	1	1.40mi

Listing history 27 events

1. 2026-04-26
   status Pending
2. 2026-03-10
   price $255,000
3. 2026-02-06
   listed $265,000 Active
4. 2022-09-30
   soldstatus $195,000
5. 2022-08-02
   soldstatus $195,000 Closed 619-char remark

   Show marketing remark (619 chars)

   Come visit this lovely End Unit townhouse that is situated on an oversized fenced in lot. Large Living room dining room combination adjacent to the kitchen. Two large bedrooms and a bonus room that can be used as a 3rd bedroom, office space or den. That space is currently used as a 3rd bedroom. BBQ Grill is connected to gas connection outside and stays with the property. There will be a 2-10 Home Buyer Warranty purchased for the buyer at closing to cover all mechanicals, such as HVAC, appliances, electrical & plumbing for one year. Great value and peace of mind. Don't delay seeing this lovely rancher home.

6. 2022-06-14
   status Pending 619-char remark

   Show marketing remark (619 chars)

   Come visit this lovely End Unit townhouse that is situated on an oversized fenced in lot. Large Living room dining room combination adjacent to the kitchen. Two large bedrooms and a bonus room that can be used as a 3rd bedroom, office space or den. That space is currently used as a 3rd bedroom. BBQ Grill is connected to gas connection outside and stays with the property. There will be a 2-10 Home Buyer Warranty purchased for the buyer at closing to cover all mechanicals, such as HVAC, appliances, electrical & plumbing for one year. Great value and peace of mind. Don't delay seeing this lovely rancher home.

7. 2022-06-07
   status Active 619-char remark

   Show marketing remark (619 chars)

   Come visit this lovely End Unit townhouse that is situated on an oversized fenced in lot. Large Living room dining room combination adjacent to the kitchen. Two large bedrooms and a bonus room that can be used as a 3rd bedroom, office space or den. That space is currently used as a 3rd bedroom. BBQ Grill is connected to gas connection outside and stays with the property. There will be a 2-10 Home Buyer Warranty purchased for the buyer at closing to cover all mechanicals, such as HVAC, appliances, electrical & plumbing for one year. Great value and peace of mind. Don't delay seeing this lovely rancher home.

8. 2022-05-18
   status Pending 619-char remark

   Show marketing remark (619 chars)

   Come visit this lovely End Unit townhouse that is situated on an oversized fenced in lot. Large Living room dining room combination adjacent to the kitchen. Two large bedrooms and a bonus room that can be used as a 3rd bedroom, office space or den. That space is currently used as a 3rd bedroom. BBQ Grill is connected to gas connection outside and stays with the property. There will be a 2-10 Home Buyer Warranty purchased for the buyer at closing to cover all mechanicals, such as HVAC, appliances, electrical & plumbing for one year. Great value and peace of mind. Don't delay seeing this lovely rancher home.

9. 2022-05-13
   listed $195,000 Active 619-char remark

   Show marketing remark (619 chars)

   Come visit this lovely End Unit townhouse that is situated on an oversized fenced in lot. Large Living room dining room combination adjacent to the kitchen. Two large bedrooms and a bonus room that can be used as a 3rd bedroom, office space or den. That space is currently used as a 3rd bedroom. BBQ Grill is connected to gas connection outside and stays with the property. There will be a 2-10 Home Buyer Warranty purchased for the buyer at closing to cover all mechanicals, such as HVAC, appliances, electrical & plumbing for one year. Great value and peace of mind. Don't delay seeing this lovely rancher home.

10. 2017-07-11
    soldstatus $94,900
11. 2016-01-12
    soldstatus $89,900 403-char remark

    Show marketing remark (403 chars)

    Take Advantage of a Lovely End Unit Townhome with reasonable taxes, Situated on a nice size 19x100 corner lot. Tired of steps this 1st floor rancher is the answer. This home features 2 bedroom 1 bath a newer kitchen an all nuetral decor plush carpet, newer windows and roof newer gas heat, and upgraded bath, and a 20x11 comfortable den. This home is move in ready and easy to show. .. .. .. .. .. .. ..

12. 2016-01-12
    soldstatus $89,900 Sold

    Show marketing remark (403 chars)

    Take Advantage of a Lovely End Unit Townhome with reasonable taxes, Situated on a nice size 19x100 corner lot. Tired of steps this 1st floor rancher is the answer. This home features 2 bedroom 1 bath a newer kitchen an all nuetral decor plush carpet, newer windows and roof newer gas heat, and upgraded bath, and a 20x11 comfortable den. This home is move in ready and easy to show. .. .. .. .. .. .. ..

13. 2015-06-13
    status Under Contract
14. 2015-06-12
    historical 403-char remark

    Show marketing remark (403 chars)

    Take Advantage of a Lovely End Unit Townhome with reasonable taxes, Situated on a nice size 19x100 corner lot. Tired of steps this 1st floor rancher is the answer. This home features 2 bedroom 1 bath a newer kitchen an all nuetral decor plush carpet, newer windows and roof newer gas heat, and upgraded bath, and a 20x11 comfortable den. This home is move in ready and easy to show. .. .. .. .. .. .. ..

15. 2015-01-22
    listed $89,900 Active

    Show marketing remark (403 chars)

    Take Advantage of a Lovely End Unit Townhome with reasonable taxes, Situated on a nice size 19x100 corner lot. Tired of steps this 1st floor rancher is the answer. This home features 2 bedroom 1 bath a newer kitchen an all nuetral decor plush carpet, newer windows and roof newer gas heat, and upgraded bath, and a 20x11 comfortable den. This home is move in ready and easy to show. .. .. .. .. .. .. ..

16. 2015-01-22
    listed $89,900 403-char remark

    Show marketing remark (403 chars)

    Take Advantage of a Lovely End Unit Townhome with reasonable taxes, Situated on a nice size 19x100 corner lot. Tired of steps this 1st floor rancher is the answer. This home features 2 bedroom 1 bath a newer kitchen an all nuetral decor plush carpet, newer windows and roof newer gas heat, and upgraded bath, and a 20x11 comfortable den. This home is move in ready and easy to show. .. .. .. .. .. .. ..

17. 2003-03-06
    soldstatus $77,500
18. 2003-02-19
    soldstatus $77,500
19. 2003-01-28
    historical
20. 2002-12-15
    listed $77,500
21. 2000-01-21
    soldstatus $62,500
22. 2000-01-07
    soldstatus $62,500
23. 1999-12-17
    historical
24. 1999-12-09
    listed $62,500
25. 1993-09-13
    soldstatus $74,000
26. 1978-05-30
    soldstatus $31,000
27. 1978-05-01
    soldstatus $31,000

ⓘ 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: $4,381 · $365/mo
• Projected year-2 tax: $5,365 · $447/mo
• Expected delta: +$984/yr (+$82/mo · 22.5%)

ⓘ 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 54% 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: $29,022
• − Mortgage interest: −$14,284
• − Property taxes: −$4,381
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,322
• − Management: −$2,322
• − Depreciation: −$7,418
• Taxable loss: −$2,980
• Est. tax savings @ 24.0%: +$715
• After-tax cash flow: $1,939/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 — Gloucester

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

Census & demographics

• County: Camden County · 407,624 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 49,305
• Household income: $68,044
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 3050.0

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 0.69)
• Race & ethnicity: White 44% Black 27% Hispanic / Latino 20% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 14% Chinese 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: ▼ -156.73%
• Current HPI: 338.8351
• Rent YoY: ▲ 3.02%
• 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

+722.6% since first listed

27 events — show timeline

• 2026-04-26 Pending — BRIGHT MLS
• 2026-03-10 Price Changed $255,000 BRIGHT MLS
• 2026-02-06 Listed $265,000 BRIGHT MLS
• 2022-09-30 Sold (Public Records) $195,000 Public Records
• 2022-08-02 Sold (MLS) $195,000 BRIGHT MLS
• 2022-06-14 Pending — BRIGHT MLS
• 2022-06-07 Relisted — BRIGHT MLS
• 2022-05-18 Pending — BRIGHT MLS
• 2022-05-13 Listed $195,000 BRIGHT MLS
• 2017-07-11 Sold (Public Records) $94,900 Public Records
• 2016-01-12 Sold (MLS) $89,900 TREND
• 2016-01-12 Sold (MLS) $89,900 BRIGHT MLS
• 2015-06-13 Pending — TREND
• 2015-06-12 Listing Removed — BRIGHT MLS
• 2015-01-22 Listed $89,900 TREND
• 2015-01-22 Listed $89,900 BRIGHT MLS
• 2003-03-06 Sold (Public Records) $77,500 Public Records
• 2003-02-19 Sold (MLS) $77,500 BRIGHT MLS
• 2003-01-28 Listing Removed — BRIGHT MLS
• 2002-12-15 Listed $77,500 BRIGHT MLS
• 2000-01-21 Sold (Public Records) $62,500 Public Records
• 2000-01-07 Sold (MLS) $62,500 BRIGHT MLS
• 1999-12-17 Listing Removed — BRIGHT MLS
• 1999-12-09 Listed $62,500 BRIGHT MLS
• 1993-09-13 Sold (Public Records) $74,000 Public Records
• 1978-05-30 Sold (Public Records) $31,000 Public Records
• 1978-05-01 Sold (Public Records) $31,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $4,381 · +2.0% YoY. Source: county tax records.