342 Empire Ave · Gloucester, NJ 08012

$185,000

3 bd · 2.0 ba · 1,091 sqft · Townhouse public records · 40 Days on market

Built 1927 4,861 sqft lot Est $252k · 27% 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 +22.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.7/10.0
• DSCR +7.1/10.0
• Rent growth +3.5/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special offering exceptional upside with an ARV of $375,000++ on a rare oversized double lot in a highly desirable location. Tucked away on a quiet dead-end street directly adjacent to Valleybrook Golf Course, this property provides a unique level of privacy while still being close to major conveniences, making it an ideal setting for long-term value and strong resale demand. The home features 3 bedrooms, 2 bathrooms , a large full basement, and a detached garage, and requires a complete renovation, presenting a prime opportunity for investors, builders, or end users looking to create a custom home in a premium location. Properties with this combination of land, privacy, and positi

Key facts

• Premium location
• Complete renovation
• Oversized double lot

Tags

• OVERSIZED DOUBLE LOT
• QUIET DEAD-END STREET
• COMPLETE RENOVATION
• CUSTOM HOME
• PREMIUM LOCATION

Property features AI

Finance

• Financial info: Ownership: Fee Simple

Exterior

• Parking: Detached garage (1 space); Total of 1 garage/parking space
• Utilities: Public water; Public sewer
• Home design: Detached property
• Construction: Concrete perimeter foundation; Other structures above and below grade
• Exterior features: Lot dimensions approximately 40.51 x 120.00; No tidal water

Interior

• Bedrooms: Two bedrooms on the upper level; One bedroom on the main level
• Bathrooms: One full bathroom on the upper level; One full bathroom on the main level; Two full bathrooms total
• Heating & cooling: Heating: other; Cooling: other; Hot water: other
• Interior features: Basement present (other type)

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $298 ($4k/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.

Location & tenants

• Location reads: area grade C — 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.
• Market conditions: Rents rising fast (+4.2%/yr); 174 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% 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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $252,021
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 Aberdeen Ln	0.71mi	2/2.0 (-1)	1,080 (-1%)	4mo	$250,000	$231	57
3101 Aberdeen Ln	0.61mi	2/2.0 (-1)	1,032 (-5%)	5mo	$280,000	$271	53
504 Wimbledon Way	0.68mi	2/2.0 (-1)	1,136 (+4%)	11mo	$250,000	$220	47
2307 Wimbledon Way	0.63mi	2/2.0 (-1)	1,032 (-5%)	13mo	$255,000	$247	46
2403 Wimbledon Way	0.61mi	2/2.0 (-1)	1,200 (+10%)	9mo	$279,000	$233	42
404 Wimbledon Way	0.70mi	2/1.0 (-1)	1,200 (+10%)	4mo	$245,000	$204	39
2704 Wimbledon Way	0.57mi	2/1.0 (-1)	1,200 (+10%)	11mo	$257,000	$214	39
5105 Aberdeen Ln	0.69mi	2/1.0 (-1)	944 (-14%)	2mo	$205,000	$217	35
4505 Aberdeen Ln	0.63mi	2/1.0 (-1)	944 (-14%)	6mo	$222,000	$235	34
2506 Wimbledon	0.61mi	2/2.5 (-1)	1,228 (+13%)	15mo	$270,000	$220	31
401 Wimbledon Way	0.70mi	2/1.0 (-1)	944 (-14%)	19mo	$247,000	$262	20

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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-8,032
• Equity at exit: $27,584

10-year hold

• IRR: 7.2%
• Equity multiple: 1.58×
• Total profit: $29,946
• Equity at exit: $15,995

Cash invested: $51,800 (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 08012

• Rents YoY: 4.2%
• Active inventory: 174
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,354 high
• Mortgage (P&I): −$970
• Tax from tax record: −$515 /mo · $6,180/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $298

Break-even live

Break-even rent $1,977

Max offer price $185,000

Occupancy floor 82%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 Old Black Horse Pike Blackwood, NJ	1.0–2.0	1.0–1.5	1045	$2,170	$2.08	1d	25	0.48mi
230 Almonesson Rd Unit A Blackwood, NJ	2.0	1.0	900	$1,900	$2.11	10d	1	0.66mi
100 Blenheim-Erial Rd Blackwood, NJ	1.0–2.0	1.0–2.0	1439	$2,670	$1.85	1d	1	0.66mi
8 Pinehurst Ct Blackwood, NJ	4.0	2.5	1332	$2,800	$2.10	1d	1	0.66mi
590 Lower Landing Rd Blackwood, NJ	3.0	1.0–1.5	1030	$2,500	$2.43	1d	10	0.96mi

Listing history 8 events

1. 2026-06-08
   days on market $185,000 Active 40 DOM
2. 2026-06-07
   days on market $185,000 Active 39 DOM
3. 2026-06-04
   days on market $185,000 Active 36 DOM
4. 2026-06-03
   days on market $185,000 Active 35 DOM
5. 2026-06-02
   days on market $185,000 Active 34 DOM
6. 2026-06-01
   days on market $185,000 Active 33 DOM
7. 2026-05-31
   days on market $185,000 Active 32 DOM
8. 2026-04-29
   listed $185,000 Active 900-char remark

ⓘ 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: $6,180 · $515/mo
• Projected year-2 tax: $6,180 · $515/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,251
• − Mortgage interest: −$10,363
• − Property taxes: −$6,180
• − Insurance: −$925
• − Repairs & maintenance: −$2,260
• − Management: −$2,260
• − Depreciation: −$5,382
• Taxable income: $881
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $3,360/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): 41,812
• Household income: $95,451
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 1264.0

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 (71%)
• Race & ethnicity: White 71% Black 10% Hispanic / Latino 9% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 2%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 4% 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: ▼ -232.79%
• Current HPI: 315.9676
• Rent YoY: ▲ 4.16%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-27 Sold (MLS) $185,000 BRIGHT MLS
• 2026-05-05 Sold (Public Records) $110,000 Public Records
• 2026-04-29 Listed $185,000 BRIGHT MLS

Property tax history

+3.8%/yr

Latest (2025): $6,180 · +2.1% YoY. Source: county tax records.