William E. Cleary Sr. | CNBNews
GLOUCESTER CITY, NJ (CNBNEWS)(JANUARY 13, 2026)—Sixteen years ago, in 2010, we wrote a story about the number of rental properties, which included an interview with Housing Officer Joe Stecklair. Prior to the interview
with Stecklair, we submitted an OPRA asking how many rental properties there are in Gloucester City. Who are the biggest landlords? How much money does the city receive from rental properties, and other questions. Ten days later, CNBNews received a 46-page list containing the names of landlords and the addresses of rental properties, along with other information.
We updated those numbers in 2022.
To write an current story on housing situation, we submitted an OPRA on December 9, 2025, to Vanessa Little, the City’s Custodian of Records, asking for the same information we requested in 2010 and 2022 . On January 5, 2026, nearly a month after submitting our request, we received an answer. Instead of the 46 pages of information we received in 2010, we received two pages with numbers scribbled on both pages. We also received 83 pages containing addresses of homes located in the City. There was no explanation why the Custodian of Records emailed those addresses to us.
Gloucester City occupancy rates
According to data released by https://www.point2homes.com/in September 2025, there are 4,117 occupied housing units. However, the recent pencil information from the Custodian of Records states there are 3,639 or 478 fewer.
The same website, point2homes.com reveal that there are 4,117 occupied housing units in Gloucester City, 56.9% are owner-occupied, while 43.1% are occupied by tenants. Meanwhile, 9.3% of all homes or 443 properties on the local market sit vacant. Gloucester City is home to 11,465 residents, according to the most recent Census data. Gender-wise, 50.6% of Gloucester City locals are male, and 49.4% are female.
Our December 9, 2025 OPRA request to the Custodian of Records is below. The City’s answer was received on January 5, 2026. Supposedly if the request is going to take longer than seven working days, the Custodian of Records is to notify the person who submitted the OPRA and explain that an extension is needed and the reason why. CNBNews does not recall receiving that request. Let us know if you can decipher the scribble numbers that were released by her office.
We first examined the City’s housing market in 2010. At the time, Mayor William James and the council were concerned about the blight that was absorbing some sections of the city. They were also worried about the large number of homes being converted into apartments by local residents and out-of-town speculators. The number of rentals 15 years ago on the west side was 1,179 units.
Twelve years later, we did another survey of the City’s housing and found that the number of rental properties had increased from 1946 in 2010 to 2,987 in 2022, or 1,041 more, according to records from our OPRA request. When you compare the number of rentals to the number of residences (4,663), rental properties outnumber homeowners by 64 per cent.
DO RENTAL PROPERTIES DEVALUE SINGLE-FAMILY HOMES?
There have been many studies on this topic. Some of them say rentals depreciate a neighbourhood, while others say the opposite.
Keith Ihlanfeld from Florida State University wrote a paper in 2019, “Not In My Neighbourhood: The Effects of Residential Rentals on Single-Family Home Values.
Single-family homeowners have long expressed a distaste for residential rentals in their neighbourhood, believing they will adversely affect neighbourhood quality and lower house values. Prior studies of this issue are thin and have not established causality from correlation. In this paper, I use a 12-year panel of neighbourhoods in the Miami, Florida, metropolitan area to examine the effects of four types of rental properties on the value of single-family homes. Causality is more firmly established than in previous research by estimating house-value models that include time and neighbourhood fixed effects and treat rentals as endogenous. My results show that, regardless of the type of rental, adding a rental unit to the neighbourhood or increasing its share at the expense of single-family owner-occupied homes lowers home values, especially if the rental unit is of lower quality.
On the other hand, the Urban Institute recently released an affordable housing case study from Alexandria, Virginia. The results indicate that affordable housing has a positive, if not zero, effect on property values.
- “Affordable housing units in above-median-income census tracts are associated with a 0.06 per cent increase in property values, and affordable housing units in below-median-income tracts are associated with a 0.17 per cent increase in nearby property values.”
- “Affordable housing units in Alexandria are associated with an increase in property values of 0.09 per cent within 1/16 of a mile [one city block] of a development, on average,” and “no effect on properties between 1/16 of a mile and 3/16 of a mile.”
Source: How Affordable Housing Makes Communities Wealthier
Cleary’s Notebook News November 2025 photo
CAN YOU IMAGINE YOURSELF LIVING NEXT TO THIS EYESORE/FIRE HAZARD— In the heart of the 600 block of Division Street, a homeowner has transformed their property into a veritable trash heap, carelessly accumulating refuse for the past four years, according to the occupant. Distressed residents living nearby have reached out to CNBNews, voicing their frustration with this unsightly blight in their neighbourhood. One concerned resident has reported making repeated complaints to the police department, fire department, and housing office, emphasising the gravity of the situation. “If this mountain of trash ignites, it threatens to engulf the entire row of homes adjacent to this person’s property.” Officer William Johnson, who is assigned to the City’s Housing Department said the owner of this property has been cited numerous times since 2022. Johnson said the owner was to be in the city’s municipal court this month. He expected the judge to fine the owner and order the City to clean up the property. A lien for the cleanup cost would be filed against the property said Johnson.
GLOUCESTER CITY RESIDENTS TELL A DIFFERENT STORY
Ed, from the Riverview Heights section of Gloucester City, has had numerous run-ins with an out-of-town landlord over the condition of his property. That rental property located on North Harley Avenue has been abandoned, according to him. Recently, he had to call the police because people were inside the building ripping out copper pipes and electrical wires. “They even pushed out the enclosed window air conditioner that was on the second floor and let it fall to the ground. All that is left is a large hole where the AC used to be. Police were called, but the individuals got away.”
In June, a resident living in the 200-unit block of Cumberland Street contacted CNBNews because the trash from a nearby apartment building had been lying in an alleyway for over a month. The debris was attracting rats and mice. People living in that neighbourhood said they called the police about the problem, along with the issue of abandoned cars parked there. As a result of our article, both problems were rectified. The landlord for that apartment building lives in New York City.
Home after home on the west side of Broadway has been purchased by out-of-town and local speculators. In 2010, there were 812 rental properties on that side of Gloucester City. Twelve years later, there are 1,179 rentals. Many of these individuals are using LLC corporations to hide behind, according to Shelterforce, an independent, non-academic publication covering the worlds of community development, affordable housing, and neighbourhood stabilisation.
The large institutional investors are heavily concentrated in moderately priced, middle-class suburbs with good schools. Private REITs and smaller investors focus on homes in lower-priced markets, which would make sense for organisations that operate under fewer constraints than large public companies and face less reputational risk. In these markets, the continued shortage of affordable rentals enables them to charge rents almost as high as those in stronger markets, even for properties that are considerably more distressed, in areas where acquisition prices are lower, and there is less pressure to invest in fixing up the property.
Landlords of all sizes often invest through a limited liability corporation, which is often used to shield the identity of a particular investor. A recent example of a wealthy, private individual using LLCs to purchase real estate is Sean Hannity, a Fox News host.
https://shelterforce.org/about
CNBNews’ OPRA request also revealed that the City of Gloucester owns 172 rental properties.
Why the city is involved in the real estate market is a mystery. Their record of failures by the mayor and council includes the development of the Southport industrial properties, the Freedom Pier restaurant, and, most notably, the $11 million of taxpayers’ money spent on the Chatham Square debacle.
$11M SPENT ON CHATHAM SQUARE APARTMENTS
Gloucester City residents are well aware of the 2008 purchase of the Chatham Square Apartment complex, which cost taxpayers $11 million from 2007-2008 until it was sold in 2017.
The mayor and council said the reason the apartments had to be acquired was that some of the tenants were selling illegal drugs. In some cases, food delivery drivers requested a police escort because they feared being robbed.
Some of the biggest rental owners include:
COMFY ESTATES LLC -10
CRESCENDO VENTURES LLC -22
CYZNER PROPERTIES-EDISON INC -161 (aka Chatham Square)
Gloucester Housing Authority 115 -(Gloucester Towne and 15 other properties spread out on the west side)
Gloucester Elderly Housing – 102 (430 S. Bwy)
MCJCSR LLC -60
MONTROSE HOMES LLC -13
MICHAEL PATERSON -16
MICHAEL AND FRANCINE PATERSON 13
ROSKO FAMILY LLC -25
RXR PROPERTIES LLC- 11
SIDEBURG ENTERPRISES LLC -11
WEBCO PROPERTIES LLC -40
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Below is the data we collected and published in 2010 from an OPRA request submitted in August 2010.
2010
- Total number of rentals (includes commercial, senior housing, trailer park, motels)…1946
- Unoccupied rentals…21, Vacant rental properties …11
- Total amount in fees collected by the City for all rentals (as of 8/13/10) $230,746.
- The housing office inspection fee for rentals is $175 per unit.
Some of the largest property owners include:
- Jai Amba Gloucester LLC (1200 Crescent Blvd.)…144 rentals
- *Gloucester City Housing manages …101 rentals (includes Gloucester Towne and 10 properties on the west side of Broadway). According to Housing Inspector Joe Stecklair, the city of Gloucester City does not own these properties.
- *Gloucester Elderly Housing (430 S. Broadway) …100 rentals (According to Housing Inspector Joe Stecklair the city of Gloucester City does not own these properties.
- Malik, Shaukat and Suraya (58 Crescent Blvd.) …35 rentals
- The Anyzek family owns 42 rentals.
- The Patterson family owns 37 rentals.
- The City of Gloucester City (Chatham Square, 50 Crescent Blvd. and the former Coast Guard base 101 S. King St.)… According to Housing Inspector Joe Stecklair, the 100 Chatham Square apartments have been reduced to 22.
The total number of housing units depends on what source you use. The 2000 census says 4604 housing units. But the **NJ Tax search engine (see link below) says there are 3678 residential properties (1 to 4 family), 267 commercial properties, 231 vacant lots, 27 industrial, 153 public properties.
In 2010, City Housing Office Inspector Joe Stecklair, who has worked in the Housing Office for 18 years, oversees the day-to-day operations of that department. There are four people in his office, three of whom inspect rentals and homes that go on the market. He was asked in writing a number of questions regarding this topic. The questions and his responses are below.
What is the biggest issue that you have to deal with when it comes to rental properties? (Example, landlord not maintaining the property)
Answer: Landlords who do not do thorough background checks on tenants moving into their property. Ex. Such as checking their previous residence condition, any problems within that community caused by that tenant, and communication with the previous landlord, good or bad. Weak leases (or no lease! My meaning is distinguishing the landlord and the tenant’s responsibilities regarding their rental unit); landlords or their rental agent not monitoring their property at least once a month to see if any problems exist which need to be addressed.
Same question for private homes/commercial properties?
Answer: Vacant properties/foreclosures, bankruptcies and estates. People who move out on a moment’s notice and leave everything, including pets! The property is usually liened to the max with equity loans, etc., beyond the property’s value. Therefore, banks do not foreclose, and the property could sit for years, waiting for action. Upkeep becomes a problem; therefore, the city takes action, such as mowing the lawn, boarding broken windows, and placing a lien on the property, to improve the quality of life for the existing neighbours during this time.
How often do you take people to court for housing code violations? And who are the biggest offenders, landlords, residents, or commercial property owners?
Answer: Every single week, it is fairly equal all the way around.
What are the most common violations?
Answer: Property Maintenance issues.
Is there one or more areas of the City that have more housing code violations than any other?
Answer: West side of town – this is mainly because of the density in this region.
What do you think needs to be done to improve housing in Gloucester City? (Example: increase the rental fees; hire more inspectors, stricter laws passed…)
Answer: I truly believe it is as easy as this – more community pride on an individual level, which I mean by being responsible for your home’s property upkeep. Be courteous and respectful to your neighbours; keep them in mind. Remember, they are also affected by your failure to fulfil your responsibilities as a resident. We live in a great community.
Any closing thoughts?
Answer: There are some great people in our community involved in groups that can help you if you are in tough times. They can’t solve all problems, but they may be able to help out – all you have to do is ask.
*Neither property is owned by the City of Gloucester City
2022
Total number of rentals (includes commercial, senior housing, trailer park, motels……………2,987)
Unoccupied Rentals Abandon properties……………………………………….71
Cleary’s Notebook News submitted an OPRA request to Vanessa Little, the Custodian of Records, on December 9, 2025, for the following information.
Looking over the Housing Office documents, one notices immediately that entire blocks of rentals have taken over neighbourhoods on the west side of Broadway. In fact, on the west side of town, from Broadway to the Delaware River, there are about 813 rental properties. Some are multiple units.
Some of the largest property owners include:
- Jai Amba Gloucester LLC (1200 Crescent Blvd.)…144 rentals
- *Gloucester City Housing manages …101 rentals (includes Gloucester Towne and 10 properties on the west side of Broadway). According to Housing Inspector Joe Stecklair, the city of Gloucester City does not own these properties.
- *Gloucester Elderly Housing (430 S. Broadway) …100 rentals (According to Housing Inspector Joe Stecklair the city of Gloucester City does not own these properties.
- Malik, Shaukat and Suraya (58 Crescent Blvd.) …35 rentals
- The Anyzek family owns 42 rentals.
- The Patterson family owns 37 rentals.
- The City of Gloucester City (Chatham Square, 50 Crescent Blvd. and the former Coast Guard base 101 S. King St.)… According to Housing Inspector Joe Stecklair, the 100 Chatham Square apartments have been reduced to 22 apartments.
The total number of housing units depends on what source you use. The 2000 census says 4604 housing units. But the **NJ Tax search engine (see link below) says there are 3678 residential properties (1 to 4 family), 267 commercial properties, 231 vacant lots, 27 industrial, 153 public properties.
City Housing Office Inspector Joe Stecklair, who has worked in the Housing Office for 18 years, oversees the day-to-day operations of that department. There are four people in his office, three of whom inspect rentals and homes that go on the market. He was asked in writing a number of questions regarding this topic. The questions and his responses are below.
What is the biggest issue that you have to deal with when it comes to rental properties? (Example, landlord not maintaining the property)
Answer: Landlords who do not do thorough background checks on tenants moving into their property. Ex. Such as checking their previous residence condition, any problems within that community caused by that tenant, and communication with the previous landlord, good or bad. Weak leases (or no lease! My meaning is distinguishing the landlord and the tenant’s responsibilities regarding their rental unit); landlords or their rental agent not monitoring their property at least once a month to see if any problems exist which need to be addressed.
Same question for private homes/commercial properties?
Answer: Vacant properties/foreclosures, bankruptcies and estates. People who move out on a moment’s notice and leave everything, including pets! The property is usually liened to the max with equity loans, etc., beyond the property’s value. Therefore, banks do not foreclose, and the property could sit for years, waiting for action. Upkeep becomes a problem; therefore, the city takes action, such as mowing the lawn, boarding broken windows, and placing a lien on the property, to improve the quality of life for the existing neighbours during this time.
How often do you take people to court for housing code violations? And who are the biggest offenders, landlords, residents, or commercial property owners?
Answer: Every single week, it is fairly equal all the way around.
What are the most common violations?
Answer: Property Maintenance issues.
Are there one or more areas of the City that have more housing code violations than any other?
Answer: West side of town – this is mainly because of the density in this region.
What do you think needs to be done to improve housing in Gloucester City? (Example: increase the rental fees; hire more inspectors, stricter laws passed…)
Answer: I truly believe it is as easy as this – more community pride on an individual level, which I mean by being responsible for your home’s property upkeep. Be courteous and respectful to your neighbours; keep them in mind. Remember, they are also affected by your failure to fulfil your responsibilities as a resident. We live in a great community.
Any closing thoughts?
Answer: There are some great people in our community involved in groups that can help you if you are in tough times. They can’t solve all problems, but they may be able to help out – all you have to do is ask.
*Neither property is owned by the City of Gloucester City
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In July, 2022, CNBNEWS asked City Administrator Jack Lipsett for a list of all the vacant lots in Gloucester City. He said he was still working on compiling that information.
Upscale River Pointe Luxury Apartments Now Leasing; Estimated $17.4 Million Spent to Build/Renovate Complex
Cyzner purchased the property from the City of Gloucester in 2018 for $1.5 million. Formerly known as The Chatham Square Apartments and Meadowbrook Mews, the city purchased the 100 apartments in 2008 for $4.3 million. Over the next 10 years, an estimated $3 million was spent on various expenses such as :
$2,043,631 rehabilitation expenses
$568,653 paid in interest on the $4,350,000 bond
$61,214 legal fees
$92,253 employee salaries
$351,196 for operating expenses
$17,470 bond council service-financing
$28,631 engineering/legal-survey/subdivision
$25,000 to Daniel Aaron, private contractor
Adding the tax revenue lost over the 10-year period, the city’s ownership of the property amounts to approximately $759,390, bringing the total cost to $8 million.
In 2008, CNBNews asked the newly elected mayor, William James, why the taxpayers of Gloucester City purchased the property. James said, “Because some of the residents living in the complex are criminals who were selling illegal drugs. Those criminals and drug dealers were a strain on the local police department.” He said that some residents with children were putting “a strain on the school system.”
In 2017, Gloucester City Mayor James and his City Council sold the Chatham Square Apartments to CYZNER PROPERTIES FOR One Million Five Hundred Thousand ($1,500,000.00) Dollars.
ORDINANCE OF THE CITY OF GLOUCESTER, COUNTY OF CAMDEN AND STATE OF NEW JERSEY ADOPTING A REDEVELOPMENT AGREEMENT BY AND BETWEEN THE CITY OF GLOUCESTER AND CYZNER PROPERTIES, INC., OR ITS NOMINEE WHEREAS, pursuant to the provisions of the Local Redevelopment and Housing Law, N.J.S.A. 40A:12A-1 et seq. (the “Act”), set forth at N.J.S.A. 40A:12A-6(a), by virtue of Ordinance #2009-11, the City adopted a Redevelopment Plan identifying Block 256, Lots 1 and 1.01 (“Chatham Square” and “Gloucester Terrace”) on the Official Tax Map of the City as a “Redevelopment Area,” as that term is defined in the Act and adopting a Redevelopment Plan for the Redevelopment Area; and WHEREAS, Block 256, Lot 1 is an existing approximate 100-unit apartment complex located at 54 Crescent Boulevard in the City of Gloucester which is owned by the City and known as Chatham Square (“Chatham Square Property” or “Chatham Square”); and WHEREAS, Block 256, Lot 1.01, is located at 56 Crescent Boulevard in the City and is an existing approximate 34-unit apartment complex which is privately owned and known as Gloucester Terrace (“Gloucester Terrance Property” or “Gloucester Terrace”); and WHEREAS, the Redeveloper has heretofore entered into: (i) an Agreement of Sale, dated May 4, 2017, as amended and supplemented to date, pursuant to which the Developer has agreed to purchase Gloucester Terrace from the owner thereof, contingent upon the acquisition of Chatham Square from the City; and (ii) an Exclusive Negotiation Agreement with the City, dated September 15, 2015, as amended and supplemented to date (the “Exclusive Negotiation Agreement”), pursuant to which the Developer has agreed to purchase Chatham Square from the City, contingent upon the acquisition of Gloucester Terrace from the owner thereof and,
WHEREAS, pursuant to the Exclusive Negotiation Agreement, the Redeveloper has proposed improvements to Chatham Square and Gloucester Terrace (“Project Area” or “Redevelopment Properties”) for the purpose of rehabilitating, reconstructing, and constructing the Redevelopment Properties into a unique lifestyle redevelopment revitalization project; and WHEREAS, the Exclusive Negotiation Agreement also contemplates that the Redeveloper will acquire the Chatham Square property from the City for the purchase price of One Million Five Hundred Thousand ($1,500,000.00) Dollars upon appointment as the Redeveloper and the execution of this Redevelopment Agreement and contingent upon the acquisition of the Gloucester Terrace Property from the owner thereof; and WHEREAS, as a material inducement for the parties to enter into this Agreement each of the Developer and the City have agreed to, among other things; (1) amend the Redevelopment Plan to permit the rehabilitation, reconstruction and construction of 134 market rate apartments at the Redevelopment Properties (“Redevelopment Project Plan”); (2) operate uses within the Redevelopment Area which are consistent with the Redevelopment Plan; (3) provide payments in lieu of taxes to the City in accordance with a Financial Agreement to be entered into between the City and an entity established by the Redeveloper as an “urban renewal entity” in accordance with the Long Term Tax Exemption Law, N.J.S.A. 40A:20-1 et seq.; (4) develop the Redevelopment Properties in accordance with the Redevelopment Project Plan to be approved by the City; and (5) make certain representations and warranties as set forth herein below; and WHEREAS, the Act authorizes the City to arrange or contract with a redeveloper for the planning, construction or undertaking of any project or redevelopment work in an area designated as an area in need of redevelopment; and WHEREAS, in accordance with the Act and this Ordinance, the City has designated Cyzner Properties, Inc., or its nominee, as the “Redeveloper” of the Redevelopment Area to undertake the Redevelopment Project Plan;
WHEREAS, the City and the Redeveloper have conferred and performed due diligence and have decided to enter into the within Redevelopment Agreement regarding the implementation of the Redevelopment Project Plan and the redevelopment of the Redevelopment Properties; and WHEREAS, the City has determined that it is appropriate to sell the Chatham Square Property to the Redeveloper in furtherance of the Redevelopment Project Plan and to enter into this Redevelopment Agreement as provided for herein. NOW, THEREFORE, BE IT ORDAINED, by the Mayor and Common Council of the City of Gloucester, County of Camden, and State of New Jersey, that the Gloucester City Development Ordinance be amended as follows:
SECTION 1: The provisions of the WHEREAS clauses set forth above are incorporated herein by reference and made a part hereof and shall have the same lawful effect as if set forth herein.
SECTION 2: In accordance with the Act and this Ordinance, the City has designated Cyzner Properties, Inc., or its nominee, as the “Redeveloper” of the Redevelopment Area to undertake the Redevelopment Project Plan and the Mayor, Clerk and/or appropriate designee is hereby authorised to execute the Redevelopment Agreement and/or all documents related to this transaction.
SECTION 3: The City has determined that it is appropriate to authorise the sale and transfer of the Chatham Square Property to the Redeveloper in furtherance of the Redevelopment Project Plan and to enter into this Redevelopment Agreement as provided for herein.
SECTION 4: If any subsection, paragraph, subsection, clause or provision of this ordinance shall be judged by the Courts to be invalid, such adjudication shall apply only to that section, paragraph, subsection, clause or provision so adjudged, and the remainder of the ordinance shall be deemed valid and effective.
SECTION 5: This ordinance shall take effect upon final adoption, publication and filing of a copy of said Ordinance with the Camden County Planning Board, and any and all agencies mandated in accordance with the law. SECTIONS 6: This Ordinance shall become effective immediately upon final passage and publication as required by law. ATTEST: City of Gloucester City By: William P. James, Mayor Kathleen M. Jentsch, City Clerk I, Kathleen M. Jentsch, Clerk of the City of Gloucester City, hereby certify the foregoing to be a true and correct copy of an Ordinance adopted by the Mayor and Council at their meeting of August 7, 2017, held in the Muncipal Building, 512 Monmouth Street, Gloucester City, NJ.
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I own a home on the 200 block of Mercer – together with my wife we have lived here 4 years. I only know one neighbor who owns his home. All “renters” and so little is done to improve and upkeep the homes. We need to incentives home ownership.