1250 Sayrs · Camden, NJ 08104

$105,000

3 bd · 1.0 ba · 1,142 sqft · Townhouse public records · 13 Days on market

Built 1923 1,799 sqft lot Est $114k · 8% 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 +11.1/15.0
• 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
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

It has wall to wall carpeting in living room. Also hardwood flooring on stairwell, upstairs hallway, 1st & 2nd bedroom, 3rd bedroom has linoleum tiles. Finished Basement with walkout back door. It has an enclosed porch at the front entrance. It is in Whitman Park area, good clean area, safe neighborhood. Bring offers, a reasonable will not be refused. Quick settlement and Sold as is.

Key facts

• Built 1923
• Listed 13 days

Property features AI

Finance

• Other: Finished above-grade area reported as 1,142 (source: assessor)
• Financial info: Improvement assessed at $35,000; Land assessed at $6,600; Tax assessed value $41,600 (tax year 2025)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Hot water: Other
• Home design: Fee simple ownership; Building not winterized
• Construction: Block construction; Concrete perimeter and brick/mortar foundation; Other foundation details listed
• Exterior features: Interior townhouse/rowhouse; Lot dimensions approximately 18.00 x 0.00

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Radiator heating; Oil-fired heat; Cooling: Other
• Interior features: Unfinished basement; More than one access/exit

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $105k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 14.0% 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; 31 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 $726 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $53k; list at $105k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 41% 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 $105,000

Questions for the listing agent

1. Built in 1923 — 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: 1.68% ✓
• Cap rate: 13.97%
• Cash-on-cash: 27.43%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $114,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1250 Sayrs	0.00mi	3/1.0	1,142 (0%)	0mo	$100,000	$88	100
1211 Thurman St	0.43mi	3/1.0	1,173 (+3%)	1mo	$86,458	$74	74
1235 Thurman St	0.43mi	3/1.0	1,084 (-5%)	1mo	$108,333	$100	70
300 Linden Ave	0.54mi	3/1.5	1,160 (+2%)	0mo	$132,500	$114	70
1248 Everett St	0.46mi	3/1.0	1,081 (-5%)	1mo	$108,333	$100	69
1246 Everett St	0.46mi	3/1.0	1,081 (-5%)	1mo	$108,333	$100	69
837 Sylvan St	0.65mi	3/1.0	1,120 (-2%)	1mo	$86,458	$77	66
1154 Thurman St	0.44mi	3/1.0	1,255 (+10%)	1mo	$108,333	$86	62
1085 Morton St	0.45mi	3/1.0	1,280 (+12%)	1mo	$83,000	$65	58
45 Bellevue Ter	0.73mi	3/2.0	1,119 (-2%)	1mo	$245,000	$219	58
1586 Greenwood Ave	0.73mi	3/1.5	1,184 (+4%)	1mo	$250,000	$211	57
1154 Lansdowne Ave	0.58mi	3/1.0	995 (-13%)	1mo	$86,458	$87	51

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: 21.5%
• Equity multiple: 1.88×
• Total profit: $25,815
• Equity at exit: $15,656

10-year hold

• IRR: 29.6%
• Equity multiple: 3.64×
• Total profit: $77,698
• Equity at exit: $9,078

Cash invested: $29,400 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,765 high
• Mortgage (P&I): −$551
• Tax from tax record: −$128 /mo · $1,534/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $672

Break-even live

Break-even rent $914

Max offer price $105,000

Occupancy floor 57%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	16d	1	0.33mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	5d	1	0.33mi
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	24d	1	0.37mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	18d	1	0.38mi
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	19d	1	0.63mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	3d	1	0.77mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	4d	3	0.78mi
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	10d	1	0.93mi
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	24d	1	0.96mi
1220 Grant Ave Unit 2 Oaklyn, NJ	2.0	1.0	1000	$1,800	$1.80	20d	1	0.97mi
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	24d	1	0.97mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	24d	1	0.99mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1211	$3,372	$2.78	1d	6	1.03mi
430 Richey Ave Unit 1A Oaklyn, NJ	2.0	1.0	897	$2,100	$2.34	4d	1	1.04mi
1034 Collings Ave Oaklyn, NJ	2.0	1.0	1100	$1,750	$1.59	18d	1	1.04mi
1759 S 4th St Unit B Camden, NJ	2.0	1.0	800	$1,500	$1.88	24d	1	1.05mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	24d	1	1.08mi
3079 Alabama Rd Camden, NJ	2.0	1.0	832	$1,700	$2.04	24d	1	1.10mi
457 Mechanic St Camden, NJ	3.0	2.0	1200	$1,950	$1.62	18d	1	1.13mi
132 E Franklin Ave Unit A Collingswood, NJ	2.0	1.0	1000	$2,400	$2.40	24d	1	1.13mi
3132 Independence Rd Camden, NJ	3.0	1.5	1168	$1,595	$1.37	22d	1	1.16mi
1021 Monitor Rd Camden, NJ	3.0	1.0	1012	$1,710	$1.69	24d	1	1.24mi
3255 Crescent Dr Unit 03-3220 Camden, NJ	2.0	1.0	700	$1,350	$1.93	24d	1	1.25mi
3136 Tuckahoe Rd Camden, NJ	2.0	1.0	800	$1,350	$1.69	24d	1	1.26mi
700 W Browning Rd Oaklyn, NJ	1.0–2.0	1.0	739	$1,867	$2.53	2d	40	1.29mi
1063 S Merrimac Rd Camden, NJ	4.0	1.0	1024	$1,900	$1.86	24d	1	1.33mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	17d	1	1.35mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	18d	1	1.37mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	12d	1	1.37mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	24d	1	1.42mi
17 W Madison Ave Unit B Collingswood, NJ	2.0	1.0	1400	$1,775	$1.27	24d	1	1.49mi

Listing history 10 events

1. 2026-06-13
   days on market $105,000 Active 13 DOM
2. 2026-06-09
   days on market $105,000 Active 10 DOM
3. 2026-06-08
   days on market $105,000 Active 9 DOM
4. 2026-06-07
   days on market $105,000 Active 8 DOM
5. 2026-06-04
   days on market $105,000 Active 5 DOM
6. 2026-06-03
   days on market $105,000 Active 4 DOM
7. 2026-06-02
   days on market $105,000 Active 3 DOM
8. 2026-06-01
   days on market $105,000 Active 2 DOM
9. 2026-05-31
   remarks 65-char remark
10. 2026-05-31
    listed $105,000 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: $1,534 · $128/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$540/yr (+$45/mo · 35.2%)

ⓘ 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 41% 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: $21,179
• − Mortgage interest: −$5,882
• − Property taxes: −$1,534
• − Insurance: −$525
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$3,055
• Taxable income: $6,795
• Est. tax owed @ 24.0%: −$1,631
• After-tax cash flow: $6,434/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

+366.7% since first listed

10 events — show timeline

• 2026-05-30 Listed $105,000 BRIGHT MLS
• 2003-12-04 Sold (Public Records) $53,000 Public Records
• 2003-10-23 Sold (MLS) $53,000 BRIGHT MLS
• 2003-09-04 Listing Removed — BRIGHT MLS
• 2003-08-14 Listed $53,000 BRIGHT MLS
• 2003-07-18 Listing Removed — BRIGHT MLS
• 2003-01-18 Listed $58,000 BRIGHT MLS
• 1998-02-24 Sold (Public Records) $54,000 Public Records
• 1997-05-09 Sold (Public Records) $44,500 Public Records
• 1988-11-16 Sold (Public Records) $22,500 Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,534 · +4.1% YoY. Source: county tax records.