1128 Beideman Ave · Camden, NJ 08105

$160,000

2 bd · 1.0 ba · 784 sqft · Townhouse public records · 7 Days on market

Built 1935 1,899 sqft lot Est $136k · 18% over

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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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +6.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

END UNIT, ALL BRICK TOWNHOUSE, 3RD BEDROOM ON LOWER LEVEL, COMPLETELY REMODELED, NEW PAINT, MODERN KITCHEN & BATH, NEW CARPET, NICE LARGE YARD, GOOD STREET

Key facts

• Built 1935
• Listed 7 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 100 amp electric service; Natural gas for heating and hot water
• Home design: Semi-detached property; Flat roof; Fee simple ownership
• Construction: Brick construction; Brick/mortar foundation
• Exterior features: Sidewalks; Street lights; Level lot with front yard, rear yard, and side yards

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two bedrooms on the first upper level; Total rooms include living room, master bedroom, second bedroom, kitchen, and an additional bedroom
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Forced air heating; Electric cooling (electric-powered system)
• Interior features: Eat-in kitchen; Full basement, partially finished
• Laundry & utility: Laundry located on lower floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.0% vs local median 7.1% in Camden — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 59 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 24y 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 $80k; list at $160k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $160,000

Questions for the listing agent

1. Built in 1935 — 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. 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?
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: 1.14% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $135,632
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1065 Bergen Ave	0.10mi	2/1.0	840 (+7%)	16mo	$145,000	$173	70

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,139
• Equity at exit: $23,857

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $26,648
• 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 08105

• Home prices YoY: -30.6%
• Active inventory: 59
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,824 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$178 /mo · $2,131/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $358

Break-even live

Break-even rent $1,371

Max offer price $160,000

Occupancy floor 75%

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4601 High St Pennsauken, NJ	1.0–2.0	1.0	800	$1,675	$2.09	3d	4	1.03mi
106 N 34th St Unit B Camden, NJ	3.0	2.0	900	$1,950	$2.17	24d	1	1.12mi
219 S 29th St Camden, NJ	2.0	1.0	625	$1,250	$2.00	13d	4	1.31mi
2323 Browning Rd Pennsauken, NJ	3.0	1.0	923	$2,500	$2.71	24d	1	1.46mi

Listing history 18 events

1. 2026-06-10
   status $160,000 Pending 7 DOM
2. 2026-06-07
   status $160,000 Active Under Contract 7 DOM
3. 2026-06-04
   days on market $160,000 Active 7 DOM
4. 2026-06-03
   remarks 417-char remark
5. 2026-06-03
   days on market $160,000 Active 6 DOM
6. 2026-06-02
   days on market $160,000 Active 5 DOM
7. 2026-06-01
   days on market $160,000 Active 4 DOM
8. 2026-05-31
   days on market $160,000 Active 3 DOM
9. 2026-05-29
   listed $160,000 Active
10. 2026-05-28
    historical $160,000
11. 2006-11-29
    soldstatus $80,000
12. 2002-10-31
    soldstatus $48,000
13. 2002-04-09
    soldstatus $26,000
14. 2002-02-27
    soldstatus $26,000 161-char remark

    Show marketing remark (161 chars)

    END UNIT, ALL BRICK TOWNHOUSE, 3RD BEDROOM ON LOWER LEVEL, COMPLETELY REMODELED, NEW PAINT, MODERN KITCHEN & BATH, NEW CARPET, NICE LARGE YARD, GOOD STREET

15. 2002-02-21
    historical 161-char remark

    Show marketing remark (161 chars)

    END UNIT, ALL BRICK TOWNHOUSE, 3RD BEDROOM ON LOWER LEVEL, COMPLETELY REMODELED, NEW PAINT, MODERN KITCHEN & BATH, NEW CARPET, NICE LARGE YARD, GOOD STREET

16. 2002-01-20
    listed $26,000 161-char remark

    Show marketing remark (161 chars)

    END UNIT, ALL BRICK TOWNHOUSE, 3RD BEDROOM ON LOWER LEVEL, COMPLETELY REMODELED, NEW PAINT, MODERN KITCHEN & BATH, NEW CARPET, NICE LARGE YARD, GOOD STREET

17. 1996-09-20
    soldstatus $12,500
18. 1992-12-22
    soldstatus $32,900

ⓘ 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: $2,131 · $178/mo
• Projected year-2 tax: $3,058 · $255/mo
• Expected delta: +$926/yr (+$77/mo · 43.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $21,887
• − Mortgage interest: −$8,962
• − Property taxes: −$2,131
• − Insurance: −$800
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$4,655
• Taxable income: $1,837
• Est. tax owed @ 24.0%: −$441
• After-tax cash flow: $3,850/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): 26,681

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: Predominantly Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Black 24% Two or more races 11% Asian 2% White 1% Native American 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 33% Dominican 20%
• Common ancestry: Russian 1%
• Foreign-born: 28% · Canada, Vietnam
• Languages at home: 36% English-only · Spanish 59% French/Haitian/Cajun 2% 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: ▼ -130.41%
• Current HPI: 295.6492
• 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

+386.3% since first listed

10 events — show timeline

• 2026-05-29 Listed $160,000 BRIGHT MLS
• 2026-05-28 Coming Soon $160,000 BRIGHT MLS
• 2006-11-29 Sold (Public Records) $80,000 Public Records
• 2002-10-31 Sold (Public Records) $48,000 Public Records
• 2002-04-09 Sold (Public Records) $26,000 Public Records
• 2002-02-27 Sold (MLS) $26,000 BRIGHT MLS
• 2002-02-21 Listing Removed — BRIGHT MLS
• 2002-01-20 Listed $26,000 BRIGHT MLS
• 1996-09-20 Sold (Public Records) $12,500 Public Records
• 1992-12-22 Sold (Public Records) $32,900 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,131 · +4.1% YoY. Source: county tax records.