167 La Cascata #167 · Lindenwold, NJ 08021

$190,000

2 bd · 1.5 ba · 1,016 sqft · SingleFamily · 49 Days on market

Built 1975 Average condition Est $215k · 12% under $210/mo HOA · 11% of rent

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Why this score? — see what drove the D+ 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 +12.8/30.0
• ARV discount +12.8/15.0
• 1% rule +5.0/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.8/5.0
• Schools +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

This 2 bedroom one and half bath townhome features . Walking distance to public transportation and food shopping . Close to the new premium outlet in Gloucester twp Currently tenant occupied. Sale contingent on tenant finding suitable housing

Key facts

• Built 1975
• Listed 49 days

Tags

• CLOSE TO NEW PREMIUM OUTLET

Property features AI

Finance

• HOA & community: HOA fee of $110 monthly; Ground rent paid annually

Exterior

• Utilities: Public water; Electric service (100 amp); Natural gas available; Natural gas hot water
• Home design: Detached property; Estimated year built; Estimated finished area above grade
• Construction: Brick construction; Slab foundation; Asphalt roof; Building not winterized
• Exterior features: Above-grade other structures; Not in a federal flood zone

Interior

• Kitchen: Dishwasher
• Bedrooms: Two bedrooms on the upper level
• Flooring: Fully carpeted
• Bathrooms: One full bathroom
• Heating & cooling: 90% forced-air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Eat-in kitchen; Not furnished
• Laundry & utility: Washer and electric dryer on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $190k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-18 ($-217/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (1.4% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#312 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, cost of living B; Watch: employment C-, crime D, amenities D-.
• Gloucester Township Public Schools (suburban): math 14% / reading 41% proficiency, ranked #351 of 472 in NJ (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Charles W. Lewis Middle School (math 13% / reading 44%, grade F, #332 of 431 statewide, top 77%, 707 students, 54% FRL); Highland Regional High School (math 9% / reading 41%, grade F, #325 of 399 statewide, top 81%, 1,204 students, 31% FRL).
• Market conditions: Rents rising (+3.0%/yr); 242 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 34% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $6k 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 49 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $184,300 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.00% ✓
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $215,392
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 La Cascata Tnhs	0.04mi	2/1.5	1,016 (0%)	21mo	$215,000	$212	80
1614 Huntingdon Mews	0.43mi	2/2.0	882 (-13%)	1mo	$180,000	$204	55
39 Spring Garden St	0.51mi	3/1.0 (+1)	1,092 (+8%)	6mo	$245,000	$224	52

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 · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.40×
• Total profit: $-31,746
• Equity at exit: $28,330

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-28,331
• Equity at exit: $16,428

Cash invested: $53,200 (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 08021

• Home prices YoY: -31.6%
• Rents YoY: 3.0%
• Active inventory: 242
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$210
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-18

Break-even live

Break-even rent $1,928

Max offer price $187,379

Occupancy floor 96%

Sensitivity live

Price	-10% $113	-5% $48	+0% $-18	+5% $-84	+10% $-149
Rent	-10% $-169	-5% $-93	+0% $-18	+5% $57	+10% $132
Rate	-1.0pp $78	-0.5pp $30	base $-18	+0.5pp $-67	+1.0pp $-117

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1990 Laurel Rd Apt AK313 Lindenwold, NJ	1.0–2.0	1.0	691	$1,450	$2.10	14d	3	0.09mi
1800 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–2.0	885	$2,072	$2.34	0d	25	0.36mi
1801 Broadacres Dr Clementon, NJ	2.0	1.0–2.0	910	$1,978	$2.17	0d	8	0.39mi
1600 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–1.5	900	$1,600	$1.78	26d	1	0.44mi
1109 Huntingdon Mews Clementon, NJ	2.0	2.0	946	$1,750	$1.85	16d	1	0.45mi
51 Chiswick Dr Unit 1 Lindenwold, NJ	3.0	2.0	1110	$2,650	$2.39	0d	1	0.59mi
500 Chews Landing Rd Lindenwold, NJ	1.0–2.0	1.0	875	$1,750	$2.00	26d	1	0.59mi
1341 Blackwood Clementon Rd Clementon, NJ	1.0–2.0	1.0	925	$2,669	$2.89	0d	22	0.61mi
9 Georgetown Rd Lindenwold, NJ	3.0	2.5	1268	$2,600	$2.05	0d	1	0.63mi
828 Blackwood Clementon Rd Pine Hill, NJ	1.0–2.0	1.0	734	$1,575	$2.15	23d	1	0.88mi
1200 Little Gloucester Rd Clementon, NJ	1.0–2.0	1.0	875	$3,100	$3.54	0d	1	0.88mi
432 Highland Ests Clementon, NJ	1.0	1.0	827	$1,500	$1.81	14d	1	0.90mi
105 Blackwood Clementon Rd Lindenwold, NJ	1.0–2.0	1.0	800	$1,600	$2.00	18d	1	1.08mi
359 Lake Blvd Lindenwold, NJ	3.0	2.0	1196	$2,900	$2.42	0d	1	1.17mi
1501 Little Gloucester Rd Blackwood, NJ	1.0–2.0	1.0	762	$1,699	$2.23	0d	15	1.45mi

HOA detail

• Monthly dues: $210 · $2,520/yr

Listing history 16 events

1. 2026-06-21
   days on market $190,000 Active 49 DOM
2. 2026-06-18
   days on market $190,000 Active 46 DOM
3. 2026-06-17
   days on market $190,000 Active 45 DOM
4. 2026-06-16
   days on market $190,000 Active 44 DOM
5. 2026-06-15
   days on market $190,000 Active 43 DOM
6. 2026-06-13
   days on market $190,000 Active 41 DOM
7. 2026-06-13
   days on market $190,000 Active 40 DOM
8. 2026-06-09
   days on market $190,000 Active 37 DOM
9. 2026-06-08
   days on market $190,000 Active 36 DOM
10. 2026-06-07
    days on market $190,000 Active 35 DOM
11. 2026-06-04
    days on market $190,000 Active 32 DOM
12. 2026-06-03
    days on market $190,000 Active 31 DOM
13. 2026-06-02
    days on market $190,000 Active 30 DOM
14. 2026-06-01
    days on market $190,000 Active 29 DOM
15. 2026-05-31
    days on market $190,000 Active 28 DOM
16. 2026-05-03
    listed $190,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,860
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − HOA: −$2,520
• − Depreciation: −$5,527
• Taxable loss: −$3,288
• Est. tax savings @ 24.0%: +$789
• After-tax cash flow: $572/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.

Condition & rehab AI · 5 photos

Average 55/100 Cosmetic rehab

This 2-bedroom townhome is currently tenant occupied and in average condition. It requires some cosmetic repairs and maintenance to improve its appearance and value.

Repairs flagged

• Minor Exterior siding — There are some minor discolorations and stains on the exterior siding.
• Minor Interior walls/paint — There is some minor discoloration on the interior walls and paint.
• Minor Landscaping — The landscaping appears to be in average condition with some minor overgrowth and lack of maintenance.
• Minor Bathrooms — The bathrooms appear to be in average condition with some minor wear.
• Minor Kitchen — The kitchen appears to be in average condition with some minor wear.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint can improve the overall appearance and value of the home.
• Both Replace worn flooring — New flooring can improve the appearance and functionality of the home.
• Both Update bathrooms and kitchen — Modernizing the bathrooms and kitchen can significantly increase the home's value and appeal to potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · There are some minor discolorations and stains on the exterior siding.	Minor	$500–3,000
Interior walls/paint · There is some minor discoloration on the interior walls and paint.	Minor	$500–3,000
Landscaping · The landscaping appears to be in average condition with some minor overgrowth and lack of maintenance.	Minor	$500–3,000
Bathrooms · The bathrooms appear to be in average condition with some minor wear.	Minor	$500–3,000
Kitchen · The kitchen appears to be in average condition with some minor wear.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint can improve the overall appearance and value of the home. ↑
• Both Replace worn flooring — New flooring can improve the appearance and functionality of the home. ↑
• Both Update bathrooms and kitchen — Modernizing the bathrooms and kitchen can significantly increase the home's value and appeal to potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Gloucester Township Public Schools
• NCES district ID: 3406030
• Math proficiency: 14% ▼ -28.00%
• Reading proficiency: 41% ▼ -13.00%
• Median HH income: $72,539
• Composite: 26.18/100
• National rank: #7269
• State rank: #351 of 472 in NJ

Livability — Lindenwold

• Score: 68/100
• State rank: #312
• US rank: #9603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Camden County · 407,624 people
• City population: 49,305
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 49,305
• Household income: $68,044
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 3050.0

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 0.69)
• Race & ethnicity: White 44% Black 27% Hispanic / Latino 20% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 14% Chinese 1% Tagalog/Filipino 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: ▼ -156.73%
• Current HPI: 338.8351
• Rent YoY: ▲ 3.02%
• 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

1 event — show timeline

• 2026-05-03 Listed $190,000 BRIGHT MLS