28 Skyline Dr · Sicklerville, NJ 08081

$184,900

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 49 Days on market

Built 1999 Est $277k · 33% under

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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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

Beautifully updated 3-bedroom, 2-bath home in the highly sought-after 55+ community of Shenandoah Village! Enjoy resort-style amenities including a clubhouse, pool, and an active, friendly neighborhood atmosphere. This spacious home offers fresh paint throughout, generous room sizes, and multiple living areas—a formal living room, dining room, and a family room with a fireplace—giving you plenty of space to spread out. The stunning brand-new kitchen features all-new stainless steel appliances, modern cabinets, quartz countertops, and a stylish tile backsplash. Major home improvements also include new windows, sliding door, storm doors, and gutters/gutter guards (2022). Both bath

Key facts

• Quartz countertops
• Updated kitchen
• New sliding door

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• NEW WINDOWS
• NEW SLIDING DOOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 B — 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: Ann A. Mullen Middle School (math 17% / reading 46%, grade F, #289 of 431 statewide, top 69%, 933 students, 40% FRL).
• Market conditions: Rents rising (+3.4%/yr); 334 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 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 $52k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $179,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.34% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.60%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $277,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Skyline Dr	0.03mi	3/1.0	1,175 (-2%)	3mo	$130,000	$111	89
66 Skyline Dr	0.21mi	2/2.0 (-1)	1,200 (0%)	10mo	$72,000	$60	77
25 Loft Mountain Dr	0.09mi	2/2.0 (-1)	1,056 (-12%)	0mo	$165,000	$156	71
90 Estates Rd	0.53mi	3/1.5	1,184 (-1%)	7mo	$260,000	$220	65
12 Hancock Ln	0.60mi	3/2.0	1,269 (+6%)	4mo	$336,000	$265	59
32 Swift Run Dr	0.33mi	2/2.0 (-1)	1,104 (-8%)	10mo	$149,900	$136	58
23 Swift Run Dr	0.27mi	2/2.0 (-1)	1,056 (-12%)	10mo	$156,000	$148	54
25 Congress Rd	0.56mi	4/1.5 (+1)	1,184 (-1%)	13mo	$315,000	$266	54
138 Saint Moritz	0.50mi	3/2.0	1,342 (+12%)	6mo	$350,000	$261	52
147 Country Club Rd	0.53mi	3/2.0	1,320 (+10%)	11mo	$350,000	$265	49
1091 Grandview Dr	0.65mi	3/1.0	1,314 (+10%)	6mo	$304,000	$231	45
7 Breckenridge Dr	0.58mi	3/2.0	1,342 (+12%)	12mo	$349,000	$260	43

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $13,957
• Equity at exit: $27,569

10-year hold

• IRR: 16.6%
• Equity multiple: 2.39×
• Total profit: $71,724
• Equity at exit: $15,987

Cash invested: $51,772 (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: 334
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,469 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $673

Break-even live

Break-even rent $1,617

Max offer price $184,900

Occupancy floor 68%

Sensitivity live

Price	-10% $801	-5% $737	+0% $673	+5% $609	+10% $545
Rent	-10% $478	-5% $575	+0% $673	+5% $770	+10% $868
Rate	-1.0pp $766	-0.5pp $720	base $673	+0.5pp $625	+1.0pp $576

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Grant Ln Berlin, NJ	3.0	1.5	1360	$2,400	$1.76	0d	1	0.36mi
33 Cottage Gate Rd Unit B Sicklerville, NJ	2.0	1.0	1200	$1,790	$1.49	0d	1	1.27mi
159 Cross Keys Rd Unit E Berlin, NJ	2.0	1.0	1500	$1,695	$1.13	0d	1	1.27mi
206 Bittlewood Ave Unit SFH Berlin, NJ	3.0	1.0	850	$2,900	$3.41	11d	1	1.31mi
700 Renaissance Dr Pine Hill, NJ	2.0	2.0	1073	$2,225	$2.07	0d	4	1.37mi

Listing history 6 events

1. 2026-05-01
   status Pending
2. 2026-04-30
   soldstatus Closed
3. 2026-02-02
   status Pending
4. 2025-12-15
   listed $184,900 Active
5. 2000-03-30
   historical
6. 1999-11-30
   listed $76,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,631
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − Depreciation: −$5,379
• Taxable income: $5,456
• Est. tax owed @ 24.0%: −$1,309
• After-tax cash flow: $6,766/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

+143.3% since first listed

6 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-04-30 Sold (MLS) — BRIGHT MLS
• 2026-02-02 Pending — BRIGHT MLS
• 2025-12-15 Listed $184,900 BRIGHT MLS
• 2000-03-30 Listing Removed — BRIGHT MLS
• 1999-11-30 Listed $76,000 BRIGHT MLS