38 Desmond Run · Sicklerville, NJ 08081

$239,000

3 bd · 1.5 ba · 1,500 sqft · Townhouse public records · 49 Days on market

Built 1976 $159/sqft · 38% below area Est $383k · 38% under $20/mo HOA · 1% of rent

---

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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.7/10.0
• 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

Three-bedroom, one-and-a-half-bathroom townhouse in Desmond Run. Recently updated with granite kitchen countertops and stainless steel Frigidaire appliances. The kitchen and dining area feature newly installed hardwood floors. The home also includes newer Anderson windows throughout, new ceiling fans in the kitchen and dining room, a new front door, and updated window blinds. The property does require some repairs. The family room rug needs attention, wallpaper on the second floor is peeling and needs repair, and the second-floor bathroom also requires maintenance. The home is currently being decluttered and is being sold in “AS IS” condition. Buyers will be responsible for all Township and lender-required repairs.

Key facts

• Hardwood flooring
• Newer front door
• Newer windows

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• HARDWOOD FLOORING
• NEWER WINDOWS
• NEWER FRONT DOOR

Property features AI

Finance

• Other: Above-grade finished area reported as 1,500 (assessor)
• HOA & community: HOA fee $20 monthly; Pets allowed with no pet restrictions

Exterior

• Parking: Parking lot with 3 spaces (total 3 garage/parking spaces)
• Utilities: Public water; Public sewer; Electric cooling fuel; Oil heating fuel
• Home design: Interior townhouse/rowhouse; Wood siding exterior
• Construction: Slab foundation
• Exterior features: Not in a federal flood zone; Annual ground rent; Lot dimensions approximately 24 x 101

Interior

• Kitchen: Electric range/oven; Refrigerator; Microwave; Dishwasher
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom; One half bathroom on the main level
• Heating & cooling: Forced air heating (oil); Central air conditioning; Electric hot water
• Interior features: Condominium ownership; No basement; Five total rooms (living room, dining room, kitchen, and bedrooms); Living area measured by assessor
• Laundry & utility: Laundry located on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $239k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $232k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Market conditions: Rents rising (+3.4%/yr); 329 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 32% of the median local income ($106k/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 $7k 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 49 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $170k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,830 (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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.17% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.89%
• DSCR: 1.40
• GRM: 7.1

CMA / ARV

• ARV (median comp): $383,231
• List price: $239,000
• Delta: -37.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 Sickler Ct	0.26mi	3/2.5	1,580 (+5%)	8mo	$335,000	$212	69
181 Sickler Ct	0.28mi	3/2.5	1,580 (+5%)	11mo	$334,900	$212	65
157 Sickler Ct	0.23mi	3/2.5	1,580 (+5%)	14mo	$323,000	$204	64
159 Sickler Ct	0.23mi	3/2.5	1,580 (+5%)	15mo	$317,000	$201	64
3 Hewitt Ln	0.43mi	3/2.5	1,608 (+7%)	1mo	$300,000	$187	63
17 Hewitt Ln	0.39mi	3/1.5	1,356 (-10%)	5mo	$235,000	$173	62
10 Heywood Ln	0.51mi	3/2.0	1,408 (-6%)	4mo	$295,000	$210	61
17 Heywood Ln	0.48mi	3/1.5	1,408 (-6%)	9mo	$240,000	$170	60
12 Hewitt Ln	0.41mi	3/1.5	1,608 (+7%)	17mo	$234,000	$146	55
64 Hampton Gate Dr	0.46mi	3/1.5	1,356 (-10%)	12mo	$230,000	$170	52
77 Hampton Gate Dr	0.43mi	3/1.5	1,608 (+7%)	20mo	$275,000	$171	52
4 Juniper Ln	0.67mi	3/2.5	1,632 (+9%)	3mo	$335,000	$205	48

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-5,911
• Equity at exit: $35,636

10-year hold

• IRR: 7.8%
• Equity multiple: 1.61×
• Total profit: $40,622
• Equity at exit: $20,664

Cash invested: $66,920 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,792 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$337 /mo · $4,042/yr
• Insurance: −$100
• HOA: −$20
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $496

Break-even live

Break-even rent $2,164

Max offer price $239,000

Occupancy floor 77%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Sickler Ct Sicklerville, NJ	3.0	2.5	1580	$2,900	$1.84	18d	1	0.21mi
120 Sickler Ct Sicklerville, NJ	3.0	2.5	1580	$3,200	$2.03	43d	1	0.21mi
68 Arbor Meadow Dr Sicklerville, NJ	3.0	2.5	1666	$3,000	$1.80	3d	1	0.26mi
11 Camino Ct Sicklerville, NJ	3.0	2.5	1836	$2,885	$1.57	43d	1	0.31mi
55 Hampton Gate Dr Sicklerville, NJ	2.0	1.5	1272	$2,000	$1.57	43d	1	0.45mi
41 Hampton Gate Dr Sicklerville, NJ	2.0	1.5	1272	$2,100	$1.65	18d	1	0.55mi
4 Harrington Ln Unit A Sicklerville, NJ	2.0	1.0	2028	$1,850	$0.91	43d	1	0.56mi
483 Old Erial Rd Sicklerville, NJ	3.0	1.5	1226	$2,575	$2.10	7d	1	1.02mi
110 High Meadows Dr Sicklerville, NJ	3.0	1.5	1408	$2,400	$1.70	43d	1	1.08mi
6 Parktown Pl Sicklerville, NJ	3.0	2.5	1824	$2,500	$1.37	5d	1	1.10mi
540 Kali Rd Sicklerville, NJ	2.0–3.0	2.5	1575	$3,075	$1.95	1d	1	1.22mi
16 High Meadows Dr Sicklerville, NJ	3.0	1.5	1353	$2,600	$1.92	43d	1	1.23mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 27 events

1. 2026-06-18
   days on market $239,000 Active 49 DOM
2. 2026-06-17
   days on market $239,000 Active 48 DOM
3. 2026-06-16
   days on market $239,000 Active 47 DOM
4. 2026-06-15
   days on market $239,000 Active 46 DOM
5. 2026-06-13
   days on market $239,000 Active 44 DOM
6. 2026-06-09
   days on market $239,000 Active 40 DOM
7. 2026-06-08
   days on market $239,000 Active 39 DOM
8. 2026-06-07
   days on market $239,000 Active 38 DOM
9. 2026-06-04
   days on market $239,000 Active 35 DOM
10. 2026-06-03
    days on market $239,000 Active 34 DOM
11. 2026-06-02
    days on market $239,000 Active 33 DOM
12. 2026-06-01
    days on market $239,000 Active 32 DOM
13. 2026-05-31
    days on market $239,000 Active 31 DOM
14. 2026-04-30
    listed $249,000 Active 332-char remark
15. 2025-10-30
    historical $2,400
16. 2025-10-27
    listed $2,400
17. 2025-09-22
    historical $2,400
18. 2025-08-17
    price $2,400
19. 2025-07-01
    price $2,500
20. 2025-06-28
    listed $2,400
21. 2025-03-28
    soldstatus $170,000
22. 2025-02-28
    soldstatus $170,000 Closed 736-char remark

    Show marketing remark (736 chars)

    Three-bedroom, one-and-a-half-bathroom townhouse in Desmond Run. Recently updated with granite kitchen countertops and stainless steel Frigidaire appliances. The kitchen and dining area feature newly installed hardwood floors. The home also includes newer Anderson windows throughout, new ceiling fans in the kitchen and dining room, a new front door, and updated window blinds. The property does require some repairs. The family room rug needs attention, wallpaper on the second floor is peeling and needs repair, and the second-floor bathroom also requires maintenance. The home is currently being decluttered and is being sold in “AS IS” condition. Buyers will be responsible for all Township and lender-required repairs.

23. 2024-12-01
    status Pending 736-char remark

    Show marketing remark (736 chars)

    Three-bedroom, one-and-a-half-bathroom townhouse in Desmond Run. Recently updated with granite kitchen countertops and stainless steel Frigidaire appliances. The kitchen and dining area feature newly installed hardwood floors. The home also includes newer Anderson windows throughout, new ceiling fans in the kitchen and dining room, a new front door, and updated window blinds. The property does require some repairs. The family room rug needs attention, wallpaper on the second floor is peeling and needs repair, and the second-floor bathroom also requires maintenance. The home is currently being decluttered and is being sold in “AS IS” condition. Buyers will be responsible for all Township and lender-required repairs.

24. 2024-10-17
    price $189,500 736-char remark

    Show marketing remark (736 chars)

    Three-bedroom, one-and-a-half-bathroom townhouse in Desmond Run. Recently updated with granite kitchen countertops and stainless steel Frigidaire appliances. The kitchen and dining area feature newly installed hardwood floors. The home also includes newer Anderson windows throughout, new ceiling fans in the kitchen and dining room, a new front door, and updated window blinds. The property does require some repairs. The family room rug needs attention, wallpaper on the second floor is peeling and needs repair, and the second-floor bathroom also requires maintenance. The home is currently being decluttered and is being sold in “AS IS” condition. Buyers will be responsible for all Township and lender-required repairs.

25. 2024-10-08
    listed $199,500 Active 736-char remark

    Show marketing remark (736 chars)

    Three-bedroom, one-and-a-half-bathroom townhouse in Desmond Run. Recently updated with granite kitchen countertops and stainless steel Frigidaire appliances. The kitchen and dining area feature newly installed hardwood floors. The home also includes newer Anderson windows throughout, new ceiling fans in the kitchen and dining room, a new front door, and updated window blinds. The property does require some repairs. The family room rug needs attention, wallpaper on the second floor is peeling and needs repair, and the second-floor bathroom also requires maintenance. The home is currently being decluttered and is being sold in “AS IS” condition. Buyers will be responsible for all Township and lender-required repairs.

26. 1992-06-03
    soldstatus $69,900
27. 1980-12-01
    soldstatus $32,000

ⓘ 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: $4,042 · $337/mo
• Projected year-2 tax: $4,996 · $416/mo
• Expected delta: +$955/yr (+$80/mo · 23.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $33,503
• − Mortgage interest: −$13,388
• − Property taxes: −$4,042
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,680
• − Management: −$2,680
• − HOA: −$240
• − Depreciation: −$6,953
• Taxable income: $2,325
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $5,392/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

+646.9% since first listed

15 events — show timeline

• 2026-05-22 Price Changed $239,000 BRIGHT MLS
• 2026-04-30 Listed $249,000 BRIGHT MLS
• 2025-10-30 Rental Removed $2,400 BRIGHTMLS
• 2025-10-27 Listed for Rent $2,400 BRIGHTMLS
• 2025-09-22 Rental Removed $2,400 BRIGHTMLS
• 2025-08-17 Price Changed $2,400 BRIGHTMLS
• 2025-07-01 Price Changed $2,500 BRIGHTMLS
• 2025-06-28 Listed for Rent $2,400 BRIGHTMLS
• 2025-03-28 Sold (Public Records) $170,000 Public Records
• 2025-02-28 Sold (MLS) $170,000 BRIGHT MLS
• 2024-12-01 Pending — BRIGHT MLS
• 2024-10-17 Price Changed $189,500 BRIGHT MLS
• 2024-10-08 Listed $199,500 BRIGHT MLS
• 1992-06-03 Sold (Public Records) $69,900 Public Records
• 1980-12-01 Sold (Public Records) $32,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $4,042 · +1.9% YoY. Source: county tax records.