94 E Browning Rd · Bellmawr, NJ 08031

$750,000

25 bd · 15.0 ba · 4,000 sqft · MultiFamily · 37 Days on market

Built 1955 Fair condition 5,611 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks MLS

Great for Investors! This building has 3 rental units above and 2 store fronts on the main level. UPstairs has 2 units with 1 bedroom and 1 unit with 3 bedrooms. All 5 units are leased below the market value. The building has a 2 garages and storage.

Key facts

• 5,611 sq ft lot
• Built 1955
• Listed 36 days

Property features AI

Finance

• Other: Fee simple ownership
• Financial info: Four total units; Gross income reported as $87,900
• HOA & community: Ground rent paid annually

Exterior

• Parking: On-street parking; Driveway parking; Public parking available
• Utilities: Public water; Public sewer; Natural gas available; Electric available; Phone and cable TV available; Hot water: natural gas
• Home design: Detached building; Pitched and flat roof
• Construction: Block construction; Slab foundation; Estimated year built
• Exterior features: Level lot; Lot dimensions approximately 85 x 66; Tidal water: none; Above-grade other structures

Interior

• Bedrooms: Two one-bedroom units; One three-bedroom unit
• Heating & cooling: Radiator heating; Electric baseboard heating; Natural gas heating fuel; Other cooling (electric)
• Interior features: Estimated living area; Average property condition

What this means for you Summary

Snapshot

• This is a 5 × 5-bed/?-bath units multifamily listed at $750k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive. Per door: $657/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $750k).
• Recommended offer: $728k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 4.0% in Bellmawr — 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 73/100 on livability (#190 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: amenities F, commute F.
• Black Horse Pike Regional School District (suburban): math 10% / reading 44% proficiency, ranked #359 of 472 in NJ (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bell Oaks Upper Elementary School (math 20% / reading 36%, grade F, #335 of 431 statewide, top 79%, 457 students, 38% FRL); Triton Regional High School (math 9% / reading 42%, grade F, #321 of 399 statewide, top 81%, 1,132 students, 29% FRL).
• Market conditions: 35 active listings in the ZIP; solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• At $10,720/mo this rent would consume 168% of the median local household income ($77k/yr) (locally 219% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k 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 $210k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($728k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $500k; list at $750k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $727,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.78%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.42×
• Total profit: $87,899
• Equity at exit: $111,827

10-year hold

• IRR: 19.7%
• Equity multiple: 2.65×
• Total profit: $346,665
• Equity at exit: $64,846

Cash invested: $210,000 (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 08031

• Home prices YoY: -28.3%
• Active inventory: 35
• Price-to-rent: 29.2×

Monthly cashflow live

• Estimated rent: $10,720 medium
• Mortgage (P&I): −$3,933
• Tax est. 1.5%: −$938 /mo · $11,250/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,251
• Net cashflow: $3,286

Break-even live

Break-even rent $6,561

Max offer price $750,000

Occupancy floor 64%

Sensitivity live

Price	-10% $3,804	-5% $3,545	+0% $3,286	+5% $3,027	+10% $2,767
Rent	-10% $2,439	-5% $2,862	+0% $3,286	+5% $3,709	+10% $4,133
Rate	-1.0pp $3,663	-0.5pp $3,476	base $3,286	+0.5pp $3,091	+1.0pp $2,894

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	5	—	$10,720
Total (5 units)			$10,720

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $750,000 Active 37 DOM
2. 2026-06-18
   days on market $750,000 Active 34 DOM
3. 2026-06-17
   days on market $750,000 Active 33 DOM
4. 2026-06-16
   days on market $750,000 Active 32 DOM
5. 2026-06-15
   days on market $750,000 Active 31 DOM
6. 2026-06-13
   days on market $750,000 Active 29 DOM
7. 2026-06-09
   days on market $750,000 Active 25 DOM
8. 2026-06-08
   days on market $750,000 Active 24 DOM
9. 2026-06-07
   days on market $750,000 Active 23 DOM
10. 2026-06-04
    days on market $750,000 Active 20 DOM
11. 2026-06-03
    days on market $750,000 Active 19 DOM
12. 2026-06-02
    days on market $750,000 Active 18 DOM
13. 2026-06-01
    days on market $750,000 Active 17 DOM
14. 2026-05-31
    days on market $750,000 Active 16 DOM
15. 2026-05-15
    listed $750,000 Active
16. 2026-03-28
    historical
17. 2025-10-20
    listed $799,000 Active
18. 2025-10-15
    historical
19. 2022-09-06
    soldstatus $500,000 Closed 251-char remark

    Show marketing remark (251 chars)

    Great for Investors! This building has 3 rental units above and 2 store fronts on the main level. UPstairs has 2 units with 1 bedroom and 1 unit with 3 bedrooms. All 5 units are leased below the market value. The building has a 2 garages and storage.

20. 2022-06-20
    status Pending 251-char remark

    Show marketing remark (251 chars)

    Great for Investors! This building has 3 rental units above and 2 store fronts on the main level. UPstairs has 2 units with 1 bedroom and 1 unit with 3 bedrooms. All 5 units are leased below the market value. The building has a 2 garages and storage.

21. 2022-03-04
    listed $650,000 Active 251-char remark

    Show marketing remark (251 chars)

    Great for Investors! This building has 3 rental units above and 2 store fronts on the main level. UPstairs has 2 units with 1 bedroom and 1 unit with 3 bedrooms. All 5 units are leased below the market value. The building has a 2 garages and storage.

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

Taxation est. · year 1

• Rental income: $128,640
• − Mortgage interest: −$42,012
• − Property taxes: −$11,250
• − Insurance: −$3,750
• − Repairs & maintenance: −$10,291
• − Management: −$10,291
• − Depreciation: −$21,818
• Taxable income: $29,228
• Est. tax owed @ 24.0%: −$7,015
• After-tax cash flow: $32,414/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 · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant exterior and interior renovations to improve its condition and increase its value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major paint — Peeling and chipping
• Major kitchen cabinets — Outdated and worn
• Major bathroom fixtures — Outdated and worn
• Major HVAC units — Visible and likely in need of replacement

Value-add opportunities

• Both exterior renovation — Improves curb appeal and resale value
• Both interior updates — Modernizes the space and increases rental value
• Both HVAC replacement — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
paint · Peeling and chipping	Major	$15,000–50,000
kitchen cabinets · Outdated and worn	Major	$15,000–50,000
bathroom fixtures · Outdated and worn	Major	$15,000–50,000
HVAC units · Visible and likely in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior renovation — Improves curb appeal and resale value ↑
• Both interior updates — Modernizes the space and increases rental value ↑
• Both HVAC replacement — Improves comfort and energy efficiency ↑

ⓘ 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: Black Horse Pike Regional School District
• NCES district ID: 3401770
• Math proficiency: 10% ▼ -24.00%
• Reading proficiency: 44% ▬ 0.00%
• Median HH income: $66,277
• Composite: 25.14/100
• National rank: #7520
• State rank: #359 of 472 in NJ

Livability — Bellmawr

• Score: 73/100
• State rank: #190
• US rank: #5338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellmawr, NJ
• County: Camden County · 407,624 people
• City population: 11,737
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 11,737
• Household income: $76,654
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 219.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 14% Two or more races 9% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 6% Puerto Rican 3% Cuban 2%
• Common ancestry: Romanian 6% Hispanic 1% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 81% English-only · Spanish 9% Other Indo-European 4% Tagalog/Filipino 2%

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: ▼ -125.07%
• Current HPI: 316.7383
• Rent YoY: —
• 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

+15.4% since first listed

7 events — show timeline

• 2026-05-15 Listed $750,000 BRIGHT MLS
• 2026-03-28 Listing Removed — BRIGHT MLS
• 2025-10-20 Listed $799,000 BRIGHT MLS
• 2025-10-15 Coming Soon — BRIGHT MLS
• 2022-09-06 Sold (MLS) $500,000 BRIGHT MLS
• 2022-06-20 Pending — BRIGHT MLS
• 2022-03-04 Listed $650,000 BRIGHT MLS