30 Sand Hills Dr · Glassboro, NJ 08094

$415,000

3 bd · 2.5 ba · 1,944 sqft · Land · 134 Days on market

Built 2025 2,178 sqft lot $116/mo HOA · 3% of rent

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Why this score? — see what drove the D 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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 30 Sand Hills Drive, located in the highly desirable — and completely sold-out — Blaze Mill community by Ryan Homes. This is the only home currently available in the neighborhood, offering a rare opportunity to own nearly-new construction without the wait. This home backs up to the woods so that you can appreciate no neighbors right behind you. Just one year young, this stunning Ballata model townhome offers nearly 2,000 square feet, 3 bedrooms, and a one-car garage — blending modern luxury with everyday functionality. From the moment you enter, you’ll notice elevated finishes throughout, including upgraded flooring, designer doors and fixtures, and abunda

Key facts

• $116 HOA
• Garage
• Built 2025

Property features AI

Finance

• HOA & community: HOA fee of $116 per month; HOA covers snow removal and front lawn care

Exterior

• Parking: Attached garage with front entry and inside access (1 garage space); One driveway parking space; Additional parking available in lot and on-street (total 2 parking spaces)
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Property in excellent condition; Estimated year built
• Construction: Vinyl siding; Architectural shingle roof; Slab foundation; Built by Ryan Homes
• Exterior features: Deck(s); Two or more exterior access/egress points

Interior

• Kitchen: Gourmet kitchen with island; Eat-in kitchen; Stainless steel appliances; Built-in microwave; Stove; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Laminate plank
• Bathrooms: Two full bathrooms on the upper level; One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Open floor plan; Family room open to kitchen; Pantry; Walk-in closets; Master bath; Upgraded countertops; Recessed lighting; Attic access; Walk-in shower and tub/shower combination; 9'+ high ceilings and high walls with drywall
• Laundry & utility: Washer and dryer in unit (upper floor); Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath land listed at $415k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $357k (14.0% below list).
• Recommended offer: $357k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.5% in Glassboro — 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 81/100 on livability (#57 in NJ, #1,498 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D+, cost of living D-.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 268 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 44% of the median local income ($97k/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 $3k of loan paydown is wiped out by about $12k 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 134 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $178k; list at $415k implies a 133% gain — meaningful room to come down on a strong offer.

Recommended offer $356,712 (14.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-56,264
• Equity at exit: $61,878

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-35,082
• Equity at exit: $35,882

Cash invested: $116,200 (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 08094

• Active inventory: 268
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,567 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$179 /mo · $2,148/yr
• Insurance: −$173
• HOA: −$116
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $174

Break-even live

Break-even rent $3,347

Max offer price $415,000

Occupancy floor 90%

Sensitivity live

Price	-10% $409	-5% $291	+0% $174	+5% $56	+10% $-61
Rent	-10% $-108	-5% $33	+0% $174	+5% $315	+10% $456
Rate	-1.0pp $383	-0.5pp $279	base $174	+0.5pp $66	+1.0pp $-43

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Spyglass Hill Dr Williamstown, NJ	3.0	2.5	1980	$3,400	$1.72	1d	1	0.10mi
1286 Glassboro Rd Williamstown, NJ	4.0	1.0	1890	$2,600	$1.38	17d	1	0.65mi

HOA detail

• Monthly dues: $116 · $1,392/yr

Listing history 19 events

1. 2026-06-18
   days on market $415,000 Active 134 DOM
2. 2026-06-17
   days on market $415,000 Active 133 DOM
3. 2026-06-16
   days on market $415,000 Active 132 DOM
4. 2026-06-15
   days on market $415,000 Active 131 DOM
5. 2026-06-13
   days on market $415,000 Active 129 DOM
6. 2026-06-09
   days on market $415,000 Active 125 DOM
7. 2026-06-08
   days on market $415,000 Active 124 DOM
8. 2026-06-07
   days on market $415,000 Active 123 DOM
9. 2026-06-04
   days on market $415,000 Active 120 DOM
10. 2026-06-03
    days on market $415,000 Active 119 DOM
11. 2026-06-02
    days on market $415,000 Active 118 DOM
12. 2026-06-01
    days on market $415,000 Active 117 DOM
13. 2026-05-31
    days on market $415,000 Active 116 DOM
14. 2026-05-14
    price $415,000
15. 2026-03-11
    price $428,500
16. 2026-02-05
    listed $435,000 Active
17. 2026-02-04
    historical $435,000
18. 2024-07-11
    soldstatus $178,000
19. 2023-10-06
    soldstatus $150,000

ⓘ 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: $2,148 · $179/mo
• Projected year-2 tax: $6,241 · $520/mo
• Expected delta: +$4,093/yr (+$341/mo · 190.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $42,805
• − Mortgage interest: −$23,246
• − Property taxes: −$2,148
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,424
• − Management: −$3,424
• − HOA: −$1,392
• − Depreciation: −$12,073
• Taxable loss: −$4,978
• Est. tax savings @ 24.0%: +$1,195
• After-tax cash flow: $3,280/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: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Glassboro

• Score: 81/100
• State rank: #57
• US rank: #1498

Category grades

Amenities C+ Commute A+ Cost of living D- Crime A Employment B Housing A+ Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 41,595
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 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: ▼ -213.12%
• Current HPI: 278.3849
• 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

+176.7% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $415,000 BRIGHT MLS
• 2026-03-11 Price Changed $428,500 BRIGHT MLS
• 2026-02-05 Listed $435,000 BRIGHT MLS
• 2026-02-04 Coming Soon $435,000 BRIGHT MLS
• 2024-07-11 Sold (Public Records) $178,000 Public Records
• 2023-10-06 Sold (Public Records) $150,000 Public Records

Property tax history

+105.8%/yr

Latest (2025): $2,148 · +105.8% YoY. Source: county tax records.