2279 Hollinshed Ave · Merchantville, NJ 08110

$139,900

3 bd · 1.5 ba · 1,284 sqft · Townhouse public records · 12 Days on market

Built 1935 2,596 sqft lot Est $270k · 48% 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 +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRIME INVESTMENT OPPORTUNITY!!! Wether you are a first time buyer looking for some serious sweat equity or a Savvy Investor this home is for you. Rooms are all generously sized & flooded with an abundance of natural light. Enjoy the fully fenced backyard with huge detached garage for additional storage!This property is overflowing with potential to become a beautiful home offering plenty of historic charm. Conveniently located within close proximity of major highways & bridges with easy access to Philadelphia. Corporate Owned. Strictly As-Is Sale. Buyer is Responsible for Certificate of Occupancy. Seller Prefers to use Brennan Title to complete the transaction. Seller acquired the property via Tax Lien Foreclosure. Schedule a showing TODAY & see the limitless possibilities for yourself!!!

Key facts

• Rear fenced yard
• Prime location
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• REAR FENCED YARD
• FULL WALK-OUT BASEMENT
• DETACHED GARAGE
• STRONG RENOVATION POTENTIAL
• PRIME LOCATION

Property features AI

Exterior

• Parking: Detached garage with one space and additional storage area
• Utilities: Public water; Public sewer; Natural gas heating and hot water
• Home design: End of row/townhouse; Fee simple ownership
• Construction: Stucco exterior; Permanent foundation; Year built per assessor
• Exterior features: Townhouse end unit; Above-grade and below-grade other structures

Interior

• Kitchen: Kitchen
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Radiator heating; Natural gas hot water
• Interior features: Full basement; Living room; Dining room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 12.3% vs local median 4.2% in Merchantville — 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 84/100 on livability (#30 in NJ, #773 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, crime A; Watch: cost of living D+.
• Pennsauken Township Board Of Education School District (suburban): math 12% / reading 32% proficiency, ranked #410 of 472 in NJ (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 60 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 35% of the median local income ($84k/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 $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $120k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; flood insurance adds $66/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 39% 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 $139,900

Questions for the listing agent

1. Built in 1935 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.72% ✓
• Cap rate: 12.27%
• Cash-on-cash: 21.34%
• DSCR: 1.95
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $269,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2254 Hollinshed Ave	0.05mi	3/1.5	1,284 (0%)	5mo	$249,000	$194	93
2263 Hollinshed Ave	0.03mi	3/1.0	1,284 (0%)	9mo	$205,000	$160	89
2145 Merchantville Ave	0.19mi	3/1.0	1,208 (-6%)	0mo	$225,000	$186	79
2202 Gross Ave	0.11mi	3/1.5	1,360 (+6%)	10mo	$323,000	$238	76
1862 45th St	0.64mi	3/1.0	1,248 (-3%)	1mo	$250,000	$200	63
2446 46th St	0.53mi	3/1.0	1,212 (-6%)	4mo	$292,000	$241	60
4415 Lario Way	0.59mi	3/1.5	1,188 (-8%)	0mo	$272,000	$229	60
1831 44th St	0.72mi	3/1.5	1,218 (-5%)	1mo	$275,000	$226	57
1909 46th St	0.60mi	3/1.0	1,170 (-9%)	10mo	$259,900	$222	47
1824 44th St	0.71mi	2/1.5 (-1)	1,198 (-7%)	5mo	$230,000	$192	47
1823 44th St	0.73mi	3/1.0	1,198 (-7%)	12mo	$252,000	$210	43
1902 46th St	0.58mi	4/2.5 (+1)	1,470 (+14%)	2mo	$275,000	$187	38

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: 11.4%
• Equity multiple: 1.45×
• Total profit: $17,694
• Equity at exit: $20,860

10-year hold

• IRR: 20.5%
• Equity multiple: 2.74×
• Total profit: $68,006
• Equity at exit: $12,096

Cash invested: $39,172 (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 08110

• Home prices YoY: -10.9%
• Active inventory: 60
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,410 high
• Mortgage (P&I): −$734
• Tax from tax record: −$415 /mo · $4,980/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $630

Break-even live

Break-even rent $1,612

Max offer price $139,900

Occupancy floor 69%

Sensitivity live

Price	-10% $709	-5% $670	+0% $630	+5% $591	+10% $551
Rent	-10% $440	-5% $535	+0% $630	+5% $725	+10% $821
Rate	-1.0pp $701	-0.5pp $666	base $630	+0.5pp $594	+1.0pp $557

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2277 Hollinshed Ave Pennsauken, NJ	3.0	1.5	1164	$2,400	$2.06	25d	1	0.01mi
5729 Irving Ave Pennsauken, NJ	3.0	1.5	1200	$2,150	$1.79	18d	1	0.16mi
2323 Browning Rd Pennsauken, NJ	3.0	1.0	923	$2,500	$2.71	25d	1	0.31mi
1535 Gross Ave Pennsauken, NJ	3.0	1.0	1272	$2,150	$1.69	25d	1	0.45mi
6366 Rogers Ave Unit 3 Pennsauken Township, NJ	3.0	1.0	1100	$2,100	$1.91	25d	1	0.45mi
200 E Maple Ave Apt 13 Merchantville, NJ	2.0	1.0	1000	$2,000	$2.00	4d	1	0.93mi
200 E Maple Ave Unit 10 Merchantville, NJ	2.0	1.0	1000	$2,000	$2.00	5d	1	0.93mi
200 E Maple Ave Unit 08 Merchantville, NJ	2.0	1.0	1000	$2,000	$2.00	19d	1	0.93mi
4621 Woodland Ave Pennsauken, NJ	3.0	1.5	1148	$2,200	$1.92	25d	1	1.06mi
8 Orchard Ave Cherry Hill Township, NJ	3.0	1.0	1700	$2,830	$1.66	45d	1	1.08mi
7406 Jackson Ave Pennsauken, NJ	3.0	2.0	1344	$2,900	$2.16	18d	1	1.08mi
106 N 34th St Unit B Camden, NJ	3.0	2.0	900	$1,950	$2.17	25d	1	1.11mi
5122 Garfield Ave Pennsauken, NJ	3.0	1.0	1308	$2,500	$1.91	25d	1	1.37mi
300 Monroe Ave Unit B Cherry Hill Township, NJ	3.0	1.0	900	$2,250	$2.50	25d	1	1.39mi

Listing history 10 events

1. 2026-06-21
   statusdays on market $139,900 Pending 12 DOM
2. 2026-06-18
   days on market $139,900 Active 11 DOM
3. 2026-06-17
   days on market $139,900 Active 10 DOM
4. 2026-06-16
   days on market $139,900 Active 9 DOM
5. 2026-06-15
   days on market $139,900 Active 8 DOM
6. 2026-06-13
   days on market $139,900 Active 6 DOM
7. 2026-06-13
   days on market $139,900 Active 5 DOM
8. 2026-06-09
   days on market $139,900 Active 2 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    listed $139,900 Active 1 DOM

ⓘ 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: $4,980 · $415/mo
• Projected year-2 tax: $4,980 · $415/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% 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: $28,916
• − Mortgage interest: −$7,837
• − Property taxes: −$4,980
• − Insurance: −$1,497
• − Repairs & maintenance: −$2,313
• − Management: −$2,313
• − Depreciation: −$4,070
• Taxable income: $5,906
• Est. tax owed @ 24.0%: −$1,417
• After-tax cash flow: $6,145/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: Pennsauken Township Board Of Education School District
• NCES district ID: 3412870
• Math proficiency: 12% ▼ -16.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $60,336
• Composite: 20.48/100
• National rank: #8573
• State rank: #410 of 472 in NJ

Livability — Merchantville

• Score: 84/100
• State rank: #30
• US rank: #773

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Camden County · 407,624 people
• City population: 24,022
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 19,158
• Household income: $83,729
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 404.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 46% Black 30% White 14% Two or more races 13% Asian 7% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 17% Dominican 16%
• Common ancestry: Romanian 2% Hispanic 1% Iranian 1%
• Foreign-born: 28% · Canada, Vietnam, Jamaica
• Languages at home: 52% English-only · Spanish 35% Vietnamese 4% French/Haitian/Cajun 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: ▼ -53.44%
• Current HPI: 436.2879
• 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

+435.0% since first listed

5 events — show timeline

• 2026-06-07 Listed $139,900 BRIGHT MLS
• 2024-03-19 Sold (MLS) $120,000 BRIGHT MLS
• 2024-01-30 Pending — BRIGHT MLS
• 2024-01-18 Listed $99,000 BRIGHT MLS
• 1977-04-22 Sold (Public Records) $26,150 Public Records

Property tax history

+2.7%/yr

Latest (2025): $4,980 · +18.3% YoY. Source: county tax records.