626 Tara Dr · Sicklerville, NJ 08081

$189,000

2 bd · 1.5 ba · 1,037 sqft · Townhouse public records · 8 Days on market

Built 1984 Est $205k · 8% under

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Why this score? — see what drove the C+ 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 +26.7/30.0
• ARV discount +11.1/15.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Townhome that is currently tenant occupied waiting on an Investor to take it over. Tenant wishes to stay in the property when sold. Two large bedrooms and one bathroom upstairs. Oversize Living room that leads out to the rear patio in backyard. 1st floor powder room on the other side of the kitchen, Property being sold strictly as-is condition. Buyer responsible for all inspections & repairs to obtain their funding as well as township inspection & Fire department inspection & equipment if needed.

Key facts

• 2 parking spots
• Built 1984
• Listed 8 days

Property features AI

Finance

• Other: Ground rent paid annually
• Financial info: Total actual rent reported: $19,320

Exterior

• Parking: Concrete driveway with space for 2 vehicles; Total of 2 garage and parking spaces
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Estimated lot dimensions approximately 20 x 115
• Construction: Frame construction; Shingle roof; Slab foundation; Built year per assessor
• Exterior features: Aluminum fencing

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: Two bedrooms on the upper level
• Flooring: Ceramic tile; Laminate plank
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Electric baseboard heating; Window air conditioning units (electric)
• Interior features: Dry wall walls and ceilings; Living Room, Dining Room
• Laundry & utility: Stacked washer and dryer on the upper floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $189k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Cap rate 9.5% 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 C — affects rentability + tenant quality, not the cash-flow math above.
• Winslow Township School District (suburban): math 11% / reading 36% proficiency, ranked #387 of 472 in NJ (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Winslow Township Elementary School Two (math 12% / reading 27%, grade F, #1,012 of 1,303 statewide, top 79%, 308 students, 44% FRL); Winslow Township Middle School (math 14% / reading 42%, grade F, #335 of 431 statewide, top 79%, 764 students, 46% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 329 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.
• Current owner paid $78k; list at $189k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $189,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.22% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.63%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $205,326
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
668 Tara Dr	0.08mi	2/1.5	1,037 (0%)	0mo	$205,000	$198	96
616 Tara Dr	0.03mi	2/1.5	1,037 (0%)	6mo	$155,000	$149	94
610 Tara Dr	0.04mi	2/1.5	1,037 (0%)	17mo	$182,000	$176	84
1 Hickory Ct	0.58mi	2/2.0	1,000 (-4%)	12mo	$245,000	$245	55
11 Heywood Ln	0.61mi	2/1.0	1,046 (+1%)	19mo	$245,000	$234	53
71 Kenwood Dr	0.75mi	2/2.0	1,012 (-2%)	15mo	$210,000	$208	47
67 Kenwood Dr	0.75mi	2/2.0	1,012 (-2%)	18mo	$180,000	$178	44
55 Kenwood Dr	0.75mi	2/1.0	1,012 (-2%)	22mo	$200,000	$198	41
65 Kenwood Dr	0.75mi	2/2.0	912 (-12%)	14mo	$184,300	$202	31

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 · 3.41% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $3,042
• Equity at exit: $28,181

10-year hold

• IRR: 11.5%
• Equity multiple: 1.92×
• Total profit: $48,844
• Equity at exit: $16,341

Cash invested: $52,920 (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: 329
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,313 high
• Mortgage (P&I): −$991
• Tax from tax record: −$244 /mo · $2,932/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $513

Break-even live

Break-even rent $1,664

Max offer price $189,000

Occupancy floor 73%

Sensitivity live

Price	-10% $620	-5% $566	+0% $513	+5% $459	+10% $406
Rent	-10% $330	-5% $422	+0% $513	+5% $604	+10% $696
Rate	-1.0pp $608	-0.5pp $561	base $513	+0.5pp $464	+1.0pp $414

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
483 Old Erial Rd Sicklerville, NJ	3.0	1.5	1226	$2,575	$2.10	8d	1	0.18mi
41 Hampton Gate Dr Sicklerville, NJ	2.0	1.5	1272	$2,100	$1.65	19d	1	0.46mi
55 Hampton Gate Dr Sicklerville, NJ	2.0	1.5	1272	$2,000	$1.57	44d	1	0.50mi
190 Kenwood Dr Sicklerville, NJ	2.0	1.0	912	$1,800	$1.97	44d	1	0.79mi
540 Kali Rd Sicklerville, NJ	2.0–3.0	2.5	1575	$2,700	$1.71	2d	1	1.02mi
343 Brookdale Blvd Williamstown, NJ	3.0	2.5	1438	$2,500	$1.74	2d	1	1.26mi
110 High Meadows Dr Sicklerville, NJ	3.0	1.5	1408	$2,400	$1.70	44d	1	1.42mi
3 Lawrence Ct Sicklerville, NJ	2.0	1.0	968	$1,850	$1.91	2d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $189,000 Coming Soon 8 DOM
2. 2026-06-17
   days on market $189,000 Coming Soon 7 DOM
3. 2026-06-16
   days on market $189,000 Coming Soon 6 DOM
4. 2026-06-15
   days on market $189,000 Coming Soon 5 DOM
5. 2026-06-13
   remarks 319-char remark
6. 2026-06-13
   listed $189,000 Coming Soon 3 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: $2,932 · $244/mo
• Projected year-2 tax: $3,819 · $318/mo
• Expected delta: +$887/yr (+$74/mo · 30.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $27,754
• − Mortgage interest: −$10,587
• − Property taxes: −$2,932
• − Insurance: −$945
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$5,498
• Taxable income: $3,352
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $5,351/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: Winslow Township School District
• NCES district ID: 3418060
• Math proficiency: 11% ▼ -17.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $70,254
• Composite: 22.65/100
• National rank: #8057
• State rank: #387 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

+329.6% since first listed

19 events — show timeline

• 2026-06-10 Coming Soon $189,000 BRIGHT MLS
• 2025-11-26 Listing Removed — BRIGHT MLS
• 2025-10-20 Listed $188,000 BRIGHT MLS
• 2025-02-06 Rental Removed $1,765 BRIGHTMLS
• 2025-01-10 Listed for Rent $1,765 BRIGHTMLS
• 2022-02-15 Sold (Public Records) $78,000 Public Records
• 2021-10-15 Sold (MLS) $78,000 BRIGHT MLS
• 2021-10-13 Price Changed $79,900 BRIGHT MLS
• 2021-08-12 Pending — BRIGHT MLS
• 2021-08-02 Price Changed $85,000 BRIGHT MLS
• 2021-05-17 Price Changed $88,000 BRIGHT MLS
• 2021-04-24 Listed $90,000 BRIGHT MLS
• 2004-03-17 Sold (Public Records) $62,000 Public Records
• 2004-02-03 Sold (MLS) $62,000 BRIGHT MLS
• 2004-01-28 Listing Removed — BRIGHT MLS
• 2003-12-08 Listed $62,000 BRIGHT MLS
• 2003-05-15 Listed $63,900 BRIGHT MLS
• 2003-05-15 Listing Removed — BRIGHT MLS
• 1983-05-01 Sold (Public Records) $43,990 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,932 · +1.9% YoY. Source: county tax records.