227 Nevada Ave · Sicklerville, NJ 08094

$38,000

4 bd · 1.0 ba · 1,000 sqft · SingleFamily · 10 Days on market

Built 1972 ↓ 37% since listing

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.0/10.0
• 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 Colonial Estates. This home features 4 bedrooms and 1 full bathroom, stainless steel appliances and laminate flooring. There are several animals in the house, including 4 dogs. The seller will crate the dogs and give access for showings.

Key facts

• 2 parking spots
• Built 1972
• Listed 9 days

Property features AI

Finance

• Other: Ownership interest is land lease
• Financial info: Lease not considered
• HOA & community: Land lease of $853 per month; Land lease years remaining: 127; Ground rent years remaining: 999 (annual ground rent noted)

Exterior

• Parking: Driveway parking (2 spaces); 2 total garage and parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-wide mobile home; Mobile, pre-1976
• Construction: Modular/manufactured construction; Above-grade and below-grade other structures; Year built estimated
• Exterior features: Located in Colonial Estates park; Not in a federal flood zone; Ground rent exists (annual payment)

Interior

• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Window air conditioning units; Natural gas hot water
• Interior features: Estimated living area; No basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $38k).
• Cap rate 73.3% vs local median 4.7% in Sicklerville — 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.
• 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; 1 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 37% 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 $263 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $28k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $38,000

Questions for the listing agent

1. Built in 1972 — 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: 7.95% ✓
• Cap rate: 73.33%
• Cash-on-cash: 239.41%
• DSCR: 11.65
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $82,000
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Arizona Ave	0.10mi	3/1.5 (-1)	1,000 (0%)	19mo	$70,000	$70	73
301 Arizona Ave	0.13mi	3/1.0 (-1)	900 (-10%)	12mo	$73,352	$82	62
306 Oklahoma Ave	0.14mi	3/2.0 (-1)	1,100 (+10%)	7mo	$78,500	$71	62
109 Kennedy Ave	0.25mi	3/2.0 (-1)	1,100 (+10%)	11mo	$102,500	$93	54
138 Hurffville Crosskeys Rd	0.52mi	4/1.0	1,140 (+14%)	9mo	$279,000	$245	45

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: —
• Equity multiple: 13.13×
• Total profit: $129,085
• Equity at exit: $5,666

10-year hold

• IRR: —
• Equity multiple: 27.94×
• Total profit: $286,679
• Equity at exit: $3,286

Cash invested: $10,640 (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: 1.0×

Monthly cashflow live

• Estimated rent: $3,019 medium
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$48 /mo · $570/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $2,123

Break-even live

Break-even rent $332

Max offer price $38,000

Occupancy floor 25%

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
343 Brookdale Blvd Williamstown, NJ	3.0	2.5	1438	$2,500	$1.74	1d	1	1.28mi

Listing history 7 events

1. 2026-06-18
   days on market $38,000 Active 10 DOM
2. 2026-06-17
   days on market $38,000 Active 9 DOM
3. 2026-06-16
   days on market $38,000 Active 8 DOM
4. 2026-06-15
   days on market $38,000 Active 7 DOM
5. 2026-06-13
   days on market $38,000 Active 5 DOM
6. 2026-06-09
   remarks 358-char remark
7. 2026-06-09
   listed $38,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,233
• − Mortgage interest: −$2,129
• − Property taxes: −$570
• − Insurance: −$190
• − Repairs & maintenance: −$2,899
• − Management: −$2,899
• − Depreciation: −$1,105
• Taxable income: $26,442
• Est. tax owed @ 24.0%: −$6,346
• After-tax cash flow: $19,127/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 — Sicklerville

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

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 50,264
• 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

-36.7% since first listed

9 events — show timeline

• 2026-06-08 Listed $38,000 BRIGHT MLS
• 2024-08-19 Sold (MLS) $28,000 BRIGHT MLS
• 2024-08-06 Pending — BRIGHT MLS
• 2024-06-20 Price Changed $34,999 BRIGHT MLS
• 2024-05-27 Listed $39,999 BRIGHT MLS
• 2024-05-23 Coming Soon $39,999 BRIGHT MLS
• 2023-12-19 Listing Removed — BRIGHT MLS
• 2023-10-20 Price Changed $50,000 BRIGHT MLS
• 2023-10-11 Listed $60,000 BRIGHT MLS