152 Centura #152 · Ashland, NJ 08003

$110,000

2 bd · 2.0 ba · 1,738 sqft · Condo · 61 Days on market

Built 1980 Good condition $63/sqft · 51% below area $1635/mo HOA · 54% of rent ↓ 27% since listing

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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 +12.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 152 Centura, Unit #152, a beautifully maintained 2-bedroom, 2-bathroom condo located in the desirable Centura community of Cherry Hill. This inviting home offers a spacious and functional layout, perfect for comfortable everyday living. Step inside to find a bright, open-concept living and dining area with abundant natural light and seamless flow—ideal for both relaxing and entertaining. The kitchen features ample cabinetry and counter space, making meal prep easy and efficient. Both bedrooms are generously sized, including a primary suite with its own private full bathroom and excellent closet space. A second full bathroom adds convenience for guests or additional occupants. Enjoy the ease of low-maintenance condo living, along with access to community amenities such as gated entry, landscaped grounds, and recreational facilities. The location offers close proximity to shopping, dining, major highways, and top-rated Cherry Hill schools, making commuting to Philadelphia and surrounding areas simple. Whether you're a first-time renter, downsizing, or looking for a well-located home, this condo offers comfort, convenience, and a great lifestyle in one of South Jersey’s most sought-after communities.

Key facts

• $1,635 HOA
• 2 garage spots
• Community pool

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$226,365) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-10 ($-126/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (1.4% below list).
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.4% in Ashland — 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 79/100 on livability (#83 in NJ, #1,995 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A; Watch: amenities F, cost of living F.
• Cherry Hill School District (suburban): math 27% / reading 59% proficiency, ranked #181 of 472 in NJ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 147 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $761 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.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 54% of rent.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.74% ✓
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 3.0

CMA / ARV

• ARV (median comp): $226,365
• List price: $110,000
• Delta: -51.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.8%
• Equity multiple: 0.43×
• Total profit: $-17,442
• Equity at exit: $16,401

10-year hold

• IRR: -5.6%
• Equity multiple: 0.62×
• Total profit: $-11,780
• Equity at exit: $9,511

Cash invested: $30,800 (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 08003

• Active inventory: 147
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $3,019 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$1,635
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $-10

Break-even live

Break-even rent $3,032

Max offer price $108,484

Occupancy floor 95%

Sensitivity live

Price	-10% $66	-5% $28	+0% $-10	+5% $-48	+10% $-86
Rent	-10% $-249	-5% $-130	+0% $-10	+5% $109	+10% $228
Rate	-1.0pp $45	-0.5pp $18	base $-10	+0.5pp $-39	+1.0pp $-68

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Woodcrest Rd Cherry Hill, NJ	1.0–2.0	1.0–2.0	1045	$3,155	$3.02	2d	12	0.68mi
154 E Valleybrook Rd Cherry Hill, NJ	3.0	1.5	1413	$3,300	$2.34	44d	1	0.81mi
117 N Brookfield Rd Cherry Hill, NJ	3.0	1.5	1413	$3,200	$2.26	16d	1	0.98mi
1913 Delicious Way Cherry Hill, NJ	3.0	2.0	1468	$3,000	$2.04	18d	1	1.11mi
106 Carolina Ave Cherry Hill, NJ	3.0	1.0	1488	$2,800	$1.88	19d	1	1.15mi
400 E Oak Ave Lawnside, NJ	2.0	2.0	1138	$2,528	$2.22	3d	3	1.32mi
101 Railroad Blvd Cherry Hill, NJ	3.0	2.0	1374	$2,800	$2.04	21d	1	1.34mi
1 Evans Mill Ln Cherry Hill Township, NJ	2.0	2.0	1373	$3,425	$2.49	2d	1	1.47mi

HOA detail condo

• Monthly dues: $1,635 · $19,620/yr
• Likely covers: landscapingsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $110,000 Active 61 DOM
2. 2026-06-18
   days on market $110,000 Active 58 DOM
3. 2026-06-17
   days on market $110,000 Active 57 DOM
4. 2026-06-16
   days on market $110,000 Active 56 DOM
5. 2026-06-15
   days on market $110,000 Active 55 DOM
6. 2026-06-13
   days on market $110,000 Active 53 DOM
7. 2026-06-13
   days on market $110,000 Active 52 DOM
8. 2026-06-09
   days on market $110,000 Active 49 DOM
9. 2026-06-08
   days on market $110,000 Active 48 DOM
10. 2026-06-07
    days on market $110,000 Active 47 DOM
11. 2026-06-04
    days on market $110,000 Active 44 DOM
12. 2026-06-03
    days on market $110,000 Active 43 DOM
13. 2026-06-02
    days on market $110,000 Active 42 DOM
14. 2026-06-01
    days on market $110,000 Active 41 DOM
15. 2026-05-31
    days on market $110,000 Active 40 DOM
16. 2026-05-18
    price $110,000 1239-char remark

    Show marketing remark (1239 chars)

    Welcome to 152 Centura, Unit #152, a beautifully maintained 2-bedroom, 2-bathroom condo located in the desirable Centura community of Cherry Hill. This inviting home offers a spacious and functional layout, perfect for comfortable everyday living. Step inside to find a bright, open-concept living and dining area with abundant natural light and seamless flow—ideal for both relaxing and entertaining. The kitchen features ample cabinetry and counter space, making meal prep easy and efficient. Both bedrooms are generously sized, including a primary suite with its own private full bathroom and excellent closet space. A second full bathroom adds convenience for guests or additional occupants. Enjoy the ease of low-maintenance condo living, along with access to community amenities such as gated entry, landscaped grounds, and recreational facilities. The location offers close proximity to shopping, dining, major highways, and top-rated Cherry Hill schools, making commuting to Philadelphia and surrounding areas simple. Whether you're a first-time renter, downsizing, or looking for a well-located home, this condo offers comfort, convenience, and a great lifestyle in one of South Jersey’s most sought-after communities.

17. 2026-04-22
    listed $150,000 Active 1239-char remark

    Show marketing remark (1239 chars)

    Welcome to 152 Centura, Unit #152, a beautifully maintained 2-bedroom, 2-bathroom condo located in the desirable Centura community of Cherry Hill. This inviting home offers a spacious and functional layout, perfect for comfortable everyday living. Step inside to find a bright, open-concept living and dining area with abundant natural light and seamless flow—ideal for both relaxing and entertaining. The kitchen features ample cabinetry and counter space, making meal prep easy and efficient. Both bedrooms are generously sized, including a primary suite with its own private full bathroom and excellent closet space. A second full bathroom adds convenience for guests or additional occupants. Enjoy the ease of low-maintenance condo living, along with access to community amenities such as gated entry, landscaped grounds, and recreational facilities. The location offers close proximity to shopping, dining, major highways, and top-rated Cherry Hill schools, making commuting to Philadelphia and surrounding areas simple. Whether you're a first-time renter, downsizing, or looking for a well-located home, this condo offers comfort, convenience, and a great lifestyle in one of South Jersey’s most sought-after communities.

18. 2026-04-20
    historical $150,000 1239-char remark

    Show marketing remark (1239 chars)

    Welcome to 152 Centura, Unit #152, a beautifully maintained 2-bedroom, 2-bathroom condo located in the desirable Centura community of Cherry Hill. This inviting home offers a spacious and functional layout, perfect for comfortable everyday living. Step inside to find a bright, open-concept living and dining area with abundant natural light and seamless flow—ideal for both relaxing and entertaining. The kitchen features ample cabinetry and counter space, making meal prep easy and efficient. Both bedrooms are generously sized, including a primary suite with its own private full bathroom and excellent closet space. A second full bathroom adds convenience for guests or additional occupants. Enjoy the ease of low-maintenance condo living, along with access to community amenities such as gated entry, landscaped grounds, and recreational facilities. The location offers close proximity to shopping, dining, major highways, and top-rated Cherry Hill schools, making commuting to Philadelphia and surrounding areas simple. Whether you're a first-time renter, downsizing, or looking for a well-located home, this condo offers comfort, convenience, and a great lifestyle in one of South Jersey’s most sought-after communities.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,223
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,898
• − Management: −$2,898
• − HOA: −$19,620
• − Depreciation: −$3,200
• Taxable loss: −$754
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $55/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained and updated condo is move-in ready with good curb appeal and interior condition. Minor touch-ups and maintenance can further enhance its value.

Value-add opportunities

• Resale Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics.
• Both Clean and organize living spaces — A clean and organized space is more inviting and can increase both resale and rental value.
• Rental Inspect and clean HVAC filters — A well-maintained HVAC system is important for tenant satisfaction and can prevent costly repairs.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Clean and organize living spaces — A clean and organized space is more inviting and can increase both resale and rental value. ↑
• Rental Inspect and clean HVAC filters — A well-maintained HVAC system is important for tenant satisfaction and can prevent costly repairs. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cherry Hill School District
• NCES district ID: 3403000
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $90,394
• Composite: 40.71/100
• National rank: #3665
• State rank: #181 of 472 in NJ

Livability — Ashland

• Score: 79/100
• State rank: #83
• US rank: #1995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland, NJ
• County: Camden County · 407,624 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 31,809
• Household income: $155,059
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 583.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Asian 17% Hispanic / Latino 6% Two or more races 6% Black 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Scotch-Irish 7% Romanian 6% Subsaharan African 2%
• Foreign-born: 19% · China, South Korea, Canada
• Languages at home: 77% English-only · Chinese 5% Spanish 3% Other Indo-European 3%

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: ▼ -260.29%
• Current HPI: 334.8611
• 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

-26.7% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $110,000 BRIGHT MLS
• 2026-04-22 Listed $150,000 BRIGHT MLS
• 2026-04-20 Coming Soon $150,000 BRIGHT MLS