2864 Cushing Rd · Camden, NJ 08104

$160,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 124 Days on market

Built 1940 1,529 sqft lot Est $232k · 31% under

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.2/10.0
• 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

House for sale, completely renovated, in a good location in Camden. The seller will be responsible for transferring the CO to the buyer's name. Don't miss this opportunity to buy the house of your dreams at a great price.

Key facts

• Completely renovated
• 1,529 sq ft lot
• Built 1940

Tags

• COMPLETELY RENOVATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

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: 97 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $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

• It's been on market 124 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 39% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 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 1940 — 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: 1.12% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $231,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1504 Minnesota Rd	0.28mi	3/1.0	1,145 (-1%)	17mo	$155,000	$135	72
1433 N Chesapeake Rd	0.15mi	2/1.5 (-1)	1,048 (-9%)	2mo	$195,000	$186	69
1214 Grant Ave	0.41mi	3/1.0	1,274 (+11%)	1mo	$403,000	$316	62
2996 N Congress Rd	0.15mi	4/1.5 (+1)	1,236 (+7%)	19mo	$243,000	$197	58
323 Evergreen Ave	0.69mi	3/1.0	1,163 (+1%)	10mo	$200,000	$172	58
321 Linden Ave	0.62mi	3/1.0	1,092 (-5%)	9mo	$219,000	$201	55
2894 Tuckahoe Rd	0.37mi	3/1.0	1,000 (-13%)	10mo	$99,000	$99	52
1325 Walnut Ave	0.52mi	3/1.0	1,305 (+13%)	6mo	$200,000	$153	48
130 Yale Ave	0.67mi	3/1.0	1,072 (-7%)	14mo	$265,000	$247	46
1221 Walnut Ave	0.57mi	3/2.0	1,324 (+15%)	2mo	$463,000	$350	43
1312 Walnut Ave	0.56mi	3/1.5	1,313 (+14%)	7mo	$305,000	$232	43
114 Harvard Ave	0.70mi	2/1.0 (-1)	980 (-15%)	11mo	$210,000	$214	29

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-7,168
• Equity at exit: $23,857

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $18,016
• Equity at exit: $13,834

Cash invested: $44,800 (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: 97
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,793 high
• Mortgage (P&I): −$839
• Tax from tax record: −$217 /mo · $2,603/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $294

Break-even live

Break-even rent $1,421

Max offer price $160,000

Occupancy floor 79%

Sensitivity live

Price	-10% $385	-5% $339	+0% $294	+5% $249	+10% $203
Rent	-10% $152	-5% $223	+0% $294	+5% $365	+10% $436
Rate	-1.0pp $375	-0.5pp $335	base $294	+0.5pp $252	+1.0pp $210

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	25d	1	0.13mi
3079 Alabama Rd Camden, NJ	2.0	1.0	832	$1,700	$2.04	25d	1	0.27mi
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	25d	1	0.28mi
3132 Independence Rd Camden, NJ	3.0	1.5	1168	$1,595	$1.37	23d	1	0.35mi
1220 Grant Ave Unit 2 Oaklyn, NJ	2.0	1.0	1000	$1,800	$1.80	21d	1	0.40mi
1021 Monitor Rd Camden, NJ	3.0	1.0	1012	$1,710	$1.69	25d	1	0.46mi
3136 Tuckahoe Rd Camden, NJ	2.0	1.0	800	$1,350	$1.69	25d	1	0.49mi
3255 Crescent Dr Unit 03-3220 Camden, NJ	2.0	1.0	700	$1,350	$1.93	25d	1	0.51mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	5d	3	0.52mi
1063 S Merrimac Rd Camden, NJ	4.0	1.0	1024	$1,900	$1.86	25d	1	0.54mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	17d	1	0.61mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	6d	1	0.61mi
1034 Collings Ave Oaklyn, NJ	2.0	1.0	1100	$1,750	$1.59	19d	1	0.65mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	19d	1	0.74mi
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	25d	1	0.74mi
430 Richey Ave Unit 1A Oaklyn, NJ	2.0	1.0	897	$2,100	$2.34	5d	1	0.91mi
700 W Browning Rd Oaklyn, NJ	2.0	1.0	670	$1,867	$2.79	0d	45	1.14mi
334 Middlesex St Gloucester City, NJ	3.0	1.0	896	$1,800	$2.01	25d	1	1.20mi
534 Bergen St Gloucester City, NJ	3.0	1.0	1246	$2,000	$1.61	19d	1	1.22mi
5 Meadow Ln Gloucester City, NJ	1.0–2.0	1.0–2.0	833	$2,385	$2.86	25d	8	1.25mi
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	20d	1	1.32mi
412 White Horse Pike Unit C Oaklyn, NJ	4.0	1.0	1000	$1,900	$1.90	25d	1	1.32mi
1759 S 4th St Unit B Camden, NJ	2.0	1.0	800	$1,500	$1.88	25d	1	1.35mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1219	$3,372	$2.76	0d	7	1.37mi
2 W Oakland Ave Oaklyn, NJ	2.0	1.0	750	$1,425	$1.90	25d	1	1.44mi

Listing history 6 events

1. 2026-01-22
   listed $160,000 Active 221-char remark

   Show marketing remark (221 chars)

   House for sale, completely renovated, in a good location in Camden. The seller will be responsible for transferring the CO to the buyer's name. Don't miss this opportunity to buy the house of your dreams at a great price.

2. 2025-08-27
   soldstatus $155,000
3. 2025-08-25
   soldstatus $155,000 Closed 1495-char remark

   Show marketing remark (1495 chars)

   Welcome to this beautifully updated townhome in the desirable Fairview section of Camden City — a true diamond in the rough! This 3-bedroom, 1-bath home offers an ideal combination of style, comfort, and affordability. Step inside to find luxury vinyl plank flooring on the main living areas, a galley style kitchen featuring granite countertops, a stylish backsplash, and stainless steel appliances. The entire home has been freshly painted and fitted with brand new carpeting. Additional upgrades include a WiFi-enabled thermostat, new capping on the windows, and a newly installed main water shut-off. The full bathroom has been tastefully updated, and the home is internet-ready with access to Comcast, Fios, and more. The front door, basement door and garage door have all been replaced. Enjoy separate living and dining rooms, and benefit from a rear walk-out basement and attached garage with rear entry. The unfinished basement offers ample storage or future finishing potential and ability to add a bedroom. Gas heat, rear door entry from basement, and seller-provided Certificate of Occupancy. This home also includes a 1-year Home Warranty for peace of mind. Prime location with easy access to major routes: Rt. 130, Rt. 42, Rt. 295, I - 676, the Black Horse Pike, White Horse Pike, Walt Whitman Bridge, and Ben Franklin Bridge — perfect for commuters! All just minutes away. Don't miss out on one of Camden's nicest and most affordable homes. Schedule your showing today!

4. 2025-07-04
   status Pending 1495-char remark

   Show marketing remark (1495 chars)

   Welcome to this beautifully updated townhome in the desirable Fairview section of Camden City — a true diamond in the rough! This 3-bedroom, 1-bath home offers an ideal combination of style, comfort, and affordability. Step inside to find luxury vinyl plank flooring on the main living areas, a galley style kitchen featuring granite countertops, a stylish backsplash, and stainless steel appliances. The entire home has been freshly painted and fitted with brand new carpeting. Additional upgrades include a WiFi-enabled thermostat, new capping on the windows, and a newly installed main water shut-off. The full bathroom has been tastefully updated, and the home is internet-ready with access to Comcast, Fios, and more. The front door, basement door and garage door have all been replaced. Enjoy separate living and dining rooms, and benefit from a rear walk-out basement and attached garage with rear entry. The unfinished basement offers ample storage or future finishing potential and ability to add a bedroom. Gas heat, rear door entry from basement, and seller-provided Certificate of Occupancy. This home also includes a 1-year Home Warranty for peace of mind. Prime location with easy access to major routes: Rt. 130, Rt. 42, Rt. 295, I - 676, the Black Horse Pike, White Horse Pike, Walt Whitman Bridge, and Ben Franklin Bridge — perfect for commuters! All just minutes away. Don't miss out on one of Camden's nicest and most affordable homes. Schedule your showing today!

5. 2025-06-24
   listed $145,000 Active 1495-char remark

   Show marketing remark (1495 chars)

   Welcome to this beautifully updated townhome in the desirable Fairview section of Camden City — a true diamond in the rough! This 3-bedroom, 1-bath home offers an ideal combination of style, comfort, and affordability. Step inside to find luxury vinyl plank flooring on the main living areas, a galley style kitchen featuring granite countertops, a stylish backsplash, and stainless steel appliances. The entire home has been freshly painted and fitted with brand new carpeting. Additional upgrades include a WiFi-enabled thermostat, new capping on the windows, and a newly installed main water shut-off. The full bathroom has been tastefully updated, and the home is internet-ready with access to Comcast, Fios, and more. The front door, basement door and garage door have all been replaced. Enjoy separate living and dining rooms, and benefit from a rear walk-out basement and attached garage with rear entry. The unfinished basement offers ample storage or future finishing potential and ability to add a bedroom. Gas heat, rear door entry from basement, and seller-provided Certificate of Occupancy. This home also includes a 1-year Home Warranty for peace of mind. Prime location with easy access to major routes: Rt. 130, Rt. 42, Rt. 295, I - 676, the Black Horse Pike, White Horse Pike, Walt Whitman Bridge, and Ben Franklin Bridge — perfect for commuters! All just minutes away. Don't miss out on one of Camden's nicest and most affordable homes. Schedule your showing today!

6. 2025-06-22
   historical $145,000 1495-char remark

   Show marketing remark (1495 chars)

   Welcome to this beautifully updated townhome in the desirable Fairview section of Camden City — a true diamond in the rough! This 3-bedroom, 1-bath home offers an ideal combination of style, comfort, and affordability. Step inside to find luxury vinyl plank flooring on the main living areas, a galley style kitchen featuring granite countertops, a stylish backsplash, and stainless steel appliances. The entire home has been freshly painted and fitted with brand new carpeting. Additional upgrades include a WiFi-enabled thermostat, new capping on the windows, and a newly installed main water shut-off. The full bathroom has been tastefully updated, and the home is internet-ready with access to Comcast, Fios, and more. The front door, basement door and garage door have all been replaced. Enjoy separate living and dining rooms, and benefit from a rear walk-out basement and attached garage with rear entry. The unfinished basement offers ample storage or future finishing potential and ability to add a bedroom. Gas heat, rear door entry from basement, and seller-provided Certificate of Occupancy. This home also includes a 1-year Home Warranty for peace of mind. Prime location with easy access to major routes: Rt. 130, Rt. 42, Rt. 295, I - 676, the Black Horse Pike, White Horse Pike, Walt Whitman Bridge, and Ben Franklin Bridge — perfect for commuters! All just minutes away. Don't miss out on one of Camden's nicest and most affordable homes. Schedule your showing today!

ⓘ 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: $2,603 · $217/mo
• Projected year-2 tax: $3,294 · $274/mo
• Expected delta: +$690/yr (+$58/mo · 26.5%)

ⓘ 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 · 14 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: $21,518
• − Mortgage interest: −$8,962
• − Property taxes: −$2,603
• − Insurance: −$800
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$4,655
• Taxable income: $1,055
• Est. tax owed @ 24.0%: −$253
• After-tax cash flow: $3,274/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

+10.3% since first listed

6 events — show timeline

• 2026-01-22 Listed $160,000 BRIGHT MLS
• 2025-08-27 Sold (Public Records) $155,000 Public Records
• 2025-08-25 Sold (MLS) $155,000 BRIGHT MLS
• 2025-07-04 Pending — BRIGHT MLS
• 2025-06-24 Listed $145,000 BRIGHT MLS
• 2025-06-22 Coming Soon $145,000 BRIGHT MLS

Property tax history

+4.0%/yr

Latest (2025): $2,603 · +4.1% YoY. Source: county tax records.