1235 Thurman St · Camden, NJ 08104

$115,000

3 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 18 Days on market

Built 1908 1,398 sqft lot Est $168k · 32% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Attention investors—this Camden property offers an opportunity to create a long-term rental asset. With improvements and thoughtful updates, it could serve as a valuable addition to a buy-and-hold portfolio. Located in an area with consistent rental activity and ongoing neighborhood investment, the property is well-suited for those exploring income-producing possibilities. Nearby homes reflect continued reinvestment and tenant demand throughout the community. Property is being sold strictly as-is.

Key facts

• Built 1908
• Listed 18 days

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$168,020) 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 $115k.

Deal economics

• At list price, monthly cash flow is $695 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $795 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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 $28k; list at $115k implies a 311% 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 $113,275 (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: 1.54% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.90%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $168,020
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1251 Atlantic Ave	0.19mi	3/1.5	1,162 (+7%)	14mo	$235,000	$202	65
1443 Crestmont Ave	0.25mi	3/1.0	1,152 (+6%)	21mo	$178,000	$155	60
1738 Tioga St	0.37mi	3/1.0	980 (-10%)	19mo	$70,000	$71	51

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: 19.6%
• Equity multiple: 1.80×
• Total profit: $25,607
• Equity at exit: $17,147

10-year hold

• IRR: 27.8%
• Equity multiple: 3.46×
• Total profit: $79,185
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$603
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $695

Break-even live

Break-even rent $890

Max offer price $115,000

Occupancy floor 56%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	3d	1	0.37mi
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	19d	1	0.42mi
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	10d	1	0.52mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	24d	1	0.58mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	24d	1	0.67mi
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	24d	1	0.71mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	18d	1	0.72mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	5d	1	0.73mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	16d	1	0.73mi
457 Mechanic St Camden, NJ	3.0	2.0	1200	$1,950	$1.62	18d	1	0.93mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	17d	1	0.99mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	12d	1	0.99mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	18d	1	0.99mi
1759 S 4th St Unit B Camden, NJ	2.0	1.0	800	$1,500	$1.88	24d	1	1.04mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	24d	1	1.04mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1211	$3,372	$2.78	1d	6	1.15mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	4d	3	1.17mi
132 E Franklin Ave Unit A Collingswood, NJ	2.0	1.0	1000	$2,400	$2.40	24d	1	1.22mi
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	24d	1	1.23mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	24d	1	1.32mi
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	24d	1	1.36mi
430 Richey Ave Unit 1A Oaklyn, NJ	2.0	1.0	897	$2,100	$2.34	4d	1	1.37mi
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	24d	1	1.37mi
1220 Grant Ave Unit 2 Oaklyn, NJ	2.0	1.0	1000	$1,800	$1.80	20d	1	1.38mi
1034 Collings Ave Oaklyn, NJ	2.0	1.0	1100	$1,750	$1.59	18d	1	1.43mi
324 S 27th St Camden, NJ	3.0	1.0	1152	$1,900	$1.65	24d	1	1.48mi

Listing history 18 events

1. 2026-04-14
   status Pending
2. 2026-03-27
   listed $115,000 Active
3. 2011-04-25
   historical
4. 2010-10-25
   listed $50,000
5. 2010-08-22
   historical
6. 2010-02-22
   listed $59,900
7. 2007-12-07
   soldstatus $28,000
8. 2007-11-27
   historical
9. 2007-09-22
   listed $28,000
10. 2006-02-06
    historical
11. 2005-06-23
    historical
12. 2005-06-01
    listed $47,900
13. 2004-12-17
    listed $49,900
14. 2004-05-26
    soldstatus $26,000
15. 2004-05-07
    listed $26,000
16. 2000-07-30
    historical
17. 2000-04-09
    listed $9,500
18. 1997-09-11
    soldstatus $32,000

ⓘ 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: $623 · $52/mo
• Projected year-2 tax: $1,743 · $145/mo
• Expected delta: +$1,120/yr (+$93/mo · 179.8%)

ⓘ 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: $21,236
• − Mortgage interest: −$6,442
• − Property taxes: −$623
• − Insurance: −$575
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$3,345
• Taxable income: $6,853
• Est. tax owed @ 24.0%: −$1,645
• After-tax cash flow: $6,697/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

+259.4% since first listed

18 events — show timeline

• 2026-04-14 Pending — BRIGHT MLS
• 2026-03-27 Listed $115,000 BRIGHT MLS
• 2011-04-25 Listing Removed — BRIGHT MLS
• 2010-10-25 Listed $50,000 BRIGHT MLS
• 2010-08-22 Listing Removed — BRIGHT MLS
• 2010-02-22 Listed $59,900 BRIGHT MLS
• 2007-12-07 Sold (MLS) $28,000 BRIGHT MLS
• 2007-11-27 Listing Removed — BRIGHT MLS
• 2007-09-22 Listed $28,000 BRIGHT MLS
• 2006-02-06 Listing Removed — BRIGHT MLS
• 2005-06-23 Listing Removed — BRIGHT MLS
• 2005-06-01 Listed $47,900 BRIGHT MLS
• 2004-12-17 Listed $49,900 BRIGHT MLS
• 2004-05-26 Sold (MLS) $26,000 BRIGHT MLS
• 2004-05-07 Listed $26,000 BRIGHT MLS
• 2000-07-30 Listing Removed — BRIGHT MLS
• 2000-04-09 Listed $9,500 BRIGHT MLS
• 1997-09-11 Sold (Public Records) $32,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $623 · +4.1% YoY. Source: county tax records.