1931 Cooper St · Deptford, NJ 08096

$220,000

3 bd · 1.0 ba · 1,475 sqft · SingleFamily public records · 51 Days on market

Built 1925 0.39 ac lot $149/sqft · 22% below area Est $282k · 22% 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity in Deptford! Down to the studs and ready for your vision. 3 bed, 1 bath ranch with full basement. Prime location with strong upside. Sold as-is.

Key facts

• Full basement
• Prime location
• 0.39 acre lot

Tags

• FULL BASEMENT
• PRIME LOCATION

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Attached 2-car garage
• Utilities: Natural gas heating and hot water; Public water; Public sewer
• Home design: Detached home; Finished above-grade living area of about 1,475 (assessor)
• Construction: Frame construction; Block and concrete perimeter foundation
• Exterior features: Lot dimensions approximately 120 x 143

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $213k (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.
• Deptford Township Public School District (suburban): math 17% / reading 45% proficiency, ranked #326 of 472 in NJ (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Good Intent Elementary School (math 16% / reading 43%, grade F, #731 of 1,303 statewide, top 59%, 324 students, 29% FRL); Deptford Township High School (math 14% / reading 46%, grade F, #284 of 399 statewide, top 72%, 1,084 students, 29% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: 176 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

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.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $220k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (median comp): $281,877
• List price: $220,000
• Delta: -21.95%
• 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
1913 Asbury Ave	0.40mi	3/1.0	1,464 (-1%)	14mo	$285,000	$195	69
1928 Hillside Ave	0.22mi	3/1.0	1,382 (-6%)	15mo	$233,342	$169	67
1819 County House Rd	0.59mi	3/1.5	1,437 (-3%)	2mo	$350,000	$244	65
32 Jones Ave	0.46mi	3/2.0	1,472 (-0%)	11mo	$355,000	$241	65
28 Hemlock Dr	0.43mi	3/2.5	1,508 (+2%)	8mo	$440,000	$292	64
1832 County House Rd	0.59mi	4/1.5 (+1)	1,444 (-2%)	5mo	$308,000	$213	58
1478 Hurffville Rd	0.39mi	3/2.5	1,400 (-5%)	14mo	$412,000	$294	56
2023 Konrad Ave	0.24mi	3/1.0	1,274 (-14%)	15mo	$196,000	$154	54
524 Almonesson Rd	0.69mi	3/2.5	1,436 (-3%)	8mo	$375,000	$261	51
1716 Almonesson Rd	0.36mi	2/1.0 (-1)	1,649 (+12%)	15mo	$306,000	$186	46
2013 Good Intent Rd	0.57mi	4/2.5 (+1)	1,508 (+2%)	15mo	$379,000	$251	46
439 Fern Ave	0.57mi	3/2.0	1,677 (+14%)	12mo	$310,000	$185	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-18,599
• Equity at exit: $32,803

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $5,775
• Equity at exit: $19,022

Cash invested: $61,600 (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 08096

• Active inventory: 176
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,206 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$230 /mo · $2,761/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $268

Break-even live

Break-even rent $1,868

Max offer price $220,000

Occupancy floor 83%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Hurffville Rd Unit A Deptford, NJ	3.0	1.0	1128	$1,999	$1.77	24d	1	0.64mi
590 Lower Landing Rd Blackwood, NJ	3.0	1.0–1.5	1030	$2,500	$2.43	1d	10	0.96mi
230 Almonesson Rd Unit A Blackwood, NJ	2.0	1.0	900	$1,900	$2.11	10d	1	1.15mi

Listing history 12 events

1. 2026-06-15
   status $220,000 Pending 51 DOM
2. 2026-06-13
   statusdays on market $220,000 Active Under Contract 51 DOM
3. 2026-06-09
   days on market $220,000 Active 47 DOM
4. 2026-06-08
   days on market $220,000 Active 46 DOM
5. 2026-06-07
   days on market $220,000 Active 45 DOM
6. 2026-06-04
   days on market $220,000 Active 42 DOM
7. 2026-06-03
   days on market $220,000 Active 41 DOM
8. 2026-06-02
   days on market $220,000 Active 40 DOM
9. 2026-06-01
   days on market $220,000 Active 39 DOM
10. 2026-05-31
    days on market $220,000 Active 38 DOM
11. 2026-04-23
    listed $225,000 Active 165-char remark
12. 2025-03-07
    soldstatus $70,000

ⓘ 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: $2,761 · $230/mo
• Projected year-2 tax: $4,120 · $343/mo
• Expected delta: +$1,358/yr (+$113/mo · 49.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $26,477
• − Mortgage interest: −$12,323
• − Property taxes: −$2,761
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − Depreciation: −$6,400
• Taxable loss: −$344
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $3,294/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: Deptford Township Public School District
• NCES district ID: 3403900
• Math proficiency: 17% ▼ -24.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $66,302
• Composite: 28.48/100
• National rank: #6741
• State rank: #326 of 472 in NJ

Livability — Deptford

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

Census & demographics

• County: Gloucester County · 160,422 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 35,336
• Household income: $89,013
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 1044.0

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 13% Black 12% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 1% Iranian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -239.24%
• Current HPI: 269.1606
• Rent YoY: —
• 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

+214.3% since first listed

5 events — show timeline

• 2026-06-15 Pending — BRIGHT MLS
• 2026-06-13 Contingent — BRIGHT MLS
• 2026-05-26 Price Changed $220,000 BRIGHT MLS
• 2026-04-23 Listed $225,000 BRIGHT MLS
• 2025-03-07 Sold (Public Records) $70,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $2,761 · +2.1% YoY. Source: county tax records.