717 Cooperlanding Rd · Cherry Hill Mall, NJ 08002

$249,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 15 Days on market

Built 1937 8,468 sqft lot Est $402k · 38% 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 +20.2/30.0
• ARV discount +15.0/15.0
• 1% rule +6.7/10.0
• DSCR +6.4/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of the lowest price home in the area. Nice size rooms on the first floor, Deck (13x12) off of the Family Room leading to the back yard. Full usable basement with transferable drainage system. All freshly painted and brand new wall to wall carpet. The seller will provide a one year home warranty. Very easy to show.

Key facts

• 8,468 sq ft lot
• Built 1937
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $245k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.8% in Cherry Hill Mall — 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 79/100 on livability (#87 in NJ, #2,267 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools B+; Watch: commute F, cost of living F.
• Cherry Hill School District (suburban): math 27% / reading 59% proficiency, ranked #181 of 472 in NJ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.9%/yr); 99 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 35% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 15 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $138k; list at $249k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $245,265 (1.5% below list)

Questions for the listing agent

1. Built in 1937 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.17% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.45%
• DSCR: 1.24
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $401,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Cooperlanding Rd	0.03mi	3/2.0	1,334 (-7%)	4mo	$420,000	$315	83
316 Cherry Hill Blvd	0.38mi	3/2.0	1,472 (+2%)	8mo	$380,000	$258	72
748 Cooperlanding Rd	0.18mi	3/1.5	1,590 (+10%)	2mo	$375,000	$236	71
18 Embassy Ct	0.21mi	3/2.0	1,617 (+12%)	1mo	$505,000	$312	69
3 Embassy Dr	0.14mi	3/2.0	1,568 (+9%)	20mo	$437,000	$279	62
19 Eddy Ln	0.34mi	3/2.0	1,521 (+6%)	18mo	$425,000	$279	60
307 Wilson Rd	0.58mi	3/1.5	1,560 (+8%)	8mo	$395,000	$253	51
317 Royal Oak Ave	0.66mi	3/2.0	1,402 (-3%)	22mo	$400,000	$285	46
311 Columbia Blvd	0.55mi	3/1.0	1,356 (-6%)	18mo	$333,000	$246	45
3005 Garfield Ave	0.75mi	3/1.5	1,604 (+11%)	3mo	$470,000	$293	42
3000 Church Rd	0.63mi	2/2.0 (-1)	1,640 (+14%)	5mo	$355,000	$216	38
315 Lincoln Ave S	0.60mi	4/2.5 (+1)	1,568 (+9%)	16mo	$450,000	$287	37

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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-20,281
• Equity at exit: $37,127

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $7,921
• Equity at exit: $21,529

Cash invested: $69,720 (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 08002

• Rents YoY: 2.9%
• Active inventory: 99
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,904 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$568 /mo · $6,816/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $317

Break-even live

Break-even rent $2,503

Max offer price $249,000

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Cooper Landing Rd Cherry Hill, NJ	3.0	2.0	1334	$3,100	$2.32	44d	1	0.04mi
801 Cooper Landing Rd Cherry Hill, NJ	1.0–2.0	1.0–2.0	830	$2,087	$2.51	2d	10	0.24mi
836 Cooper Landing Rd Cherry Hill, NJ	3.0	1.0–2.0	901	$2,915	$3.24	1d	18	0.40mi
106 Chestnut St Cherry Hill, NJ	2.0	1.0	732	$2,015	$2.75	3d	10	0.46mi
401 Cooper Landing Rd Cherry Hill, NJ	2.0	2.0	1030	$1,900	$1.84	44d	1	0.67mi
401 Cooper Landing Rd Cherry Hill, NJ	2.0	2.0	1030	$2,000	$1.94	18d	1	0.67mi
2145 New Jersey 38 Cherry Hill Township, NJ	1.0–2.0	1.0–2.0	943	$2,514	$2.67	1d	17	0.68mi
3005 Chapel Ave W Cherry Hill, NJ	3.0	1.0–2.0	1015	$2,774	$2.73	2d	55	0.72mi
1980 Route 70 W Cherry Hill, NJ	1.0–3.0	1.0–2.0	1043	$3,135	$3.01	1d	8	0.81mi
1 Burroughs Mill Cir Cherry Hill, NJ	1.0–3.0	1.0–2.5	1142	$3,508	$3.07	1d	25	0.89mi
2022 Crescent Way Cherry Hill, NJ	2.0	2.0	1358	$3,100	$2.28	44d	1	1.13mi
700 Citation Ln Cherry Hill, NJ	1.0–2.0	1.0–2.0	1513	$3,500	$2.31	1d	84	1.18mi
4536 Champions Run #4536 Cherry Hill, NJ	2.0	2.0	1212	$3,000	$2.48	44d	1	1.27mi
4543 Champions Run Cherry Hill Township, NJ	2.0	2.0	1196	$2,450	$2.05	22d	1	1.27mi
927 Edgemoor Rd Cherry Hill, NJ	4.0	2.0	1655	$3,800	$2.30	10d	1	1.32mi
223 Breeders Cup Dr Cherry Hill, NJ	3.0	2.0	1460	$3,400	$2.33	44d	1	1.33mi
4322 Champions Run Cherry Hill, NJ	2.0	2.0	1212	$2,850	$2.35	44d	1	1.34mi
Breeders Cup Dr Cherry Hill, NJ	2.0	2.0	1196	$2,650	$2.22	44d	1	1.34mi
1 Park Lane Blvd Cherry Hill, NJ	1.0–2.0	1.0–2.0	1197	$4,712	$3.94	1d	26	1.37mi
1305 Churchill Downs Way Cherry Hill Township, NJ	2.0	2.0	1293	$5,077	$3.93	1d	1	1.41mi
2000 Maplewood Dr Maple Shade, NJ	1.0–2.0	1.0–1.5	1072	$2,480	$2.31	24d	1	1.49mi

Listing history 14 events

1. 2026-04-16
   status Pending
2. 2026-04-01
   listed $249,000 Active
3. 2011-07-01
   soldstatus $137,500
4. 2011-06-10
   soldstatus $137,500 323-char remark

   Show marketing remark (319 chars)

   One of the lowest price home in the area. Nice size rooms on the first floor, Deck (13x12) off of the Family Room leading to the back yard. Full usable basement with transferable drainage system. All freshly painted and brand new wall to wall carpet. The seller will provide a one year home warranty. Very easy to show.

5. 2011-06-10
   soldstatus $137,500 319-char remark

   Show marketing remark (319 chars)

   One of the lowest price home in the area. Nice size rooms on the first floor, Deck (13x12) off of the Family Room leading to the back yard. Full usable basement with transferable drainage system. All freshly painted and brand new wall to wall carpet. The seller will provide a one year home warranty. Very easy to show.

6. 2011-05-23
   historical 319-char remark

   Show marketing remark (319 chars)

   One of the lowest price home in the area. Nice size rooms on the first floor, Deck (13x12) off of the Family Room leading to the back yard. Full usable basement with transferable drainage system. All freshly painted and brand new wall to wall carpet. The seller will provide a one year home warranty. Very easy to show.

7. 2011-02-01
   listed $137,500 323-char remark

   Show marketing remark (319 chars)

   One of the lowest price home in the area. Nice size rooms on the first floor, Deck (13x12) off of the Family Room leading to the back yard. Full usable basement with transferable drainage system. All freshly painted and brand new wall to wall carpet. The seller will provide a one year home warranty. Very easy to show.

8. 2011-02-01
   listed $137,500 319-char remark

   Show marketing remark (319 chars)

   One of the lowest price home in the area. Nice size rooms on the first floor, Deck (13x12) off of the Family Room leading to the back yard. Full usable basement with transferable drainage system. All freshly painted and brand new wall to wall carpet. The seller will provide a one year home warranty. Very easy to show.

9. 2008-12-31
   historical
10. 2008-08-10
    historical
11. 2008-02-10
    listed $199,800
12. 2008-02-10
    listed $199,800
13. 2008-02-09
    historical
14. 2007-08-09
    listed $249,900

ⓘ 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: $6,816 · $568/mo
• Projected year-2 tax: $6,816 · $568/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥105°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,847
• − Mortgage interest: −$13,948
• − Property taxes: −$6,816
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,788
• − Management: −$2,788
• − Depreciation: −$7,244
• Taxable income: $18
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $3,794/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: Cherry Hill School District
• NCES district ID: 3403000
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $90,394
• Composite: 40.71/100
• National rank: #3665
• State rank: #181 of 472 in NJ

Livability — Cherry Hill Mall

• Score: 79/100
• State rank: #87
• US rank: #2267

Category grades

Amenities C+ Commute F Cost of living F Crime B Employment A+ Housing A+ Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cherry Hill Mall, NJ
• County: Camden County · 407,624 people
• City population: 23,574
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 24,015
• Household income: $100,951
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 430.0

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 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 12% Asian 12% Black 8% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 8% Scotch-Irish 2% Italian 2%
• Foreign-born: 18% · Vietnam, Canada, China
• Languages at home: 73% English-only · Spanish 8% Russian/Polish/Slavic 4% Vietnamese 4%

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: ▼ -201.30%
• Current HPI: 358.1597
• Rent YoY: ▲ 2.90%
• 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

-0.4% since first listed

14 events — show timeline

• 2026-04-16 Pending — BRIGHT MLS
• 2026-04-01 Listed $249,000 BRIGHT MLS
• 2011-07-01 Sold (Public Records) $137,500 Public Records
• 2011-06-10 Sold (MLS) $137,500 BRIGHT MLS
• 2011-06-10 Sold (MLS) $137,500 TREND
• 2011-05-23 Listing Removed — BRIGHT MLS
• 2011-02-01 Listed $137,500 BRIGHT MLS
• 2011-02-01 Listed $137,500 TREND
• 2008-12-31 Listing Removed — BRIGHT MLS
• 2008-08-10 Listing Removed — BRIGHT MLS
• 2008-02-10 Listed $199,800 BRIGHT MLS
• 2008-02-10 Listed $199,800 BRIGHT MLS
• 2008-02-09 Listing Removed — BRIGHT MLS
• 2007-08-09 Listed $249,900 BRIGHT MLS

Property tax history

+1.0%/yr

Latest (2025): $6,816 · +5.4% YoY. Source: county tax records.