17 Hickory Ln · Beckett, NJ 08085

$289,000

2 bd · 1.0 ba · 1,051 sqft · SingleFamily public records · 144 Days on market

Built 1976 6,098 sqft lot $275/sqft · 16% below area Est $345k · 16% under $15/mo HOA · 1% of rent ↓ 8% since listing

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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 +18.2/30.0
• ARV discount +14.8/15.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 17 Hickory Lane, a charming and easy-living two-bedroom, one-bath ranch home offering comfort, convenience, and modern updates throughout. Situated on a quiet cul-de-sac, this home features spacious rooms with laminate flooring that flows seamlessly from space to space, along with a newer kitchen designed for both style and functionality. Sliding glass doors open to a private patio overlooking the fenced backyard—perfect for outdoor dining, pets, or gardening. Additional highlights include newer windows, as well as newer heating and air conditioning for year-round efficiency and peace of mind. Ideally located with quick access to major highways, shopping, and local amenities, this home is a wonderful opportunity for buyers seeking low-maintenance living in a great location.

Key facts

• Newer kitchen
• Private patio
• Newer windows

Tags

• CUL-DE-SAC
• PRIVATE PATIO
• FENCED BACKYARD
• NEWER KITCHEN
• NEWER WINDOWS
• QUICK ACCESS TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $259 ($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 $280k (3.1% below list).
• Recommended offer: $254k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.3% in Beckett — 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 66/100 on livability (#350 in NJ) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: cost of living D, amenities F, commute F.
• Logan Township School District (suburban): math 39% / reading 55% proficiency, ranked #147 of 472 in NJ (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 112 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 $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 144 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (median comp): $344,813
• List price: $289,000
• Delta: -16.19%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Hickory Ln	0.00mi	2/1.0	1,051 (0%)	0mo	$300,000	$285	100

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-30,333
• Equity at exit: $43,091

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-5,128
• Equity at exit: $24,987

Cash invested: $80,920 (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 08085

• Home prices YoY: -24.8%
• Active inventory: 112
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$302 /mo · $3,627/yr
• Insurance: −$120
• HOA: −$15
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $259

Break-even live

Break-even rent $2,472

Max offer price $289,000

Occupancy floor 86%

Sensitivity live

Price	-10% $422	-5% $341	+0% $259	+5% $177	+10% $95
Rent	-10% $38	-5% $148	+0% $259	+5% $369	+10% $480
Rate	-1.0pp $404	-0.5pp $332	base $259	+0.5pp $184	+1.0pp $108

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Catalano Ln Swedesboro, NJ	3.0	2.5	1380	$2,800	$2.03	2d	1	0.55mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 5 events

1. 2026-05-08
   status Pending 801-char remark

   Show marketing remark (801 chars)

   Welcome to 17 Hickory Lane, a charming and easy-living two-bedroom, one-bath ranch home offering comfort, convenience, and modern updates throughout. Situated on a quiet cul-de-sac, this home features spacious rooms with laminate flooring that flows seamlessly from space to space, along with a newer kitchen designed for both style and functionality. Sliding glass doors open to a private patio overlooking the fenced backyard—perfect for outdoor dining, pets, or gardening. Additional highlights include newer windows, as well as newer heating and air conditioning for year-round efficiency and peace of mind. Ideally located with quick access to major highways, shopping, and local amenities, this home is a wonderful opportunity for buyers seeking low-maintenance living in a great location.

2. 2026-04-18
   price $289,000 801-char remark

   Show marketing remark (801 chars)

   Welcome to 17 Hickory Lane, a charming and easy-living two-bedroom, one-bath ranch home offering comfort, convenience, and modern updates throughout. Situated on a quiet cul-de-sac, this home features spacious rooms with laminate flooring that flows seamlessly from space to space, along with a newer kitchen designed for both style and functionality. Sliding glass doors open to a private patio overlooking the fenced backyard—perfect for outdoor dining, pets, or gardening. Additional highlights include newer windows, as well as newer heating and air conditioning for year-round efficiency and peace of mind. Ideally located with quick access to major highways, shopping, and local amenities, this home is a wonderful opportunity for buyers seeking low-maintenance living in a great location.

3. 2026-04-18
   status Active 801-char remark

   Show marketing remark (801 chars)

   Welcome to 17 Hickory Lane, a charming and easy-living two-bedroom, one-bath ranch home offering comfort, convenience, and modern updates throughout. Situated on a quiet cul-de-sac, this home features spacious rooms with laminate flooring that flows seamlessly from space to space, along with a newer kitchen designed for both style and functionality. Sliding glass doors open to a private patio overlooking the fenced backyard—perfect for outdoor dining, pets, or gardening. Additional highlights include newer windows, as well as newer heating and air conditioning for year-round efficiency and peace of mind. Ideally located with quick access to major highways, shopping, and local amenities, this home is a wonderful opportunity for buyers seeking low-maintenance living in a great location.

4. 2026-04-07
   historical Active Under Contract 801-char remark

   Show marketing remark (801 chars)

   Welcome to 17 Hickory Lane, a charming and easy-living two-bedroom, one-bath ranch home offering comfort, convenience, and modern updates throughout. Situated on a quiet cul-de-sac, this home features spacious rooms with laminate flooring that flows seamlessly from space to space, along with a newer kitchen designed for both style and functionality. Sliding glass doors open to a private patio overlooking the fenced backyard—perfect for outdoor dining, pets, or gardening. Additional highlights include newer windows, as well as newer heating and air conditioning for year-round efficiency and peace of mind. Ideally located with quick access to major highways, shopping, and local amenities, this home is a wonderful opportunity for buyers seeking low-maintenance living in a great location.

5. 2025-12-04
   listed $315,000 Active 801-char remark

   Show marketing remark (801 chars)

   Welcome to 17 Hickory Lane, a charming and easy-living two-bedroom, one-bath ranch home offering comfort, convenience, and modern updates throughout. Situated on a quiet cul-de-sac, this home features spacious rooms with laminate flooring that flows seamlessly from space to space, along with a newer kitchen designed for both style and functionality. Sliding glass doors open to a private patio overlooking the fenced backyard—perfect for outdoor dining, pets, or gardening. Additional highlights include newer windows, as well as newer heating and air conditioning for year-round efficiency and peace of mind. Ideally located with quick access to major highways, shopping, and local amenities, this home is a wonderful opportunity for buyers seeking low-maintenance living in a great location.

ⓘ 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: $3,627 · $302/mo
• Projected year-2 tax: $5,412 · $451/mo
• Expected delta: +$1,785/yr (+$149/mo · 49.2%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$16,188
• − Property taxes: −$3,627
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − HOA: −$180
• − Depreciation: −$8,407
• Taxable loss: −$1,624
• Est. tax savings @ 24.0%: +$390
• After-tax cash flow: $3,495/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: Logan Township School District
• NCES district ID: 3408880
• Math proficiency: 39% ▼ -34.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $89,014
• Composite: 43.97/100
• National rank: #2898
• State rank: #147 of 472 in NJ

Livability — Beckett

• Score: 66/100
• State rank: #350
• US rank: #11476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beckett, NJ
• Population (ZIP): 21,856

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% Black 13% Hispanic / Latino 8% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 3% Other Asian/Pacific 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: ▼ -97.28%
• Current HPI: 295.8354
• 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

-8.3% since first listed

5 events — show timeline

• 2026-05-08 Pending — BRIGHT MLS
• 2026-04-18 Price Changed $289,000 BRIGHT MLS
• 2026-04-18 Relisted — BRIGHT MLS
• 2026-04-07 Contingent — BRIGHT MLS
• 2025-12-04 Listed $315,000 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2025): $3,627 · +11.2% YoY. Source: county tax records.