1211 Thurman St · Camden, NJ 08104

$90,000

3 bd · 1.0 ba · 1,173 sqft · SingleFamily public records · 18 Days on market

Built 1908 1,398 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL TENANT OCCUPIED ON MONTH TO MONTH LEASE STRICLY AS IS ALL REPAIRS AND CO WILL BE RESPONSIBILTY OF BUYER CAN BE PURCHASED INDIVIDUALLY OR AS BUNDLE OF 5 PROPERTIES-CALL AGENT FOR BUNDLE PRICING NJCD2009476 NJCD2009472 NJCD2009470 NJCD2009464

Key facts

• Built 1908
• Listed 18 days

🏷️ Possibly a rental listed for sale. The $90,000 price doesn't fit this home's estimated sale value (~$181,815) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 7.1% in Camden — 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 70/100 on livability (#262 in NJ) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A; Watch: schools F, crime F, employment F.
• Camden City School District (urban): math 3% / reading 16% proficiency, ranked #472 of 472 in NJ (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 95 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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 $59k; list at $90k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1908 — 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. 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?
4. Crime grade is F 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?
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: 1.97% ✓
• Cap rate: 17.45%
• Cash-on-cash: 39.86%
• DSCR: 2.77
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $181,815
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1251 Atlantic Ave	0.20mi	3/1.5	1,162 (-1%)	14mo	$235,000	$202	75
1443 Crestmont Ave	0.28mi	3/1.0	1,152 (-2%)	21mo	$178,000	$155	66
1215 Decatur St	0.28mi	3/1.0	1,300 (+11%)	17mo	$170,000	$131	54
117 Cooper Ave	0.70mi	4/1.0 (+1)	1,344 (+15%)	7mo	$180,000	$134	32

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: 36.2%
• Equity multiple: 2.54×
• Total profit: $38,723
• Equity at exit: $13,419

10-year hold

• IRR: 42.9%
• Equity multiple: 5.06×
• Total profit: $102,330
• Equity at exit: $7,782

Cash invested: $25,200 (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 08104

• Active inventory: 95
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$472
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $837

Break-even live

Break-even rent $710

Max offer price $90,000

Occupancy floor 48%

Sensitivity live

Price	-10% $888	-5% $863	+0% $837	+5% $812	+10% $786
Rent	-10% $697	-5% $767	+0% $837	+5% $907	+10% $977
Rate	-1.0pp $882	-0.5pp $860	base $837	+0.5pp $814	+1.0pp $790

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	20d	1	0.37mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	3d	1	0.39mi
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	11d	1	0.53mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	25d	1	0.57mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	25d	1	0.67mi
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	25d	1	0.74mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	6d	1	0.75mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	17d	1	0.75mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	19d	1	0.75mi
457 Mechanic St Camden, NJ	3.0	2.0	1200	$1,950	$1.62	19d	1	0.88mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	18d	1	0.95mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	13d	1	0.96mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	19d	1	0.96mi
1759 S 4th St Unit B Camden, NJ	2.0	1.0	800	$1,500	$1.88	25d	1	0.99mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	25d	1	1.01mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	5d	3	1.19mi
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	25d	1	1.19mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1211	$3,372	$2.78	2d	6	1.20mi
132 E Franklin Ave Unit A Collingswood, NJ	2.0	1.0	1000	$2,400	$2.40	25d	1	1.27mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	25d	1	1.28mi
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	25d	1	1.35mi
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	25d	1	1.37mi
1220 Grant Ave Unit 2 Oaklyn, NJ	2.0	1.0	1000	$1,800	$1.80	21d	1	1.40mi
430 Richey Ave Unit 1A Oaklyn, NJ	2.0	1.0	897	$2,100	$2.34	5d	1	1.40mi
1034 Collings Ave Oaklyn, NJ	2.0	1.0	1100	$1,750	$1.59	19d	1	1.45mi

Listing history 21 events

1. 2026-04-14
   status Pending
2. 2026-03-27
   listed $90,000 Active
3. 2022-07-18
   soldstatus $58,900
4. 2022-06-15
   soldstatus $58,900 Closed 259-char remark

   Show marketing remark (259 chars)

   INVESTOR SPECIAL TENANT OCCUPIED ON MONTH TO MONTH LEASE STRICLY AS IS ALL REPAIRS AND CO WILL BE RESPONSIBILTY OF BUYER CAN BE PURCHASED INDIVIDUALLY OR AS BUNDLE OF 5 PROPERTIES-CALL AGENT FOR BUNDLE PRICING NJCD2009476 NJCD2009472 NJCD2009470 NJCD2009464

5. 2022-05-10
   status Pending 259-char remark

   Show marketing remark (259 chars)

   INVESTOR SPECIAL TENANT OCCUPIED ON MONTH TO MONTH LEASE STRICLY AS IS ALL REPAIRS AND CO WILL BE RESPONSIBILTY OF BUYER CAN BE PURCHASED INDIVIDUALLY OR AS BUNDLE OF 5 PROPERTIES-CALL AGENT FOR BUNDLE PRICING NJCD2009476 NJCD2009472 NJCD2009470 NJCD2009464

6. 2022-05-02
   status Active 259-char remark

   Show marketing remark (259 chars)

   INVESTOR SPECIAL TENANT OCCUPIED ON MONTH TO MONTH LEASE STRICLY AS IS ALL REPAIRS AND CO WILL BE RESPONSIBILTY OF BUYER CAN BE PURCHASED INDIVIDUALLY OR AS BUNDLE OF 5 PROPERTIES-CALL AGENT FOR BUNDLE PRICING NJCD2009476 NJCD2009472 NJCD2009470 NJCD2009464

7. 2022-04-30
   historical 259-char remark

   Show marketing remark (259 chars)

   INVESTOR SPECIAL TENANT OCCUPIED ON MONTH TO MONTH LEASE STRICLY AS IS ALL REPAIRS AND CO WILL BE RESPONSIBILTY OF BUYER CAN BE PURCHASED INDIVIDUALLY OR AS BUNDLE OF 5 PROPERTIES-CALL AGENT FOR BUNDLE PRICING NJCD2009476 NJCD2009472 NJCD2009470 NJCD2009464

8. 2022-04-19
   status Active 259-char remark

   Show marketing remark (259 chars)

   INVESTOR SPECIAL TENANT OCCUPIED ON MONTH TO MONTH LEASE STRICLY AS IS ALL REPAIRS AND CO WILL BE RESPONSIBILTY OF BUYER CAN BE PURCHASED INDIVIDUALLY OR AS BUNDLE OF 5 PROPERTIES-CALL AGENT FOR BUNDLE PRICING NJCD2009476 NJCD2009472 NJCD2009470 NJCD2009464

9. 2021-12-01
   status Pending 259-char remark

   Show marketing remark (259 chars)

   INVESTOR SPECIAL TENANT OCCUPIED ON MONTH TO MONTH LEASE STRICLY AS IS ALL REPAIRS AND CO WILL BE RESPONSIBILTY OF BUYER CAN BE PURCHASED INDIVIDUALLY OR AS BUNDLE OF 5 PROPERTIES-CALL AGENT FOR BUNDLE PRICING NJCD2009476 NJCD2009472 NJCD2009470 NJCD2009464

10. 2021-11-27
    historical Active Under Contract 259-char remark

    Show marketing remark (259 chars)

    INVESTOR SPECIAL TENANT OCCUPIED ON MONTH TO MONTH LEASE STRICLY AS IS ALL REPAIRS AND CO WILL BE RESPONSIBILTY OF BUYER CAN BE PURCHASED INDIVIDUALLY OR AS BUNDLE OF 5 PROPERTIES-CALL AGENT FOR BUNDLE PRICING NJCD2009476 NJCD2009472 NJCD2009470 NJCD2009464

11. 2021-11-07
    listed $65,900 Active 259-char remark

    Show marketing remark (259 chars)

    INVESTOR SPECIAL TENANT OCCUPIED ON MONTH TO MONTH LEASE STRICLY AS IS ALL REPAIRS AND CO WILL BE RESPONSIBILTY OF BUYER CAN BE PURCHASED INDIVIDUALLY OR AS BUNDLE OF 5 PROPERTIES-CALL AGENT FOR BUNDLE PRICING NJCD2009476 NJCD2009472 NJCD2009470 NJCD2009464

12. 2011-04-25
    historical
13. 2010-10-25
    listed $55,000
14. 2008-02-18
    soldstatus $32,500
15. 2008-02-14
    historical
16. 2007-11-15
    listed $32,500
17. 2005-10-24
    soldstatus $1
18. 2005-04-20
    historical
19. 2004-10-20
    listed $54,900
20. 2002-03-19
    soldstatus $44,000
21. 2001-12-10
    soldstatus $45,000

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $1,430 · $119/mo
• Expected delta: +$811/yr (+$68/mo · 130.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,239
• − Mortgage interest: −$5,041
• − Property taxes: −$619
• − Insurance: −$450
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$2,618
• Taxable income: $9,112
• Est. tax owed @ 24.0%: −$2,187
• After-tax cash flow: $7,859/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: Camden City School District
• NCES district ID: 3402640
• Math proficiency: 3% ▼ -6.00%
• Reading proficiency: 16% ▬ 0.00%
• Median HH income: $25,845
• Composite: 6.85/100
• National rank: #9981
• State rank: #472 of 472 in NJ

Livability — Camden

• Score: 70/100
• State rank: #262
• US rank: #7721

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, NJ
• City population: 20,865
• Population (ZIP): 21,508

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 0.56)
• Race & ethnicity: Black 53% Hispanic / Latino 40% Two or more races 9% White 2% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 22% Cuban 2% Dominican 9%
• Common ancestry: Hispanic 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 69% English-only · Spanish 29% Vietnamese 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: ▼ -123.43%
• Current HPI: 209.3596
• 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

+100.0% since first listed

21 events — show timeline

• 2026-04-14 Pending — BRIGHT MLS
• 2026-03-27 Listed $90,000 BRIGHT MLS
• 2022-07-18 Sold (Public Records) $58,900 Public Records
• 2022-06-15 Sold (MLS) $58,900 BRIGHT MLS
• 2022-05-10 Pending — BRIGHT MLS
• 2022-05-02 Relisted — BRIGHT MLS
• 2022-04-30 Listing Removed — BRIGHT MLS
• 2022-04-19 Relisted — BRIGHT MLS
• 2021-12-01 Pending — BRIGHT MLS
• 2021-11-27 Contingent — BRIGHT MLS
• 2021-11-07 Listed $65,900 BRIGHT MLS
• 2011-04-25 Listing Removed — BRIGHT MLS
• 2010-10-25 Listed $55,000 BRIGHT MLS
• 2008-02-18 Sold (MLS) $32,500 BRIGHT MLS
• 2008-02-14 Listing Removed — BRIGHT MLS
• 2007-11-15 Listed $32,500 BRIGHT MLS
• 2005-10-24 Sold (Public Records) $1 Public Records
• 2005-04-20 Listing Removed — BRIGHT MLS
• 2004-10-20 Listed $54,900 BRIGHT MLS
• 2002-03-19 Sold (Public Records) $44,000 Public Records
• 2001-12-10 Sold (Public Records) $45,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $619 · +4.1% YoY. Source: county tax records.