1202 Bromley Ests Est · Pine Hill, NJ 08021

$209,777

3 bd · 2.5 ba · 1,646 sqft · Townhouse public records · 6 Days on market

Built 1970 1,742 sqft lot Est $300k · 30% under $347/mo HOA · 15% of rent

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Why this score? — see what drove the C- 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 +13.6/30.0
• 1% rule +6.2/10.0
• DSCR +4.1/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1202 Bromley Estates. This 3 bed 2 bath townhouse is the perfect investment or future home! As you walk in you have a closet and half bath. The cozy kitchen has everything you'll need. The dining and Family room has an open floor plan with a fireplace for the colder months. It also has two sliding doors out to a patio overlooking the foliage. Upstairs you have your laundry area, 2 bed good sized bedrooms and a full bath. The 3rd bedroom has a large bathroom, large closets, and a sliding out to a balcony!

Key facts

• $347 HOA
• Parking
• Built 1970

Property features AI

Finance

• Other: Fee simple ownership; Property condition listed as excellent
• HOA & community: Monthly HOA fee of $347

Exterior

• Parking: Assigned parking space; Off-street parking in a parking lot
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Estimated year built
• Construction: Frame construction; Shingle roof; Slab foundation
• Exterior features: Not in a federal flood zone

Interior

• Kitchen: Dishwasher; Disposal; Electric oven/range
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Ceramic tile; Luxury vinyl plank; Laminate plank
• Bathrooms: Two full bathrooms (all upper levels); One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Attic; Ceiling fans; Combination dining and living area; Master bathroom; Walk-in closets
• Laundry & utility: Washer; Electric dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $11 ($131/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 6.4% vs local median 3.5% in Pine Hill — 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 65/100 on livability (#385 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B, cost of living B; Watch: amenities F, commute F, health & safety D-.
• Pine Hill School District (suburban): math 10% / reading 39% proficiency, ranked #395 of 472 in NJ (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: John H. Glenn School (math 12% / reading 37%, grade F, #878 of 1,303 statewide, top 70%, 355 students, 61% FRL); Pine Hill Middle School (math 10% / reading 44%, grade F, #344 of 431 statewide, top 80%, 381 students, 60% FRL); Overbrook Senior High School (math 14% / reading 42%, grade F, #304 of 399 statewide, top 77%, 792 students, 54% FRL) — zoned schools average 58% FRL vs 43% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 242 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 42% 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $125k; list at $210k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% 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 $209,777

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.12% ✓
• Cap rate: 6.36%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $299,572
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Bromley Est	0.06mi	3/2.5	1,646 (0%)	2mo	$199,000	$121	96
2804 Bromley Ests	0.11mi	3/2.5	1,646 (0%)	1mo	$170,000	$103	94
1105 Bromley Est	0.02mi	3/2.5	1,646 (0%)	12mo	$205,000	$125	90
1505 Bromley Est	0.05mi	3/2.5	1,646 (0%)	20mo	$204,000	$124	82
31 Golf View Ct	0.08mi	4/2.5 (+1)	1,680 (+2%)	10mo	$307,000	$183	79
603 Bromley Est	0.06mi	3/1.5	1,646 (0%)	19mo	$166,000	$101	77
14 Players Ln	0.09mi	3/2.5	1,504 (-9%)	6mo	$320,900	$213	77
701 Bromley	0.05mi	4/2.5 (+1)	1,812 (+10%)	0mo	$240,000	$132	76
32 Mill Stream Rd	0.11mi	3/1.5	1,414 (-14%)	1mo	$310,000	$219	67
45 Players Ln	0.13mi	3/2.5	1,504 (-9%)	17mo	$280,000	$186	65
37 Gristmill Ln	0.09mi	3/1.5	1,414 (-14%)	9mo	$288,500	$204	61
47 Gristmill Ln	0.07mi	3/1.5	1,414 (-14%)	19mo	$257,900	$182	53

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-32,967
• Equity at exit: $31,278

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-26,470
• Equity at exit: $18,138

Cash invested: $58,738 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,357 high
• Mortgage (P&I): −$1,100
• Tax from tax record: −$317 /mo · $3,802/yr
• Insurance: −$87
• HOA: −$347
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $11

Break-even live

Break-even rent $2,343

Max offer price $209,777

Occupancy floor 95%

Sensitivity live

Price	-10% $130	-5% $70	+0% $11	+5% $-48	+10% $-108
Rent	-10% $-175	-5% $-82	+0% $11	+5% $104	+10% $197
Rate	-1.0pp $117	-0.5pp $64	base $11	+0.5pp $-43	+1.0pp $-99

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: $52,444
• Closing costs: $6,293
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1805 Bromley Est Pine Hill, NJ	2.0	2.5	1392	$1,700	$1.22	7d	1	0.06mi
21 Golf View Ct Unit Labs Pine Hill, NJ	3.0	2.5	1956	$3,000	$1.53	16d	1	0.09mi
700 Renaissance Dr Pine Hill, NJ	2.0	2.0	1073	$2,225	$2.07	0d	4	0.13mi
302 Hidden Dr Blackwood, NJ	3.0	3.5	2105	$2,750	$1.31	0d	1	1.10mi
33 Cottage Gate Rd Unit B Sicklerville, NJ	2.0	1.0	1200	$1,790	$1.49	0d	1	1.16mi
56 Iron Gate Rd Sicklerville, NJ	3.0	2.5	1561	$2,795	$1.79	0d	1	1.16mi
16 Lincoln Ave Sicklerville, NJ	3.0	2.5	1540	$2,300	$1.49	3d	1	1.18mi
8 Iron Gate Rd Sicklerville, NJ	3.0	2.5	1681	$3,100	$1.84	12d	1	1.24mi

HOA detail

• Monthly dues: $347 · $4,164/yr

Listing history 7 events

1. 2026-05-31
   status $209,777 Pending 6 DOM
2. 2026-05-13
   historical Active Under Contract
3. 2026-05-07
   listed $209,777 Active
4. 2023-03-07
   soldstatus $125,000
5. 2023-01-20
   soldstatus $125,000 Closed 520-char remark

   Show marketing remark (520 chars)

   Welcome to 1202 Bromley Estates. This 3 bed 2 bath townhouse is the perfect investment or future home! As you walk in you have a closet and half bath. The cozy kitchen has everything you'll need. The dining and Family room has an open floor plan with a fireplace for the colder months. It also has two sliding doors out to a patio overlooking the foliage. Upstairs you have your laundry area, 2 bed good sized bedrooms and a full bath. The 3rd bedroom has a large bathroom, large closets, and a sliding out to a balcony!

6. 2022-12-13
   listed $135,000 520-char remark

   Show marketing remark (520 chars)

   Welcome to 1202 Bromley Estates. This 3 bed 2 bath townhouse is the perfect investment or future home! As you walk in you have a closet and half bath. The cozy kitchen has everything you'll need. The dining and Family room has an open floor plan with a fireplace for the colder months. It also has two sliding doors out to a patio overlooking the foliage. Upstairs you have your laundry area, 2 bed good sized bedrooms and a full bath. The 3rd bedroom has a large bathroom, large closets, and a sliding out to a balcony!

7. 2022-12-13
   historical 520-char remark

   Show marketing remark (520 chars)

   Welcome to 1202 Bromley Estates. This 3 bed 2 bath townhouse is the perfect investment or future home! As you walk in you have a closet and half bath. The cozy kitchen has everything you'll need. The dining and Family room has an open floor plan with a fireplace for the colder months. It also has two sliding doors out to a patio overlooking the foliage. Upstairs you have your laundry area, 2 bed good sized bedrooms and a full bath. The 3rd bedroom has a large bathroom, large closets, and a sliding out to a balcony!

ⓘ 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: $3,802 · $317/mo
• Projected year-2 tax: $4,513 · $376/mo
• Expected delta: +$711/yr (+$59/mo · 18.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $28,287
• − Mortgage interest: −$11,751
• − Property taxes: −$3,802
• − Insurance: −$1,049
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − HOA: −$4,164
• − Depreciation: −$6,103
• Taxable loss: −$3,107
• Est. tax savings @ 24.0%: +$746
• After-tax cash flow: $877/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: Pine Hill School District
• NCES district ID: 3412990
• Math proficiency: 10% ▼ -17.00%
• Reading proficiency: 39% ▼ -6.00%
• Median HH income: $51,919
• Composite: 21.71/100
• National rank: #8269
• State rank: #395 of 472 in NJ

Livability — Pine Hill

• Score: 65/100
• State rank: #385
• US rank: #13124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Hill, NJ
• County: Camden County · 407,624 people
• 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

+55.4% since first listed

6 events — show timeline

• 2026-05-13 Contingent — BRIGHT MLS
• 2026-05-07 Listed $209,777 BRIGHT MLS
• 2023-03-07 Sold (Public Records) $125,000 Public Records
• 2023-01-20 Sold (MLS) $125,000 BRIGHT MLS
• 2022-12-13 Listing Removed — BRIGHT MLS
• 2022-12-13 Listed $135,000 BRIGHT MLS

Property tax history

-0.7%/yr

Latest (2025): $3,802 · +3.8% YoY. Source: county tax records.