124 Warwick Rd · Lawnside, NJ 08045

$493,000

5 bd · 2.0 ba · 2,352 sqft · SingleFamily public records · 38 Days on market

Built 1900 0.34 ac lot Est $407k · 21% over

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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 +15.2/30.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Price reduced! Large single family home with lots of living space. 4 bedroom colonial with 2 full baths. Formal living room with fireplace and formal dining room, eat-in kitchen, great room, sunroom which can be converted to office. Roomy walk-up attic for storage. Full basement with gas heat, central air, and deck. Easy to show. Bring offers!

Key facts

• 0.34 acre lot
• Built 1900
• Listed 38 days

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Detached property; Above-grade finished area approximately 2,352 (assessor)
• Construction: Metal siding; Brick/mortar foundation; Built year per assessor
• Exterior features: Ramp to main level; Other accessibility features

Interior

• Bedrooms: Four bedrooms on the first upper level; One bedroom on the main level
• Bathrooms: Two full bathrooms (one on the main level, one on the first upper level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; 100 amp electric service; Natural gas hot water
• Interior features: Attic; Master bathroom

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $493k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $461k (6.5% below list).
• Recommended offer: $461k (6.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#152 in NJ, #3,974 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: schools D-, crime F, amenities F.
• Lawnside School Distric (suburban): math 20% / reading 35% proficiency, ranked #566 of 612 in NJ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).

Forward outlook

• In year one you build about $53k of equity ($3k loan paydown + $49k appreciation (10.0% local appreciation)).
• Camden County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $138k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$85k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($478k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $270k; list at $493k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $460,888 (6.5% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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?
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: 0.93% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $406,896
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
366 Independence Blvd	0.55mi	4/2.5 (-1)	2,247 (-4%)	2mo	$465,000	$207	59
107 Phillips Ave	0.28mi	5/2.5	2,240 (-5%)	22mo	$360,000	$161	58
358 Quaker Rd	0.53mi	4/2.5 (-1)	2,620 (+11%)	5mo	$380,000	$145	45
207 NE Atlantic Ave	0.65mi	4/2.0 (-1)	2,101 (-11%)	6mo	$388,000	$185	42
121 Robert Kennedy Rd	0.65mi	5/1.5	2,000 (-15%)	20mo	$345,000	$173	26

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 3.02×
• Total profit: $279,389
• Equity at exit: $444,133

10-year hold

• IRR: 22.3%
• Equity multiple: 6.90×
• Total profit: $814,496
• Equity at exit: $957,791

Cash invested: $138,040 (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 08045

• Home prices YoY: 13.5%
• Active inventory: 22
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $4,609 medium
• Mortgage (P&I): −$2,585
• Tax from tax record: −$681 /mo · $8,172/yr
• Insurance: −$205
• HOA: −$0
• Vacancy / Maint / Mgmt: −$968
• Net cashflow: $169

Break-even live

Break-even rent $4,395

Max offer price $493,000

Occupancy floor 91%

Sensitivity live

Price	-10% $448	-5% $309	+0% $169	+5% $30	+10% $-110
Rent	-10% $-195	-5% $-13	+0% $169	+5% $351	+10% $533
Rate	-1.0pp $418	-0.5pp $295	base $169	+0.5pp $41	+1.0pp $-88

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: $123,250
• Closing costs: $14,790
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 E Gloucester Pike Unit 1 Barrington, NJ	4.0	2.0	1683	$2,000	$1.19	12d	1	0.96mi
148 Heritage Rd Haddonfield, NJ	4.0	2.0	2452	$7,500	$3.06	0d	1	1.42mi

Listing history 15 events

1. 2026-05-03
   status Pending
2. 2026-04-16
   price $493,000
3. 2026-03-27
   listed $500,000 Active
4. 2026-03-23
   historical $500,000
5. 2025-10-30
   soldstatus $269,900 Closed 347-char remark

   Show marketing remark (347 chars)

   Price reduced! Large single family home with lots of living space. 4 bedroom colonial with 2 full baths. Formal living room with fireplace and formal dining room, eat-in kitchen, great room, sunroom which can be converted to office. Roomy walk-up attic for storage. Full basement with gas heat, central air, and deck. Easy to show. Bring offers!

6. 2025-10-15
   status Pending 347-char remark

   Show marketing remark (347 chars)

   Price reduced! Large single family home with lots of living space. 4 bedroom colonial with 2 full baths. Formal living room with fireplace and formal dining room, eat-in kitchen, great room, sunroom which can be converted to office. Roomy walk-up attic for storage. Full basement with gas heat, central air, and deck. Easy to show. Bring offers!

7. 2025-10-07
   status Active 347-char remark

   Show marketing remark (347 chars)

   Price reduced! Large single family home with lots of living space. 4 bedroom colonial with 2 full baths. Formal living room with fireplace and formal dining room, eat-in kitchen, great room, sunroom which can be converted to office. Roomy walk-up attic for storage. Full basement with gas heat, central air, and deck. Easy to show. Bring offers!

8. 2025-09-12
   status Pending 347-char remark

   Show marketing remark (347 chars)

   Price reduced! Large single family home with lots of living space. 4 bedroom colonial with 2 full baths. Formal living room with fireplace and formal dining room, eat-in kitchen, great room, sunroom which can be converted to office. Roomy walk-up attic for storage. Full basement with gas heat, central air, and deck. Easy to show. Bring offers!

9. 2025-08-01
   price $269,900 347-char remark

   Show marketing remark (347 chars)

   Price reduced! Large single family home with lots of living space. 4 bedroom colonial with 2 full baths. Formal living room with fireplace and formal dining room, eat-in kitchen, great room, sunroom which can be converted to office. Roomy walk-up attic for storage. Full basement with gas heat, central air, and deck. Easy to show. Bring offers!

10. 2025-07-25
    status Active 347-char remark

    Show marketing remark (347 chars)

    Price reduced! Large single family home with lots of living space. 4 bedroom colonial with 2 full baths. Formal living room with fireplace and formal dining room, eat-in kitchen, great room, sunroom which can be converted to office. Roomy walk-up attic for storage. Full basement with gas heat, central air, and deck. Easy to show. Bring offers!

11. 2025-06-18
    status Pending 347-char remark

    Show marketing remark (347 chars)

    Price reduced! Large single family home with lots of living space. 4 bedroom colonial with 2 full baths. Formal living room with fireplace and formal dining room, eat-in kitchen, great room, sunroom which can be converted to office. Roomy walk-up attic for storage. Full basement with gas heat, central air, and deck. Easy to show. Bring offers!

12. 2025-05-07
    listed $299,900 Active 347-char remark

    Show marketing remark (347 chars)

    Price reduced! Large single family home with lots of living space. 4 bedroom colonial with 2 full baths. Formal living room with fireplace and formal dining room, eat-in kitchen, great room, sunroom which can be converted to office. Roomy walk-up attic for storage. Full basement with gas heat, central air, and deck. Easy to show. Bring offers!

13. 2024-04-03
    status Pending
14. 2024-04-03
    historical
15. 2024-01-19
    listed $280,000 Active

ⓘ 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: $8,172 · $681/mo
• Projected year-2 tax: $10,224 · $852/mo
• Expected delta: +$2,052/yr (+$171/mo · 25.1%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,307
• − Mortgage interest: −$27,616
• − Property taxes: −$8,172
• − Insurance: −$2,465
• − Repairs & maintenance: −$4,425
• − Management: −$4,425
• − Depreciation: −$14,342
• Taxable loss: −$6,137
• Est. tax savings @ 24.0%: +$1,473
• After-tax cash flow: $3,504/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: Lawnside School Distric
• NCES district ID: 3408340
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $57,050
• Composite: 27.71/100
• National rank: #12312
• State rank: #566 of 612 in NJ

Livability — Lawnside

• Score: 75/100
• State rank: #152
• US rank: #3974

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lawnside, NJ
• City population: 3,124
• Population (ZIP): 3,124

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: Predominantly Black (72%)
• Race & ethnicity: Black 72% Hispanic / Latino 20% Two or more races 5% White 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4% Dominican 2%
• Common ancestry: Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 16% Other Indo-European 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: ▲ 40.66%
• Current HPI: 341.1483
• 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

+76.1% since first listed

15 events — show timeline

• 2026-05-03 Pending — BRIGHT MLS
• 2026-04-16 Price Changed $493,000 BRIGHT MLS
• 2026-03-27 Listed $500,000 BRIGHT MLS
• 2026-03-23 Coming Soon $500,000 BRIGHT MLS
• 2025-10-30 Sold (MLS) $269,900 BRIGHT MLS
• 2025-10-15 Pending — BRIGHT MLS
• 2025-10-07 Relisted — BRIGHT MLS
• 2025-09-12 Pending — BRIGHT MLS
• 2025-08-01 Price Changed $269,900 BRIGHT MLS
• 2025-07-25 Relisted — BRIGHT MLS
• 2025-06-18 Pending — BRIGHT MLS
• 2025-05-07 Listed $299,900 BRIGHT MLS
• 2024-04-03 Pending — BRIGHT MLS
• 2024-04-03 Listing Removed — BRIGHT MLS
• 2024-01-19 Listed $280,000 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2025): $8,172 · +3.5% YoY. Source: county tax records.