369 Lycoming Ave · Oak Valley, NJ 08090

$339,999

5 bd · 1.0 ba · 1,752 sqft · SingleFamily public records · 8 Days on market

Built 1956 8,712 sqft lot Est $394k · 14% under

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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).

• ARV discount +13.7/15.0
• Cash flow +13.4/30.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This expanded cape features all new vinyl windows, beautiful upgraded kitchen cabinets, a dining room addition with french doors leading to a a large wooden deck and secluded rear yard next to the former club house of Oak Valley Golf club. The home has gas heat, central air conditioning and a newer gas hot water heater. The home is being sold "as-is".

Key facts

• 8,712 sq ft lot
• 3 parking spots
• Built 1956

Property features AI

Exterior

• Parking: Concrete driveway; Driveway parking with 3 spaces; 3 total garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached structure; Good condition; Fee simple ownership
• Construction: Frame construction; Slab foundation; Above grade and below grade structures
• Exterior features: Outbuilding(s); Secure storage; Deck(s)

Interior

• Bedrooms: 3 bedrooms on the main level; 2 bedrooms on the lower level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas); Natural gas hot water
• Interior features: Exposed beams

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $9 ($103/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 $310k (8.8% below list).
• Recommended offer: $310k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.6% in Oak Valley — 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 69/100 on livability (#276 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F.
• 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: Deptford Township Middle School (math 26% / reading 53%, grade F, #201 of 431 statewide, top 48%, 928 students, 31% 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 30% FRL track the district average.
• Market conditions: 37 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $10k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $105k; list at $340k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% 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 $310,000 (8.8% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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: 0.91% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $394,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Princeton Blvd	0.22mi	5/2.0	1,773 (+1%)	4mo	$400,000	$226	80
566 Muhlenberg Ave	0.33mi	4/1.0 (-1)	1,800 (+3%)	0mo	$335,000	$186	75
616 Fairview Ave	0.35mi	4/1.5 (-1)	1,807 (+3%)	5mo	$320,000	$177	67
480 Princeton Blvd	0.08mi	4/2.0 (-1)	1,560 (-11%)	3mo	$399,000	$256	66
418 Westminster Rd	0.34mi	5/1.0	1,560 (-11%)	1mo	$300,000	$192	65
458 Westminister Rd	0.28mi	4/1.0 (-1)	1,560 (-11%)	3mo	$315,000	$202	61
428 Temple Ct	0.45mi	4/1.5 (-1)	1,915 (+9%)	0mo	$430,000	$225	56
250 Amherst Ave	0.56mi	4/2.0 (-1)	1,836 (+5%)	2mo	$401,000	$218	55
637 Muhlenberg Ave	0.58mi	4/1.0 (-1)	1,560 (-11%)	1mo	$355,000	$228	49
417 Auburn St	0.50mi	4/2.0 (-1)	1,915 (+9%)	6mo	$430,000	$225	47
240 Elm Ave	0.62mi	4/2.0 (-1)	1,612 (-8%)	4mo	$490,000	$304	46
315 Ogden Sta Rd	0.70mi	4/2.0 (-1)	2,007 (+15%)	5mo	$370,000	$184	30

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-54,444
• Equity at exit: $50,695

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-46,286
• Equity at exit: $29,397

Cash invested: $95,200 (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 08090

• Home prices YoY: -25.1%
• Active inventory: 37
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,100 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$516 /mo · $6,189/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $9

Break-even live

Break-even rent $3,089

Max offer price $339,999

Occupancy floor 95%

Sensitivity live

Price	-10% $201	-5% $105	+0% $9	+5% $-88	+10% $-184
Rent	-10% $-236	-5% $-114	+0% $9	+5% $131	+10% $254
Rate	-1.0pp $180	-0.5pp $95	base $9	+0.5pp $-79	+1.0pp $-169

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Ogden Station Rd Wenonah, NJ	4.0	2.0	1617	$3,100	$1.92	0d	1	0.93mi

Listing history 16 events

1. 2026-05-18
   status Pending
2. 2026-05-09
   historical Active Under Contract
3. 2026-05-02
   listed $339,999 Active
4. 2026-04-24
   historical $339,999
5. 2014-09-09
   soldstatus $105,000
6. 2014-09-03
   historical 364-char remark

   Show marketing remark (364 chars)

   This expanded cape features all new vinyl windows, beautiful upgraded kitchen cabinets, a dining room addition with french doors leading to a a large wooden deck and secluded rear yard next to the former club house of Oak Valley Golf club. The home has gas heat, central air conditioning and a newer gas hot water heater. The home is being sold "as-is".

7. 2014-08-29
   soldstatus $105,000 Sold 364-char remark

   Show marketing remark (364 chars)

   This expanded cape features all new vinyl windows, beautiful upgraded kitchen cabinets, a dining room addition with french doors leading to a a large wooden deck and secluded rear yard next to the former club house of Oak Valley Golf club. The home has gas heat, central air conditioning and a newer gas hot water heater. The home is being sold "as-is".

8. 2014-08-29
   soldstatus $105,000 364-char remark

   Show marketing remark (364 chars)

   This expanded cape features all new vinyl windows, beautiful upgraded kitchen cabinets, a dining room addition with french doors leading to a a large wooden deck and secluded rear yard next to the former club house of Oak Valley Golf club. The home has gas heat, central air conditioning and a newer gas hot water heater. The home is being sold "as-is".

9. 2014-08-14
   status Under Contract 364-char remark

   Show marketing remark (364 chars)

   This expanded cape features all new vinyl windows, beautiful upgraded kitchen cabinets, a dining room addition with french doors leading to a a large wooden deck and secluded rear yard next to the former club house of Oak Valley Golf club. The home has gas heat, central air conditioning and a newer gas hot water heater. The home is being sold "as-is".

10. 2014-07-23
    status Active 364-char remark

    Show marketing remark (364 chars)

    This expanded cape features all new vinyl windows, beautiful upgraded kitchen cabinets, a dining room addition with french doors leading to a a large wooden deck and secluded rear yard next to the former club house of Oak Valley Golf club. The home has gas heat, central air conditioning and a newer gas hot water heater. The home is being sold "as-is".

11. 2014-07-17
    status Under Contract 364-char remark

    Show marketing remark (364 chars)

    This expanded cape features all new vinyl windows, beautiful upgraded kitchen cabinets, a dining room addition with french doors leading to a a large wooden deck and secluded rear yard next to the former club house of Oak Valley Golf club. The home has gas heat, central air conditioning and a newer gas hot water heater. The home is being sold "as-is".

12. 2014-07-07
    historical 364-char remark

    Show marketing remark (364 chars)

    This expanded cape features all new vinyl windows, beautiful upgraded kitchen cabinets, a dining room addition with french doors leading to a a large wooden deck and secluded rear yard next to the former club house of Oak Valley Golf club. The home has gas heat, central air conditioning and a newer gas hot water heater. The home is being sold "as-is".

13. 2014-06-17
    price $109,900 364-char remark

    Show marketing remark (364 chars)

    This expanded cape features all new vinyl windows, beautiful upgraded kitchen cabinets, a dining room addition with french doors leading to a a large wooden deck and secluded rear yard next to the former club house of Oak Valley Golf club. The home has gas heat, central air conditioning and a newer gas hot water heater. The home is being sold "as-is".

14. 2014-05-13
    price $119,900 364-char remark

    Show marketing remark (364 chars)

    This expanded cape features all new vinyl windows, beautiful upgraded kitchen cabinets, a dining room addition with french doors leading to a a large wooden deck and secluded rear yard next to the former club house of Oak Valley Golf club. The home has gas heat, central air conditioning and a newer gas hot water heater. The home is being sold "as-is".

15. 2014-04-07
    listed $129,900 Active 364-char remark

    Show marketing remark (364 chars)

    This expanded cape features all new vinyl windows, beautiful upgraded kitchen cabinets, a dining room addition with french doors leading to a a large wooden deck and secluded rear yard next to the former club house of Oak Valley Golf club. The home has gas heat, central air conditioning and a newer gas hot water heater. The home is being sold "as-is".

16. 2014-04-07
    listed $109,900 364-char remark

    Show marketing remark (364 chars)

    This expanded cape features all new vinyl windows, beautiful upgraded kitchen cabinets, a dining room addition with french doors leading to a a large wooden deck and secluded rear yard next to the former club house of Oak Valley Golf club. The home has gas heat, central air conditioning and a newer gas hot water heater. The home is being sold "as-is".

ⓘ 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: $6,189 · $516/mo
• Projected year-2 tax: $7,327 · $611/mo
• Expected delta: +$1,139/yr (+$95/mo · 18.4%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $37,200
• − Mortgage interest: −$19,045
• − Property taxes: −$6,189
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,976
• − Management: −$2,976
• − Depreciation: −$9,891
• Taxable loss: −$5,577
• Est. tax savings @ 24.0%: +$1,338
• After-tax cash flow: $1,442/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 — Oak Valley

• Score: 69/100
• State rank: #276
• US rank: #8262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Valley, NJ
• Population (ZIP): 9,574

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 (79%)
• Race & ethnicity: White 79% Black 13% Two or more races 4% Hispanic / Latino 3% Asian 1% Pacific Islander 1%
• Common ancestry: Romanian 4% Scottish 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 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: ▼ -103.64%
• Current HPI: 308.8974
• 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

+209.4% since first listed

16 events — show timeline

• 2026-05-18 Pending — BRIGHT MLS
• 2026-05-09 Contingent — BRIGHT MLS
• 2026-05-02 Listed $339,999 BRIGHT MLS
• 2026-04-24 Coming Soon $339,999 BRIGHT MLS
• 2014-09-09 Sold (Public Records) $105,000 Public Records
• 2014-09-03 Delisted — TREND
• 2014-08-29 Sold (MLS) $105,000 BRIGHT MLS
• 2014-08-29 Sold (MLS) $105,000 TREND
• 2014-08-14 Pending — TREND
• 2014-07-23 Relisted — TREND
• 2014-07-17 Pending — TREND
• 2014-07-07 Listing Removed — BRIGHT MLS
• 2014-06-17 Price Changed $109,900 TREND
• 2014-05-13 Price Changed $119,900 TREND
• 2014-04-07 Listed $129,900 TREND
• 2014-04-07 Listed $109,900 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2025): $6,189 · +2.1% YoY. Source: county tax records.