10 Glenwood Dr · Lindenwold, NJ 08021

$175,000

3 bd · 2.5 ba · 1,368 sqft · Townhouse · 8 Days on market

Built 1973 Good condition Est $187k · 7% under $760/mo HOA · 32% of rent

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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).

• Cash flow +11.0/30.0
• ARV discount +10.5/15.0
• 1% rule +8.7/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• DSCR +3.2/10.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Gorgeous 3-bedroom, end-of-row townhouse in the Georgetown subdivision freshly updated throughout. This is one of the largest units in Georgetown, with the garage space previously converted to a family room, allowing plenty of room to relax and entertain. Walking up, you are greeted by a beautiful paver patio perfect for relaxing and talking with friends. Upon entering the home, the main floor features a combination living/dining area and family room with new luxury vinyl flooring. The dining area leads to an eat-in kitchen featuring granite countertops, stainless appliances and ample cabinet and counter space. Also located on the main floor are a half bath and utility/laundry room. Upstair

Key facts

• $760 HOA
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-74 ($-893/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (6.2% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 68/100 on livability (#312 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, cost of living B; Watch: employment C-, crime D, amenities D-.
• Lindenwold Public School District (suburban): math 4% / reading 25% proficiency, ranked #461 of 472 in NJ (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lindenwold Middle School (math 3% / reading 26%, grade F, #418 of 431 statewide, top 97%, 911 students, 88% FRL) — zoned schools average 88% FRL vs 68% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 237 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 42% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Camden County population projected to shrink 8% 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.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: major wind risk, 56% 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 $164,234 (6.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 1.37% ✓
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $187,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Glenwood Dr	0.00mi	3/2.5	1,368 (0%)	1mo	$187,000	$137	99
5106 Tall Pnes	0.16mi	3/2.5	1,280 (-6%)	1mo	$270,000	$211	81
49 Dover Dr	0.11mi	2/1.5 (-1)	1,267 (-7%)	2mo	$120,000	$95	72
29 Chiswick Dr	0.13mi	2/1.5 (-1)	1,267 (-7%)	1mo	$97,500	$77	72
407 Mason Run Dr #407	0.19mi	3/1.5	1,500 (+10%)	2mo	$199,900	$133	69
33 Georgetown Rd	0.26mi	2/1.5 (-1)	1,267 (-7%)	2mo	$145,000	$114	65
407 Mason Run	0.19mi	3/1.5	1,536 (+12%)	2mo	$199,900	$130	65
1501 Timber Crk	0.34mi	3/2.5	1,540 (+13%)	1mo	$162,500	$106	63
2702 Kenwood Dr	0.30mi	3/1.5	1,200 (-12%)	2mo	$255,000	$213	60
804 Mason Run	0.22mi	2/1.5 (-1)	1,536 (+12%)	2mo	$220,000	$143	59
309 La Cascata Tnhs	0.56mi	3/1.5	1,264 (-8%)	1mo	$255,000	$202	57
43 La Cascata	0.70mi	3/1.5	1,264 (-8%)	0mo	$242,000	$191	50

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 · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-32,545
• Equity at exit: $26,093

10-year hold

• IRR: -10.7%
• Equity multiple: 0.34×
• Total profit: $-32,199
• Equity at exit: $15,131

Cash invested: $49,000 (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 08021

• Home prices YoY: -31.6%
• Rents YoY: 3.0%
• Active inventory: 237
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,399 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$760
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-74

Break-even live

Break-even rent $2,493

Max offer price $164,234

Occupancy floor 98%

Sensitivity live

Price	-10% $47	-5% $-14	+0% $-74	+5% $-135	+10% $-195
Rent	-10% $-264	-5% $-169	+0% $-74	+5% $20	+10% $115
Rate	-1.0pp $14	-0.5pp $-30	base $-74	+0.5pp $-120	+1.0pp $-166

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Georgetown Rd Lindenwold, NJ	3.0	2.5	1268	$2,600	$2.05	2d	1	0.06mi
51 Chiswick Dr Unit 1 Lindenwold, NJ	3.0	2.0	1110	$2,650	$2.39	2d	1	0.09mi
500 Chews Landing Rd Lindenwold, NJ	1.0–2.0	1.0	875	$1,750	$2.00	25d	1	0.30mi
1600 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–1.5	900	$1,600	$1.78	25d	1	0.46mi
105 Blackwood Clementon Rd Lindenwold, NJ	1.0–2.0	1.0	800	$1,600	$2.00	17d	1	0.50mi
1800 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–2.0	885	$2,072	$2.34	2d	22	0.50mi
359 Lake Blvd Lindenwold, NJ	3.0	2.0	1196	$2,900	$2.42	2d	1	0.78mi
1801 Broadacres Dr Clementon, NJ	2.0	1.0–2.0	910	$2,032	$2.23	2d	8	0.85mi
1109 Huntingdon Mews Clementon, NJ	2.0	2.0	946	$1,750	$1.85	15d	1	0.87mi
34 Heron Pl Clementon, NJ	3.0	1.5	1847	$2,500	$1.35	2d	1	0.88mi
1341 Blackwood Clementon Rd Clementon, NJ	1.0–2.0	1.0	925	$2,564	$2.77	2d	26	1.20mi
320 W Branch Ave Pine Hill, NJ	1.0–2.0	1.0	882	$1,700	$1.93	25d	1	1.23mi
16 W Linden Ave Lindenwold, NJ	4.0	1.0	1560	$2,950	$1.89	2d	1	1.34mi
1200 Little Gloucester Rd Clementon, NJ	1.0–2.0	1.0	875	$3,100	$3.54	2d	1	1.38mi
215 S Atlantic Ave E Stratford, NJ	3.0	1.0	1460	$2,445	$1.67	11d	1	1.48mi

HOA detail

• Monthly dues: $760 · $9,120/yr

Listing history 4 events

1. 2026-04-15
   status Pending
2. 2026-04-09
   historical Active Under Contract
3. 2026-04-01
   listed $175,000 Active
4. 2026-03-31
   historical $175,000

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

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 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,785
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − HOA: −$9,120
• − Depreciation: −$5,091
• Taxable loss: −$3,335
• Est. tax savings @ 24.0%: +$800
• After-tax cash flow: $-93/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.

Condition & rehab AI · 14 photos

Good 80/100 Cosmetic rehab

This townhouse is in good condition with recent updates, offering a move-in-ready living space. It has a good curb appeal and is well-maintained.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint enhances curb appeal and can increase the home's value
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint enhances curb appeal and can increase the home's value ↑
• Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lindenwold Public School District
• NCES district ID: 3408640
• Math proficiency: 4% ▼ -8.00%
• Reading proficiency: 25% ▲ 6.00%
• Median HH income: $42,390
• Composite: 12.54/100
• National rank: #9622
• State rank: #461 of 472 in NJ

Livability — Lindenwold

• Score: 68/100
• State rank: #312
• US rank: #9603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lindenwold, NJ
• County: Camden County · 407,624 people
• City population: 49,305
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 49,305
• Household income: $68,044
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 3050.0

Population outlook (Camden County) Hauer SSP2

• Today (2025): 507,964 people
• By 2030: 502,182 · -1.1%
• By 2040: 485,602 · -4.4%
• By 2050: 465,630 · -8.3%
• By 2075: 419,986 · -17.3%
• By 2100: 369,492 · -27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 44% Black 27% Hispanic / Latino 20% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 14% Chinese 1% Tagalog/Filipino 1%

Political lean MEDSL · Camden

• 2024 margin: Strong D (+27.4) · D 63.0% · R 35.5% · Other 1.5%
• 2008→2024 swing: -8.8pp toward R · 2008: 36.2pp · 2024: 27.4pp
• All cycles: 2024: D+27.4 2020: D+33.5 2016: D+32.4 2012: D+36.6 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.73%
• Current HPI: 338.8351
• Rent YoY: ▲ 3.02%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-15 Pending — BRIGHT MLS
• 2026-04-09 Contingent — BRIGHT MLS
• 2026-04-01 Listed $175,000 BRIGHT MLS
• 2026-03-31 Coming Soon $175,000 BRIGHT MLS