2215 37th St · Camden, NJ 08110

$170,000

2 bd · 1.0 ba · 890 sqft · SingleFamily public records · 7 Days on market

Built 1938 8,002 sqft lot Est $221k · 23% under

---

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 +20.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +6.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Key facts

• 8,002 sq ft lot
• 2 parking spots
• Built 1938

Property features AI

Finance

• Other: Ownership: Fee simple

Exterior

• Parking: Driveway parking for 2 cars; On-street parking; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water; Natural gas available for heating
• Home design: Detached single-family home; Frame construction
• Construction: Frame construction; Other foundation; Other above- and below-grade structures
• Exterior features: Lot dimensions approximately 80 x 100; No tidal water

Interior

• Kitchen: Standard kitchen (appliances not specified)
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Heating: Other system using natural gas; Cooling: Window unit(s)
• Interior features: Partial, unfinished basement; Dining room; Kitchen
• Laundry & utility: Hot water: Electric

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

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.
• 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: 59 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $6k; list at $170k implies a 2991% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $170,000

Questions for the listing agent

1. Built in 1938 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $220,720
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
438 N 36th St	0.30mi	2/1.0	842 (-5%)	13mo	$178,000	$211	66
370 N 34th St	0.26mi	3/2.0 (+1)	986 (+11%)	1mo	$270,000	$274	60
1801 48th St	0.72mi	3/1.0 (+1)	880 (-1%)	21mo	$250,000	$284	42
4742 Browning Rd	0.75mi	2/1.0	1,010 (+14%)	1mo	$250,000	$248	42
4749 Poplar Ave	0.68mi	3/1.0 (+1)	996 (+12%)	5mo	$215,000	$216	39
251 S 32nd St	0.51mi	3/1.0 (+1)	986 (+11%)	17mo	$209,000	$212	39

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-12,990
• Equity at exit: $25,348

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $7,841
• Equity at exit: $14,698

Cash invested: $47,600 (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: 59
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$891
• Tax from tax record: −$403 /mo · $4,833/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $226

Break-even live

Break-even rent $1,728

Max offer price $170,000

Occupancy floor 84%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 N 34th St Unit B Camden, NJ	3.0	2.0	900	$1,950	$2.17	24d	1	0.10mi
4601 High St Pennsauken, NJ	1.0–2.0	1.0	800	$1,675	$2.09	3d	4	0.58mi
219 S 29th St Camden, NJ	2.0	1.0	625	$1,250	$2.00	12d	4	0.68mi
2323 Browning Rd Pennsauken, NJ	3.0	1.0	923	$2,500	$2.71	24d	1	0.70mi
4137 Marlton Pike Pennsauken Township, NJ	2.0	1.0	900	$1,800	$2.00	24d	1	1.00mi
42 W Maple Ave Merchantville, NJ	1.0	1.0	654	$1,675	$2.56	24d	1	1.15mi
6366 Rogers Ave Unit 3 Pennsauken Township, NJ	3.0	1.0	1100	$2,100	$1.91	24d	1	1.32mi

Listing history 7 events

1. 2026-06-13
   status $170,000 Pending 7 DOM
2. 2026-06-10
   status $170,000 Active Under Contract 7 DOM
3. 2026-06-09
   days on market $170,000 Active 7 DOM
4. 2026-06-08
   days on market $170,000 Active 6 DOM
5. 2026-06-07
   days on market $170,000 Active 5 DOM
6. 2026-06-04
   days on market $170,000 Active 2 DOM
7. 2026-06-02
   listed $170,000 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: $4,833 · $403/mo
• Projected year-2 tax: $4,833 · $403/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,171
• − Mortgage interest: −$9,523
• − Property taxes: −$4,833
• − Insurance: −$850
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$4,945
• Taxable income: $153
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $2,678/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 — 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

• County: Camden County · 407,624 people
• City population: 20,865
• 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

+2990.9% since first listed

2 events — show timeline

• 2026-06-02 Listed $170,000 BRIGHT MLS
• 1991-06-21 Sold (Public Records) $5,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $4,833 · +7.5% YoY. Source: county tax records.