306 Delsea Dr · Sewell, NJ 08080

$315,000

4 bd · 2.5 ba · 1,987 sqft · SingleFamily public records · 50 Days on market

Built 1956 4,791 sqft lot $159/sqft · 37% below area Est $504k · 37% 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 +15.0/15.0
• Cash flow +14.6/30.0
• 1% rule +4.7/10.0
• DSCR +4.4/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 306 Delsea Drive in Sewell, a beautifully refreshed home offering space, character, and versatility in Washington Township. From the moment you step inside, you will notice the bright and open feel with fresh neutral tones, updated flooring, and natural light pouring in throughout. The main living area features a cozy fireplace and flows seamlessly into the dining space, creating a warm and inviting setting for everyday living and entertaining. The kitchen offers classic wood cabinetry, stainless steel appliances, and a functional layout with plenty of counter space. Just off the main living area, you will find additional flexible space that can be used as a family room, office, or playroom depending on your needs. Upstairs, the bedrooms are well sized with great natural light, while the bathrooms are clean and well maintained. The layout offers a nice balance of separation while still feeling connected throughout the home. One of the standout features is the enclosed porch areas, perfect for relaxing, morning coffee, or additional entertaining space overlooking the yard. The backyard offers room to spread out and enjoy the outdoors. Additional highlights include a basement for storage, dedicated laundry area, and multiple living spaces that give this home a ton of flexibility. Whether you are looking for a place to call home or a smart investment opportunity, this property checks the boxes. With its layout, location, and price point, it offers strong rental potential, the ability to house hack, or add value over time. Conveniently located close to major highways, shopping, and dining, this home offers a great opportunity for buyers looking for space, value, and long term upside.

Key facts

• 4,791 sq ft lot
• Built 1956
• Listed 49 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $74 ($885/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 $305k (3.1% below list).
• Recommended offer: $305k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.4% in Sewell — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Washington Township School District (suburban): math 21% / reading 49% proficiency, ranked #257 of 472 in NJ (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 143 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $9k 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 50 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y 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 $120k; list at $315k implies a 162% 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, 62% 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 $305,252 (3.1% below list)

Questions for the listing agent

1. It's been on market 50 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 1956 — 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. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 8.6

CMA / ARV

• ARV (median comp): $503,977
• List price: $315,000
• Delta: -37.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Pony Run	0.55mi	3/2.5 (-1)	1,972 (-1%)	11mo	$499,000	$253	58
224 Hurffville Grenloch Rd	0.63mi	4/2.0	1,850 (-7%)	5mo	$451,000	$244	53
14 Pony Run	0.50mi	3/2.5 (-1)	2,030 (+2%)	23mo	$475,000	$234	49
109 Lambs Rd	0.65mi	3/1.0 (-1)	1,880 (-5%)	6mo	$410,000	$218	45
77 Snapdragon Ct	0.67mi	3/2.0 (-1)	1,776 (-11%)	10mo	$489,900	$276	36
91 Wishing Well Ln	0.71mi	3/2.0 (-1)	1,860 (-6%)	20mo	$520,000	$280	32
138 Salina Rd	0.74mi	3/2.0 (-1)	1,736 (-13%)	18mo	$430,000	$248	22

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-46,201
• Equity at exit: $46,968

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-33,593
• Equity at exit: $27,235

Cash invested: $88,200 (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 08080

• Home prices YoY: -33.2%
• Active inventory: 143
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,053 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$555 /mo · $6,655/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $74

Break-even live

Break-even rent $2,959

Max offer price $315,000

Occupancy floor 93%

Sensitivity live

Price	-10% $252	-5% $163	+0% $74	+5% $-15	+10% $-105
Rent	-10% $-167	-5% $-47	+0% $74	+5% $194	+10% $315
Rate	-1.0pp $232	-0.5pp $154	base $74	+0.5pp $-8	+1.0pp $-91

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Meridian Ln Sewell, NJ	3.0	2.5	1960	$3,200	$1.63	3d	1	0.68mi

Listing history 43 events

1. 2026-06-19
   days on market $315,000 Active 50 DOM
2. 2026-06-18
   days on market $315,000 Active 49 DOM
3. 2026-06-17
   days on market $315,000 Active 48 DOM
4. 2026-06-16
   days on market $315,000 Active 47 DOM
5. 2026-06-15
   days on market $315,000 Active 46 DOM
6. 2026-06-14
   days on market $315,000 Active 44 DOM
7. 2026-06-13
   days on market $315,000 Active 43 DOM
8. 2026-06-10
   days on market $315,000 Active 41 DOM
9. 2026-06-09
   days on market $315,000 Active 40 DOM
10. 2026-06-09
    price $315,000 Active 39 DOM
11. 2026-06-08
    days on market $325,000 Active 39 DOM
12. 2026-06-07
    days on market $325,000 Active 38 DOM
13. 2026-06-02
    days on market $325,000 Active 33 DOM
14. 2026-06-01
    days on market $325,000 Active 32 DOM
15. 2026-05-31
    days on market $325,000 Active 31 DOM
16. 2026-05-30
    days on market $325,000 Active 30 DOM
17. 2026-04-30
    listed $325,000 Active 1719-char remark

    Show marketing remark (1719 chars)

    Welcome to 306 Delsea Drive in Sewell, a beautifully refreshed home offering space, character, and versatility in Washington Township. From the moment you step inside, you will notice the bright and open feel with fresh neutral tones, updated flooring, and natural light pouring in throughout. The main living area features a cozy fireplace and flows seamlessly into the dining space, creating a warm and inviting setting for everyday living and entertaining. The kitchen offers classic wood cabinetry, stainless steel appliances, and a functional layout with plenty of counter space. Just off the main living area, you will find additional flexible space that can be used as a family room, office, or playroom depending on your needs. Upstairs, the bedrooms are well sized with great natural light, while the bathrooms are clean and well maintained. The layout offers a nice balance of separation while still feeling connected throughout the home. One of the standout features is the enclosed porch areas, perfect for relaxing, morning coffee, or additional entertaining space overlooking the yard. The backyard offers room to spread out and enjoy the outdoors. Additional highlights include a basement for storage, dedicated laundry area, and multiple living spaces that give this home a ton of flexibility. Whether you are looking for a place to call home or a smart investment opportunity, this property checks the boxes. With its layout, location, and price point, it offers strong rental potential, the ability to house hack, or add value over time. Conveniently located close to major highways, shopping, and dining, this home offers a great opportunity for buyers looking for space, value, and long term upside.

18. 2026-04-14
    historical $325,000 1719-char remark

    Show marketing remark (1719 chars)

    Welcome to 306 Delsea Drive in Sewell, a beautifully refreshed home offering space, character, and versatility in Washington Township. From the moment you step inside, you will notice the bright and open feel with fresh neutral tones, updated flooring, and natural light pouring in throughout. The main living area features a cozy fireplace and flows seamlessly into the dining space, creating a warm and inviting setting for everyday living and entertaining. The kitchen offers classic wood cabinetry, stainless steel appliances, and a functional layout with plenty of counter space. Just off the main living area, you will find additional flexible space that can be used as a family room, office, or playroom depending on your needs. Upstairs, the bedrooms are well sized with great natural light, while the bathrooms are clean and well maintained. The layout offers a nice balance of separation while still feeling connected throughout the home. One of the standout features is the enclosed porch areas, perfect for relaxing, morning coffee, or additional entertaining space overlooking the yard. The backyard offers room to spread out and enjoy the outdoors. Additional highlights include a basement for storage, dedicated laundry area, and multiple living spaces that give this home a ton of flexibility. Whether you are looking for a place to call home or a smart investment opportunity, this property checks the boxes. With its layout, location, and price point, it offers strong rental potential, the ability to house hack, or add value over time. Conveniently located close to major highways, shopping, and dining, this home offers a great opportunity for buyers looking for space, value, and long term upside.

19. 2018-11-06
    historical
20. 2018-09-20
    listed $139,900 Active
21. 2018-08-17
    historical
22. 2018-06-27
    price $149,999
23. 2018-04-28
    price $156,900
24. 2017-08-18
    listed $159,900 Active
25. 2017-02-28
    historical
26. 2016-08-29
    listed $159,900
27. 2015-11-30
    historical
28. 2014-08-06
    listed $169,900
29. 2014-06-23
    historical
30. 2014-04-19
    listed $189,900
31. 2013-12-31
    historical
32. 2013-06-20
    listed $190,000
33. 2010-09-15
    historical
34. 2010-03-15
    listed $189,900
35. 2009-06-09
    historical
36. 2008-10-09
    listed $225,000
37. 2006-03-24
    soldstatus $120,000
38. 2006-03-24
    soldstatus $120,000
39. 2006-03-21
    soldstatus $120,000
40. 2005-12-15
    historical
41. 2005-09-04
    historical
42. 2005-09-03
    listed $120,000
43. 2005-01-06
    listed $159,900

ⓘ 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: $6,655 · $555/mo
• Projected year-2 tax: $7,249 · $604/mo
• Expected delta: +$594/yr (+$50/mo · 8.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $36,630
• − Mortgage interest: −$17,645
• − Property taxes: −$6,655
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,930
• − Management: −$2,930
• − Depreciation: −$9,164
• Taxable loss: −$4,269
• Est. tax savings @ 24.0%: +$1,025
• After-tax cash flow: $1,910/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: Washington Township School District
• NCES district ID: 3417070
• Math proficiency: 21% ▼ -19.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $83,707
• Composite: 33.46/100
• National rank: #5456
• State rank: #257 of 472 in NJ

Livability — Sewell

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

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 38,159
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 38,159
• Household income: $122,262
• Rent vs Own: 13.0% rent · 87.0% own
• Severe rent burden: 637.0

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 (82%)
• Race & ethnicity: White 82% Black 6% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 2% Tagalog/Filipino 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: ▼ -152.50%
• Current HPI: 306.2983
• 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

+103.3% since first listed

27 events — show timeline

• 2026-04-30 Listed $325,000 BRIGHT MLS
• 2026-04-14 Coming Soon $325,000 BRIGHT MLS
• 2018-11-06 Listing Removed — BRIGHT MLS
• 2018-09-20 Listed $139,900 BRIGHT MLS
• 2018-08-17 Listing Removed — BRIGHT MLS
• 2018-06-27 Price Changed $149,999 BRIGHT MLS
• 2018-04-28 Price Changed $156,900 BRIGHT MLS
• 2017-08-18 Listed $159,900 BRIGHT MLS
• 2017-02-28 Listing Removed — BRIGHT MLS
• 2016-08-29 Listed $159,900 BRIGHT MLS
• 2015-11-30 Listing Removed — BRIGHT MLS
• 2014-08-06 Listed $169,900 BRIGHT MLS
• 2014-06-23 Listing Removed — BRIGHT MLS
• 2014-04-19 Listed $189,900 BRIGHT MLS
• 2013-12-31 Listing Removed — BRIGHT MLS
• 2013-06-20 Listed $190,000 BRIGHT MLS
• 2010-09-15 Listing Removed — BRIGHT MLS
• 2010-03-15 Listed $189,900 BRIGHT MLS
• 2009-06-09 Listing Removed — BRIGHT MLS
• 2008-10-09 Listed $225,000 BRIGHT MLS
• 2006-03-24 Sold (Public Records) $120,000 Public Records
• 2006-03-24 Sold (Public Records) $120,000 Public Records
• 2006-03-21 Sold (MLS) $120,000 BRIGHT MLS
• 2005-12-15 Listing Removed — BRIGHT MLS
• 2005-09-04 Listing Removed — BRIGHT MLS
• 2005-09-03 Listed $120,000 BRIGHT MLS
• 2005-01-06 Listed $159,900 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2025): $6,655 · +4.3% YoY. Source: county tax records.