1142 Carl Miller Blvd · Camden, NJ 08104

$69,990

2 bd · 1.0 ba · 868 sqft · SingleFamily public records · 25 Days on market

Built 1925 1,202 sqft lot Est $62k · 14% over

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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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

A modest two-bedroom home nestled in a bustling urban neighborhood, full of character and potential. While it shows signs of wear and could benefit from some TLC, it offers a solid layout, original details, and a great opportunity to customize and restore. Ideal for buyers looking to invest a little effort and create a cozy city retreat. Strictly as-is sale, buyer is responsible for the CO. Seller obtained property via tax lien foreclosure. Seller makes no guarantees or warranties as to the condition or accuracy of the information provided. Seller has never seen nor been to property The sellers prefer to use Surety Title to complete the transaction.

Key facts

• Built 1925
• Listed 25 days

Property features AI

Finance

• Financial info: Ownership: Fee simple

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse
• Construction: Block construction; Block foundation; Above- and below-grade structures
• Exterior features: Townhouse/rowhouse setting; Lot dimensions approximately 14.00 x 0.00

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: 90% forced air heating; Natural gas heating; Natural gas hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.8% 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: 95 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $19k; list at $70k implies a 268% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 40% 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 $68,940 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 2.23% ✓
• Cap rate: 19.80%
• Cash-on-cash: 48.25%
• DSCR: 3.15
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $61,628
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 Atlantic Ave	0.45mi	2/1.0	910 (+5%)	10mo	$60,000	$66	63
1738 Tioga St	0.06mi	3/1.0 (+1)	980 (+13%)	19mo	$70,000	$71	55
1471 Louis St	0.37mi	2/1.0	766 (-12%)	21mo	$115,000	$150	46

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: 45.7%
• Equity multiple: 2.98×
• Total profit: $38,841
• Equity at exit: $10,436

10-year hold

• IRR: 51.6%
• Equity multiple: 6.02×
• Total profit: $98,435
• Equity at exit: $6,051

Cash invested: $19,597 (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 08104

• Active inventory: 95
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$367
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $788

Break-even live

Break-even rent $560

Max offer price $69,990

Occupancy floor 44%

Sensitivity live

Price	-10% $828	-5% $808	+0% $788	+5% $768	+10% $748
Rent	-10% $665	-5% $726	+0% $788	+5% $849	+10% $911
Rate	-1.0pp $823	-0.5pp $806	base $788	+0.5pp $770	+1.0pp $751

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: $17,498
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	20d	1	0.39mi
697 Ferry Ave Camden, NJ	1.0	1.0	700	$1,120	$1.60	25d	1	0.50mi
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	25d	1	0.63mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	19d	1	0.63mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	3d	1	0.69mi
1364 Kaighn Ave Camden, NJ	1.0	1.0	625	$1,300	$2.08	25d	1	0.69mi
1245 Empire Ave Unit 1 Camden, NJ	1.0	1.0	825	$1,500	$1.82	25d	1	0.81mi
1759 S 4th St Unit B Camden, NJ	2.0	1.0	800	$1,500	$1.88	25d	1	0.83mi
1532 Bradley Ave Unit A Camden, NJ	1.0	1.0	900	$1,175	$1.31	18d	1	0.84mi
1538 Bradley Ave Unit B Camden, NJ	2.0	1.0	670	$1,195	$1.78	25d	1	0.85mi
1566 Bradley Ave Unit A Camden, NJ	2.0	1.0	640	$1,495	$2.34	25d	1	0.89mi
435 Mechanic St Camden, NJ	1.0	1.0	980	$1,350	$1.38	19d	1	0.90mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	25d	1	0.96mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	5d	3	1.02mi
196 White Horse Pike Collingswood, NJ	1.0	1.0	754	$1,488	$1.97	22d	1	1.04mi
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	25d	1	1.06mi
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	25d	1	1.10mi
116 Haddon Ave Collingswood, NJ	1.0	1.0	609	$1,525	$2.50	25d	1	1.12mi
116 Haddon Ave Collingswood, NJ	1.0	1.0	609	$1,525	$2.50	6d	1	1.12mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	18d	1	1.13mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	13d	1	1.15mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	19d	1	1.15mi
1220 Grant Ave Unit 2 Oaklyn, NJ	2.0	1.0	1000	$1,800	$1.80	21d	1	1.18mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	25d	1	1.20mi
951 S 3rd St Unit F2 Camden, NJ	1.0	1.0	800	$1,050	$1.31	25d	1	1.21mi
700 New St #102 Camden, NJ	1.0	1.0	820	$1,850	$2.26	4d	1	1.23mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1211	$3,372	$2.78	2d	6	1.25mi
3079 Alabama Rd Camden, NJ	2.0	1.0	832	$1,700	$2.04	25d	1	1.25mi
3081 Alabama Rd Camden, NJ	2.0	1.0	672	$1,650	$2.46	3d	1	1.25mi
1025 Collings Ave Apt 1 Oaklyn, NJ	1.0	1.0	800	$1,488	$1.86	25d	1	1.26mi
1034 Collings Ave Oaklyn, NJ	2.0	1.0	1100	$1,750	$1.59	19d	1	1.28mi
430 Richey Ave Unit 1A Oaklyn, NJ	2.0	1.0	897	$2,100	$2.34	5d	1	1.30mi
1021 Monitor Rd Camden, NJ	3.0	1.0	1012	$1,710	$1.69	25d	1	1.34mi
132 E Franklin Ave Unit A Collingswood, NJ	2.0	1.0	1000	$2,400	$2.40	25d	1	1.34mi
3136 Tuckahoe Rd Camden, NJ	2.0	1.0	800	$1,350	$1.69	25d	1	1.35mi
3255 Crescent Dr Unit 03-3220 Camden, NJ	2.0	1.0	700	$1,350	$1.93	25d	1	1.44mi
3255 Crescent Dr Unit 16-1586 Camden, NJ	1.0	1.0	650	$1,085	$1.67	25d	1	1.44mi
3255 Crescent Dr Unit 02-3223 Camden, NJ	1.0	1.0	675	$1,085	$1.61	11d	1	1.44mi
3255 Crescent Dr Unit 08-1585 Camden, NJ	1.0	1.0	650	$1,200	$1.85	25d	1	1.44mi
1612 Independence Rd Camden, NJ	1.0–2.0	1.0	637	$1,350	$2.12	25d	1	1.45mi

Listing history 11 events

1. 2026-05-08
   status Pending
2. 2026-04-13
   listed $69,990 Active
3. 2010-10-30
   historical
4. 2009-04-17
   listed $29,000
5. 2008-02-28
   historical
6. 2007-08-19
   listed $51,000
7. 2003-12-01
   soldstatus $19,000
8. 2003-08-07
   listed $19,000
9. 2002-01-14
   soldstatus $35,000
10. 1994-06-10
    soldstatus $5,980
11. 1984-06-01
    soldstatus $16,800

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$593/yr (+$49/mo · 106.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% 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: $18,692
• − Mortgage interest: −$3,921
• − Property taxes: −$557
• − Insurance: −$350
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$2,036
• Taxable income: $8,838
• Est. tax owed @ 24.0%: −$2,121
• After-tax cash flow: $7,334/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
• City population: 20,865
• Population (ZIP): 21,508

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 0.56)
• Race & ethnicity: Black 53% Hispanic / Latino 40% Two or more races 9% White 2% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 22% Cuban 2% Dominican 9%
• Common ancestry: Hispanic 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 69% English-only · Spanish 29% Vietnamese 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: ▼ -123.43%
• Current HPI: 209.3596
• Rent YoY: —
• Metro: —
• 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

+316.6% since first listed

11 events — show timeline

• 2026-05-08 Pending — BRIGHT MLS
• 2026-04-13 Listed $69,990 BRIGHT MLS
• 2010-10-30 Listing Removed — BRIGHT MLS
• 2009-04-17 Listed $29,000 BRIGHT MLS
• 2008-02-28 Listing Removed — BRIGHT MLS
• 2007-08-19 Listed $51,000 BRIGHT MLS
• 2003-12-01 Sold (MLS) $19,000 BRIGHT MLS
• 2003-08-07 Listed $19,000 BRIGHT MLS
• 2002-01-14 Sold (Public Records) $35,000 Public Records
• 1994-06-10 Sold (Public Records) $5,980 Public Records
• 1984-06-01 Sold (Public Records) $16,800 Public Records

Property tax history

-3.5%/yr

Latest (2025): $557 · +4.1% YoY. Source: county tax records.