305 Pine St · Camden, NJ 08103

$130,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 29 Days on market

Built 1910 806 sqft lot Est $135k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.1/15.0
• 1% rule +8.9/10.0
• Appreciation +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Attention all investors get in and see this buy and hold rental opportunity. Also, available is 303 Pine St. so you can grab two side by side.

Key facts

• Built 1910
• Listed 29 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: 64 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• At $1,807/mo this rent would consume 59% of the median local household income ($37k/yr) (locally 1141% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $899 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 (-2.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $65k; list at $130k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.39% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.60%
• DSCR: 1.87
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $134,640
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Line St	0.03mi	4/1.5 (+1)	1,280 (-3%)	8mo	$54,000	$42	80
306 Walnut St	0.21mi	3/1.5	1,429 (+8%)	0mo	$240,000	$168	74
527 West St	0.18mi	3/1.0	1,344 (+2%)	18mo	$219,000	$163	73
621 Henry St	0.15mi	3/1.5	1,176 (-11%)	5mo	$120,000	$102	69
920 Newton Ave	0.35mi	3/1.0	1,176 (-11%)	4mo	$75,000	$64	62
634 Walnut St	0.45mi	3/2.0	1,462 (+11%)	8mo	$225,000	$154	50
1443 S 4th St	0.58mi	3/1.0	1,210 (-8%)	16mo	$68,000	$56	46

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

Projected returns pro-forma

-2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.56×
• Total profit: $20,319
• Equity at exit: $23,134

10-year hold

• IRR: 21.3%
• Equity multiple: 2.91×
• Total profit: $69,494
• Equity at exit: $17,790

Cash invested: $36,400 (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 08103

• Home prices YoY: -1.4%
• Active inventory: 64
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$682
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $595

Break-even live

Break-even rent $1,054

Max offer price $130,000

Occupancy floor 62%

Sensitivity live

Price	-10% $668	-5% $631	+0% $595	+5% $558	+10% $521
Rent	-10% $452	-5% $523	+0% $595	+5% $666	+10% $737
Rate	-1.0pp $660	-0.5pp $628	base $595	+0.5pp $561	+1.0pp $527

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	25d	1	0.16mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	25d	1	0.30mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	18d	1	0.47mi
457 Mechanic St Camden, NJ	3.0	2.0	1200	$1,950	$1.62	19d	1	0.49mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	19d	1	0.51mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	13d	1	0.51mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	25d	1	0.53mi
1 Market St Camden, NJ	3.0	1.0–2.0	1190	$2,456	$2.06	2d	15	0.81mi
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	20d	1	0.93mi
331 Point St Camden, NJ	3.0	1.0	1000	$1,900	$1.90	19d	1	0.96mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	25d	1	1.01mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	25d	1	1.16mi
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	11d	1	1.18mi
1 Dock St Philadelphia, PA	3.0	1.0–3.5	1164	$10,341	$8.88	2d	18	1.23mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	3d	1	1.27mi

Listing history 15 events

1. 2026-04-14
   status Pending
2. 2026-03-16
   listed $130,000 Active
3. 2022-06-01
   soldstatus $65,000
4. 2022-05-06
   soldstatus $65,000 Closed 142-char remark

   Show marketing remark (142 chars)

   Attention all investors get in and see this buy and hold rental opportunity. Also, available is 303 Pine St. so you can grab two side by side.

5. 2022-04-05
   status Pending 142-char remark

   Show marketing remark (142 chars)

   Attention all investors get in and see this buy and hold rental opportunity. Also, available is 303 Pine St. so you can grab two side by side.

6. 2022-03-25
   listed $65,000 Active 142-char remark

   Show marketing remark (142 chars)

   Attention all investors get in and see this buy and hold rental opportunity. Also, available is 303 Pine St. so you can grab two side by side.

7. 2017-02-15
   soldstatus $21,250 136-char remark

   Show marketing remark (136 chars)

   Looking for a home to boost your portfolio. Great home for Investors. Home sold AS-IS with new Owner responsible for all repairs and C/O

8. 2017-02-15
   soldstatus $21,250 Sold

   Show marketing remark (136 chars)

   Looking for a home to boost your portfolio. Great home for Investors. Home sold AS-IS with new Owner responsible for all repairs and C/O

9. 2017-01-23
   status Under Contract
10. 2016-11-30
    listed $27,000 Active
11. 2016-11-21
    listed $27,000 136-char remark

    Show marketing remark (136 chars)

    Looking for a home to boost your portfolio. Great home for Investors. Home sold AS-IS with new Owner responsible for all repairs and C/O

12. 2016-01-01
    historical
13. 2015-07-01
    listed $39,000
14. 2011-09-29
    historical
15. 2011-04-29
    listed $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: $1,165 · $97/mo
• Projected year-2 tax: $2,201 · $183/mo
• Expected delta: +$1,036/yr (+$86/mo · 88.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 29% 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: $21,685
• − Mortgage interest: −$7,282
• − Property taxes: −$1,165
• − Insurance: −$650
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$3,782
• Taxable income: $5,337
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $5,855/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
• County: Camden County · 407,624 people
• City population: 20,865
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 12,573
• Household income: $36,793
• Rent vs Own: 65.2% rent · 34.8% own
• Severe rent burden: 1141.0

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 0.57)
• Race & ethnicity: Black 54% Hispanic / Latino 36% Two or more races 9% White 5% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 19% Dominican 4%
• Common ancestry: Hispanic 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 22% Tagalog/Filipino 2%

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: ▼ -2.36%
• Current HPI: 162.557
• Rent YoY: —
• 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

+188.9% since first listed

15 events — show timeline

• 2026-04-14 Pending — BRIGHT MLS
• 2026-03-16 Listed $130,000 BRIGHT MLS
• 2022-06-01 Sold (Public Records) $65,000 Public Records
• 2022-05-06 Sold (MLS) $65,000 BRIGHT MLS
• 2022-04-05 Pending — BRIGHT MLS
• 2022-03-25 Listed $65,000 BRIGHT MLS
• 2017-02-15 Sold (MLS) $21,250 TREND
• 2017-02-15 Sold (MLS) $21,250 BRIGHT MLS
• 2017-01-23 Pending — TREND
• 2016-11-30 Listed $27,000 TREND
• 2016-11-21 Listed $27,000 BRIGHT MLS
• 2016-01-01 Listing Removed — BRIGHT MLS
• 2015-07-01 Listed $39,000 BRIGHT MLS
• 2011-09-29 Listing Removed — BRIGHT MLS
• 2011-04-29 Listed $45,000 BRIGHT MLS

Property tax history

+5.3%/yr

Latest (2025): $1,165 · +4.1% YoY. Source: county tax records.