1218 Morton St · Camden, NJ 08104

$90,000

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 539 Days on market

Built 1908 1,306 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious three bedroom, 1-bath row home in need of a full renovation with great potential! The property is being sold strictly as-is condition with the Buyer being responsible for the certificate of occupancy and the buyer should conduct thorough due diligence regarding any legal or municipal requirements, the condition of the house and any potential hazards. Conveniently located to several major highways and public transportation plus shopping and schools.

Key facts

• Built 1908
• Listed 539 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $795 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 7.0% 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: 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.
• Zoned schools: Morgan Village Middle School (244 students, 77% FRL).
• Market conditions: 96 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 539 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $90k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 539 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.97% ✓
• Cap rate: 16.89%
• Cash-on-cash: 37.85%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $192,200
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1306 Thurman St	0.13mi	3/1.0	1,398 (+13%)	4mo	$140,000	$100	69
1215 Decatur St	0.22mi	3/1.0	1,300 (+5%)	17mo	$170,000	$131	67
1314 Atlantic Ave	0.27mi	3/1.5	1,380 (+11%)	2mo	$245,000	$178	65
1551 Norris St	0.10mi	3/1.5	1,352 (+9%)	18mo	$225,000	$166	64
1251 Atlantic Ave	0.26mi	3/1.5	1,162 (-6%)	14mo	$235,000	$202	64
1443 Crestmont Ave	0.29mi	3/1.0	1,152 (-7%)	21mo	$178,000	$155	57
117 Cooper Ave	0.64mi	4/1.0 (+1)	1,344 (+8%)	7mo	$180,000	$134	45

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: 33.9%
• Equity multiple: 2.43×
• Total profit: $36,054
• Equity at exit: $13,419

10-year hold

• IRR: 40.8%
• Equity multiple: 4.84×
• Total profit: $96,652
• Equity at exit: $7,782

Cash invested: $25,200 (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: 96
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$472
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $795

Break-even live

Break-even rent $771

Max offer price $90,000

Occupancy floor 50%

Sensitivity live

Price	-10% $846	-5% $820	+0% $795	+5% $769	+10% $744
Rent	-10% $654	-5% $725	+0% $795	+5% $865	+10% $935
Rate	-1.0pp $840	-0.5pp $818	base $795	+0.5pp $771	+1.0pp $748

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 26 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	21d	1	0.38mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	4d	1	0.46mi
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	11d	1	0.60mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	25d	1	0.64mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	18d	1	0.68mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	6d	1	0.68mi
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	25d	1	0.68mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	20d	1	0.69mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	25d	1	0.74mi
457 Mechanic St Camden, NJ	3.0	2.0	1200	$1,950	$1.62	20d	1	0.89mi
1759 S 4th St Unit B Camden, NJ	2.0	1.0	800	$1,500	$1.88	25d	1	0.97mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	19d	1	1.01mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	14d	1	1.02mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	20d	1	1.02mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	25d	1	1.07mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	6d	3	1.13mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1219	$3,372	$2.76	0d	7	1.18mi
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	25d	1	1.24mi
132 E Franklin Ave Unit A Collingswood, NJ	2.0	1.0	1000	$2,400	$2.40	25d	1	1.25mi
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	25d	1	1.28mi
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	25d	1	1.30mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	25d	1	1.33mi
1220 Grant Ave Unit 2 Oaklyn, NJ	2.0	1.0	1000	$1,800	$1.80	22d	1	1.33mi
430 Richey Ave Unit 1A Oaklyn, NJ	2.0	1.0	897	$2,100	$2.34	6d	1	1.35mi
1034 Collings Ave Oaklyn, NJ	2.0	1.0	1100	$1,750	$1.59	20d	1	1.39mi
3079 Alabama Rd Camden, NJ	2.0	1.0	832	$1,700	$2.04	25d	1	1.45mi

Listing history 28 events

1. 2026-06-21
   days on market $90,000 Active 539 DOM
2. 2026-06-18
   days on market $90,000 Active 536 DOM
3. 2026-06-17
   days on market $90,000 Active 535 DOM
4. 2026-06-16
   days on market $90,000 Active 534 DOM
5. 2026-06-15
   days on market $90,000 Active 533 DOM
6. 2026-06-13
   days on market $90,000 Active 531 DOM
7. 2026-06-13
   days on market $90,000 Active 530 DOM
8. 2026-06-09
   days on market $90,000 Active 527 DOM
9. 2026-06-08
   days on market $90,000 Active 526 DOM
10. 2026-06-07
    days on market $90,000 Active 525 DOM
11. 2026-06-04
    days on market $90,000 Active 522 DOM
12. 2026-06-03
    days on market $90,000 Active 521 DOM
13. 2026-06-02
    days on market $90,000 Active 520 DOM
14. 2026-06-01
    days on market $90,000 Active 519 DOM
15. 2026-05-31
    days on market $90,000 Active 518 DOM
16. 2025-07-01
    status Active 464-char remark

    Show marketing remark (464 chars)

    Spacious three bedroom, 1-bath row home in need of a full renovation with great potential! The property is being sold strictly as-is condition with the Buyer being responsible for the certificate of occupancy and the buyer should conduct thorough due diligence regarding any legal or municipal requirements, the condition of the house and any potential hazards. Conveniently located to several major highways and public transportation plus shopping and schools.

17. 2025-06-19
    historical 464-char remark

    Show marketing remark (464 chars)

    Spacious three bedroom, 1-bath row home in need of a full renovation with great potential! The property is being sold strictly as-is condition with the Buyer being responsible for the certificate of occupancy and the buyer should conduct thorough due diligence regarding any legal or municipal requirements, the condition of the house and any potential hazards. Conveniently located to several major highways and public transportation plus shopping and schools.

18. 2025-01-11
    price $90,000 464-char remark

    Show marketing remark (464 chars)

    Spacious three bedroom, 1-bath row home in need of a full renovation with great potential! The property is being sold strictly as-is condition with the Buyer being responsible for the certificate of occupancy and the buyer should conduct thorough due diligence regarding any legal or municipal requirements, the condition of the house and any potential hazards. Conveniently located to several major highways and public transportation plus shopping and schools.

19. 2024-12-20
    status Active 464-char remark

    Show marketing remark (464 chars)

    Spacious three bedroom, 1-bath row home in need of a full renovation with great potential! The property is being sold strictly as-is condition with the Buyer being responsible for the certificate of occupancy and the buyer should conduct thorough due diligence regarding any legal or municipal requirements, the condition of the house and any potential hazards. Conveniently located to several major highways and public transportation plus shopping and schools.

20. 2024-12-17
    status Pending 464-char remark

    Show marketing remark (464 chars)

    Spacious three bedroom, 1-bath row home in need of a full renovation with great potential! The property is being sold strictly as-is condition with the Buyer being responsible for the certificate of occupancy and the buyer should conduct thorough due diligence regarding any legal or municipal requirements, the condition of the house and any potential hazards. Conveniently located to several major highways and public transportation plus shopping and schools.

21. 2024-12-14
    listed $99,000 Active 464-char remark

    Show marketing remark (464 chars)

    Spacious three bedroom, 1-bath row home in need of a full renovation with great potential! The property is being sold strictly as-is condition with the Buyer being responsible for the certificate of occupancy and the buyer should conduct thorough due diligence regarding any legal or municipal requirements, the condition of the house and any potential hazards. Conveniently located to several major highways and public transportation plus shopping and schools.

22. 2008-01-31
    historical
23. 2007-08-06
    listed $67,000
24. 2006-02-08
    soldstatus $56,500
25. 2005-11-09
    historical
26. 2005-05-09
    listed $75,000
27. 2004-10-04
    soldstatus $53,000
28. 1996-07-11
    soldstatus $25,900

ⓘ 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: $1,191 · $99/mo
• Projected year-2 tax: $1,716 · $143/mo
• Expected delta: +$525/yr (+$44/mo · 44.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $21,319
• − Mortgage interest: −$5,041
• − Property taxes: −$1,191
• − Insurance: −$450
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$2,618
• Taxable income: $8,607
• Est. tax owed @ 24.0%: −$2,066
• After-tax cash flow: $7,472/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

+247.5% since first listed

13 events — show timeline

• 2025-07-01 Relisted — BRIGHT MLS
• 2025-06-19 Listing Removed — BRIGHT MLS
• 2025-01-11 Price Changed $90,000 BRIGHT MLS
• 2024-12-20 Relisted — BRIGHT MLS
• 2024-12-17 Pending — BRIGHT MLS
• 2024-12-14 Listed $99,000 BRIGHT MLS
• 2008-01-31 Listing Removed — BRIGHT MLS
• 2007-08-06 Listed $67,000 BRIGHT MLS
• 2006-02-08 Sold (Public Records) $56,500 Public Records
• 2005-11-09 Listing Removed — BRIGHT MLS
• 2005-05-09 Listed $75,000 BRIGHT MLS
• 2004-10-04 Sold (Public Records) $53,000 Public Records
• 1996-07-11 Sold (Public Records) $25,900 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,191 · +4.1% YoY. Source: county tax records.