450 Hawthorne St · Lindenwold, NJ 08021

$205,000

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 18 Days on market

Built 1975 0.34 ac lot Est $301k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• 1% rule +5.6/10.0
• DSCR +4.1/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corporate owned; Repairs to be completed include new roof; frsh interior paint; new carpet & flooring, new dishwasher, range, garage door & more; Easy to show; vacant; comb. lockbox

Key facts

• 0.34 acre lot
• Built 1975
• Listed 18 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $14 ($171/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.

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, schools F.
• 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.
• Market conditions: Rents rising (+3.0%/yr); 242 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 38% 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 $6k 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

• It's been on market 18 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $113k; list at $205k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: major wind risk, 61% 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 $201,925 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.06% ✓
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $301,308
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Myrtle Ave	0.32mi	3/2.0	1,388 (-3%)	2mo	$233,400	$168	79
409 Cedar Ave	0.12mi	3/1.0	1,276 (-11%)	3mo	$260,000	$204	70
320 Roosevelt	0.30mi	3/1.0	1,524 (+7%)	2mo	$355,000	$233	69
470 Wilson Ave	0.30mi	3/2.5	1,519 (+6%)	6mo	$340,000	$224	69
421 E Maple Ave	0.38mi	4/2.0 (+1)	1,358 (-5%)	3mo	$345,000	$254	66
310 S Emerson St	0.12mi	2/1.0 (-1)	1,248 (-13%)	1mo	$163,000	$131	63
5 S White Horse Pike	0.54mi	3/2.0	1,492 (+4%)	6mo	$335,000	$225	63
304 E Linden Ave	0.38mi	3/1.0	1,233 (-14%)	4mo	$260,000	$211	52
829 Walnut Ave	0.55mi	4/2.0 (+1)	1,244 (-13%)	3mo	$355,000	$285	45
105 Summit Ave	0.70mi	3/1.0	1,600 (+12%)	7mo	$310,000	$194	38
128 W Elm Ave	0.65mi	4/2.0 (+1)	1,596 (+12%)	10mo	$315,000	$197	37
101 Hemlock Ave	0.74mi	4/1.5 (+1)	1,579 (+11%)	9mo	$307,000	$194	34

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-32,061
• Equity at exit: $30,566

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-25,731
• Equity at exit: $17,725

Cash invested: $57,400 (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 08021

• Home prices YoY: -31.6%
• Rents YoY: 3.0%
• Active inventory: 242
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,169 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$539 /mo · $6,467/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $14

Break-even live

Break-even rent $2,151

Max offer price $205,000

Occupancy floor 94%

Sensitivity live

Price	-10% $130	-5% $72	+0% $14	+5% $-44	+10% $-102
Rent	-10% $-157	-5% $-71	+0% $14	+5% $100	+10% $186
Rate	-1.0pp $117	-0.5pp $66	base $14	+0.5pp $-39	+1.0pp $-93

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Oak St Clementon, NJ	1.0–2.0	1.0–2.0	1027	$2,040	$1.99	0d	49	0.35mi
16 W Linden Ave Lindenwold, NJ	4.0	1.0	1560	$2,950	$1.89	0d	1	0.58mi
136 Colonial Sq Lindenwold, NJ	3.0	1.5	1380	$1,950	$1.41	25d	1	0.68mi
550 Bilper Ave Lindenwold, NJ	1.0–2.0	1.0	950	$1,700	$1.79	25d	1	0.85mi
506 S White Horse Pike Unit C005 Stratford, NJ	2.0	1.0	930	$1,620	$1.74	21d	1	1.01mi
506 S White Horse Pike Unit A107 Stratford, NJ	2.0	1.0	1015	$1,475	$1.45	12d	9	1.01mi
506 S White Horse Pike Stratford, NJ	2.0	1.0	930	$1,500	$1.61	23d	1	1.01mi
506 S White Horse Pike Unit E201 Stratford, NJ	2.0	1.0	1100	$1,500	$1.36	4d	1	1.04mi
506 S White Horse Pike Unit F104 Stratford, NJ	2.0	1.0	930	$1,300	$1.40	4d	1	1.06mi
506 S White Horse Pike Unit F104 Stratford, NJ	2.0	1.0	930	$1,410	$1.52	21d	1	1.06mi
5 Sidney Ln Stratford, NJ	2.0	2.5	1548	$2,800	$1.81	0d	1	1.07mi
1256 Kirkwood-gibbsboro R Voorhees, NJ	2.0	2.0	1738	$1,050	$0.60	23d	1	1.07mi
359 Lake Blvd Lindenwold, NJ	3.0	2.0	1196	$2,900	$2.42	0d	1	1.28mi
215 S Atlantic Ave E Stratford, NJ	3.0	1.0	1460	$2,445	$1.67	11d	1	1.46mi
23 Clementon Rd W Gibbsboro, NJ	3.0	2.5	1763	$3,400	$1.93	0d	1	1.47mi

Listing history 7 events

1. 2025-07-24
   status Pending
2. 2025-07-17
   status Active
3. 2025-07-16
   status Pending
4. 2025-05-07
   historical Active Under Contract
5. 2025-04-25
   listed $205,000 Active
6. 2002-08-13
   soldstatus $113,000 193-char remark

   Show marketing remark (193 chars)

   Corporate owned; Repairs to be completed include new roof; frsh interior paint; new carpet & flooring, new dishwasher, range, garage door & more; Easy to show; vacant; comb. lockbox

7. 2002-04-16
   listed $113,000 193-char remark

   Show marketing remark (193 chars)

   Corporate owned; Repairs to be completed include new roof; frsh interior paint; new carpet & flooring, new dishwasher, range, garage door & more; Easy to show; vacant; comb. lockbox

ⓘ 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: $6,467 · $539/mo
• Projected year-2 tax: $6,467 · $539/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $26,030
• − Mortgage interest: −$11,483
• − Property taxes: −$6,467
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − Depreciation: −$5,964
• Taxable loss: −$3,074
• Est. tax savings @ 24.0%: +$738
• After-tax cash flow: $909/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: 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

+81.4% since first listed

7 events — show timeline

• 2025-07-24 Pending — BRIGHT MLS
• 2025-07-17 Relisted — BRIGHT MLS
• 2025-07-16 Pending — BRIGHT MLS
• 2025-05-07 Contingent — BRIGHT MLS
• 2025-04-25 Listed $205,000 BRIGHT MLS
• 2002-08-13 Sold (MLS) $113,000 BRIGHT MLS
• 2002-04-16 Listed $113,000 BRIGHT MLS

Property tax history

+1.1%/yr

Latest (2025): $6,467 · +0.5% YoY. Source: county tax records.