114 Sunset Rd · Mount Royal, NJ 08061

$450,000

4 bd · 6.0 ba · 1,527 sqft · SingleFamily public records · 12 Days on market

Built 2001 7,000 sqft lot Est $444k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +6.9/15.0
• Cash flow +6.8/30.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Beautiful, fully renovated single family home located in excellent school district. Four bedrooms and four full bathrooms. New HVAC. New bathrooms. Absolutely gorgeous new kitchen with granite countertop. Brand new stainless steel appliances. New flooring throughout. New wall to wall carpet. Freshly painted inside out. Brand new ceiling lights and ceiling fans. Basically everything is new. This house also has fully finished basement. Conveniently located close to shopping and dining. Minutes from major highways leading to Philly, New York and the shore. Come see it today!

Key facts

• 7,000 sq ft lot
• Garage
• Built 2001

Property features AI

Exterior

• Parking: Attached garage with front entry and inside access; 1 garage space; Asphalt driveway; Driveway with 2 spaces; Total of 3 garage/parking spaces
• Utilities: Public water; Public sewer; Natural gas hot water; Natural gas heating; Electric for cooling
• Home design: Detached property; Fee simple ownership
• Construction: Masonry, stone, and vinyl siding exterior; Concrete perimeter foundation; Building not winterized; Year built source: Assessor
• Exterior features: Deck(s); Porch(es); Outbuilding(s); Shed; Vinyl fencing; Walkout basement; Side entrance and outside entrance to basement; Improved and fully finished basement; Concrete perimeter foundation

Interior

• Kitchen: Kitchen open to dining area; Upgraded countertops; Wet/dry bar
• Bedrooms: 2 bedrooms on main level; 2 bedrooms on first upper level
• Flooring: Wood floors
• Bathrooms: 6 full bathrooms total; 4 full bathrooms on main level; 1 full bathroom on first upper level; 1 full bathroom on first lower level
• Heating & cooling: Central heating; Natural gas heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Ceiling fans; Open floor plan; Combination kitchen and dining area; Dining area; Family room off kitchen; Master bathroom; Recessed lighting; Upgraded countertops; Wet/dry bar; Wood floors
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/6.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-706 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $313k (30.5% below list).
• Recommended offer: $313k (30.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• East Greenwich Township School District (suburban): math 38% / reading 59% proficiency, ranked #119 of 472 in NJ (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Samuel Mickle School (math 38% / reading 59%, grade D, #294 of 1,303 statewide, top 23%, 726 students, 6% FRL); Kingsway Regional Middle School (math 27% / reading 55%, grade F, #188 of 431 statewide, top 44%, 954 students, 11% FRL); Kingsway Regional High School (math 31% / reading 51%, grade F, #180 of 399 statewide, top 46%, 1,947 students, 10% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: 20 active listings in the ZIP; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $370k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $312,901 (30.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.70% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.73%
• DSCR: 0.70
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $444,357
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Tradewinds Dr	0.19mi	4/2.0	1,436 (-6%)	6mo	$425,000	$296	60
160 Billows Dr	0.27mi	4/2.0	1,436 (-6%)	8mo	$417,777	$291	55
10 Misty Ct	0.35mi	4/2.0	1,623 (+6%)	10mo	$360,000	$222	49
93 Weathervane Dr	0.18mi	4/2.0	1,436 (-6%)	24mo	$405,000	$282	46
211 County House Rd	0.75mi	3/2.0 (-1)	1,344 (-12%)	22mo	$429,000	$319	7

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.59×
• Total profit: $200,188
• Equity at exit: $405,396

10-year hold

• IRR: 18.0%
• Equity multiple: 5.96×
• Total profit: $625,072
• Equity at exit: $874,251

Cash invested: $126,000 (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 08061

• Home prices YoY: 4.5%
• Active inventory: 20
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $3,129 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$631 /mo · $7,570/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$657
• Net cashflow: $-706

Break-even live

Break-even rent $4,023

Max offer price $325,232

Occupancy floor —

Sensitivity live

Price	-10% $-452	-5% $-579	+0% $-706	+5% $-834	+10% $-961
Rent	-10% $-953	-5% $-830	+0% $-706	+5% $-583	+10% $-459
Rate	-1.0pp $-480	-0.5pp $-592	base $-706	+0.5pp $-823	+1.0pp $-942

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-10
   status Pending
2. 2026-04-29
   historical Active Under Contract
3. 2026-04-18
   listed $450,000 Active
4. 2026-03-18
   historical $450,000
5. 2024-05-09
   historical $3,300
6. 2024-04-26
   listed $3,300
7. 2022-02-18
   soldstatus $370,000
8. 2022-02-17
   soldstatus $370,000 Closed 578-char remark

   Show marketing remark (578 chars)

   Beautiful, fully renovated single family home located in excellent school district. Four bedrooms and four full bathrooms. New HVAC. New bathrooms. Absolutely gorgeous new kitchen with granite countertop. Brand new stainless steel appliances. New flooring throughout. New wall to wall carpet. Freshly painted inside out. Brand new ceiling lights and ceiling fans. Basically everything is new. This house also has fully finished basement. Conveniently located close to shopping and dining. Minutes from major highways leading to Philly, New York and the shore. Come see it today!

9. 2021-12-10
   status Pending 578-char remark

   Show marketing remark (578 chars)

   Beautiful, fully renovated single family home located in excellent school district. Four bedrooms and four full bathrooms. New HVAC. New bathrooms. Absolutely gorgeous new kitchen with granite countertop. Brand new stainless steel appliances. New flooring throughout. New wall to wall carpet. Freshly painted inside out. Brand new ceiling lights and ceiling fans. Basically everything is new. This house also has fully finished basement. Conveniently located close to shopping and dining. Minutes from major highways leading to Philly, New York and the shore. Come see it today!

10. 2021-12-08
    historical Active Under Contract 578-char remark

    Show marketing remark (578 chars)

    Beautiful, fully renovated single family home located in excellent school district. Four bedrooms and four full bathrooms. New HVAC. New bathrooms. Absolutely gorgeous new kitchen with granite countertop. Brand new stainless steel appliances. New flooring throughout. New wall to wall carpet. Freshly painted inside out. Brand new ceiling lights and ceiling fans. Basically everything is new. This house also has fully finished basement. Conveniently located close to shopping and dining. Minutes from major highways leading to Philly, New York and the shore. Come see it today!

11. 2021-11-15
    listed $363,000 Active 578-char remark

    Show marketing remark (578 chars)

    Beautiful, fully renovated single family home located in excellent school district. Four bedrooms and four full bathrooms. New HVAC. New bathrooms. Absolutely gorgeous new kitchen with granite countertop. Brand new stainless steel appliances. New flooring throughout. New wall to wall carpet. Freshly painted inside out. Brand new ceiling lights and ceiling fans. Basically everything is new. This house also has fully finished basement. Conveniently located close to shopping and dining. Minutes from major highways leading to Philly, New York and the shore. Come see it today!

12. 2002-05-24
    soldstatus $194,550

ⓘ 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: $7,570 · $631/mo
• Projected year-2 tax: $9,388 · $782/mo
• Expected delta: +$1,817/yr (+$151/mo · 24.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,548
• − Mortgage interest: −$25,207
• − Property taxes: −$7,570
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,004
• − Management: −$3,004
• − Depreciation: −$13,091
• Taxable loss: −$16,578
• Est. tax savings @ 24.0%: +$3,979
• After-tax cash flow: $-4,497/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: East Greenwich Township School District
• NCES district ID: 3404140
• Math proficiency: 38% ▼ -27.00%
• Reading proficiency: 59% ▼ -12.00%
• Median HH income: $106,820
• Composite: 46.89/100
• National rank: #2367
• State rank: #119 of 472 in NJ

Livability — Mount Royal

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

Census & demographics

• Population (ZIP): 4,411

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 (84%)
• Race & ethnicity: White 84% Black 9% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 7% English 2% Scotch-Irish 2%
• Foreign-born: 8%
• Languages at home: 84% English-only · Arabic 8% Spanish 3% Other Asian/Pacific 2%

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: ▲ 12.30%
• Current HPI: 283.4103
• Rent YoY: —
• Metro: —
• 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

+131.3% since first listed

12 events — show timeline

• 2026-05-10 Pending — BRIGHT MLS
• 2026-04-29 Contingent — BRIGHT MLS
• 2026-04-18 Listed $450,000 BRIGHT MLS
• 2026-03-18 Coming Soon $450,000 BRIGHT MLS
• 2024-05-09 Rental Removed $3,300 BUILDIUM
• 2024-04-26 Listed for Rent $3,300 BUILDIUM
• 2022-02-18 Sold (Public Records) $370,000 Public Records
• 2022-02-17 Sold (MLS) $370,000 BRIGHT MLS
• 2021-12-10 Pending — BRIGHT MLS
• 2021-12-08 Contingent — BRIGHT MLS
• 2021-11-15 Listed $363,000 BRIGHT MLS
• 2002-05-24 Sold (Public Records) $194,550 Public Records

Property tax history

+2.8%/yr

Latest (2022): $7,570 · -0.7% YoY. Source: county tax records.