122 N King St · Gloucester City, NJ 08030

$289,900

4 bd · 1.5 ba · 2,595 sqft · SingleFamily public records · 5 Days on market

Built 1900 Est $324k · 11% 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 +17.6/30.0
• ARV discount +12.3/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this completely renovated 3-story twin home, perfectly situated on the up and coming King Street! From top to bottom, everything has been thoughtfully redone; offering the perfect blend of modern updates and spacious living. Step inside to a bright and spacious layout, featuring a large living and dining combination, plus a formal dining room as well-- ideal for entertaining or hosting family gatherings. The home offers great space across all 3 levels. There is a powder room on the main level. On the second floor, you will find 2 generously sized bedrooms with a large bathroom, and laundry area. The third floor offers two additional bedrooms, perfect for a growing family, guest r

Key facts

• Formal dining room
• Bright layout
• End rowhome

Tags

• COMPLETELY RENOVATED
• 3 STORY
• END ROWHOME
• BRIGHT LAYOUT
• FORMAL DINING ROOM
• POWDER ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/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 $285k (1.7% below list).
• Recommended offer: $285k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.7% in Gloucester City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#215 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+; Watch: amenities F, commute F.
• Gloucester City Public School District (suburban): math 11% / reading 34% proficiency, ranked #413 of 472 in NJ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cold Springs School (math 8% / reading 17%, grade F, #1,172 of 1,303 statewide, top 91%, 842 students, 68% FRL); Gloucester City Middle School (math 8% / reading 36%, grade F, #383 of 431 statewide, top 90%, 779 students, 65% FRL); Gloucester City High School (math 21% / reading 42%, grade F, #275 of 399 statewide, top 69%, 702 students, 59% FRL).
• Market conditions: 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• At $2,848/mo this rent would consume 54% of the median local household income ($63k/yr) (locally 431% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $125k; list at $290k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 38% 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 $284,849 (1.7% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $324,375
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Market St	0.38mi	5/2.0 (+1)	2,736 (+5%)	7mo	$162,000	$59	61
222 Monmouth St	0.16mi	5/1.5 (+1)	2,844 (+10%)	18mo	$330,000	$116	56
942 Paul St	0.51mi	5/2.5 (+1)	2,692 (+4%)	9mo	$398,000	$148	53
705 Hunter St	0.58mi	4/2.5	2,864 (+10%)	19mo	$310,000	$108	36
424 Ridgeway St	0.37mi	5/3.0 (+1)	2,287 (-12%)	20mo	$285,000	$125	36
830 Powell St	0.72mi	3/2.5 (-1)	2,244 (-14%)	8mo	$342,000	$152	29

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-32,474
• Equity at exit: $43,225

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-9,451
• Equity at exit: $25,065

Cash invested: $81,172 (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 08030

• Home prices YoY: -27.9%
• Active inventory: 92
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,848 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$382 /mo · $4,589/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $227

Break-even live

Break-even rent $2,561

Max offer price $289,900

Occupancy floor 87%

Sensitivity live

Price	-10% $391	-5% $309	+0% $227	+5% $145	+10% $63
Rent	-10% $2	-5% $114	+0% $227	+5% $339	+10% $452
Rate	-1.0pp $373	-0.5pp $301	base $227	+0.5pp $152	+1.0pp $75

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
322 Nicholson Rd Gloucester City, NJ	4.0	2.0	1968	$3,700	$1.88	0d	1	0.95mi

Listing history 4 events

1. 2026-04-13
   status Pending
2. 2026-04-08
   listed $289,900 Active
3. 2024-07-11
   soldstatus $125,000
4. 2001-05-30
   soldstatus $57,900

ⓘ 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: $4,589 · $382/mo
• Projected year-2 tax: $5,904 · $492/mo
• Expected delta: +$1,315/yr (+$110/mo · 28.6%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 5% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 38% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,182
• − Mortgage interest: −$16,239
• − Property taxes: −$4,589
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,735
• − Management: −$2,735
• − Depreciation: −$8,433
• Taxable loss: −$1,998
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $3,201/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 City Public School District
• NCES district ID: 3406000
• Math proficiency: 11% ▼ -21.00%
• Reading proficiency: 34% ▼ -15.00%
• Median HH income: $51,231
• Composite: 20.01/100
• National rank: #8664
• State rank: #413 of 472 in NJ

Livability — Gloucester City

• Score: 72/100
• State rank: #215
• US rank: #5984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gloucester City, NJ
• County: Camden County · 407,624 people
• City population: 13,217
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 13,217
• Household income: $63,384
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 431.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 18% Black 7% Asian 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10%
• Common ancestry: Romanian 4% Lithuanian 3% Hispanic 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 13% Other Indo-European 4% Arabic 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: ▼ -115.59%
• Current HPI: 298.9139
• 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

+400.7% since first listed

4 events — show timeline

• 2026-04-13 Pending — BRIGHT MLS
• 2026-04-08 Listed $289,900 BRIGHT MLS
• 2024-07-11 Sold (Public Records) $125,000 Public Records
• 2001-05-30 Sold (Public Records) $57,900 Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,589 · +5.6% YoY. Source: county tax records.