1366 Sayrs Ave · Camden, NJ 08104

$159,900

2 bd · 1.0 ba · 896 sqft · Townhouse public records · 45 Days on market

Built 1949 1,600 sqft lot Est $125k · 27% 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 +23.0/30.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• 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

Well maintained prop. Sold As Is. Very nice Street, good neighbors. Buyer responsible for AllInspections. .. Home Inspection for information purpose only. Private driveway and fenced front yard. It doesn't need major work, minor cosmetic. .. this the best street in Whitman Park

Key facts

• Private driveway
• Fenced front yard
• Easy access to phila

Tags

• PRIVATE DRIVEWAY
• FENCED FRONT YARD
• EASY ACCESS TO PHILA
• QUICK ACCESS TO MAJOR HIGHWAYS
• TWENTY MINUTE RIDE TO AIRPORT

Property features AI

Finance

• Other: Not in a federal flood zone; Lot dimensions approximately 16 x 100

Exterior

• Parking: Driveway
• Utilities: Public water; Sewer available (no septic); Natural gas available; Electric service (100 Amp); Cable TV and phone available
• Home design: Interior townhouse/rowhouse; Flat roof; Fee simple ownership; Property in very good condition; Estimated year built
• Construction: Brick construction; Concrete perimeter foundation; Double-hung windows
• Exterior features: Exterior lighting; Sidewalks; Street lights; Chain link fencing

Interior

• Kitchen: Cooktop
• Bedrooms: Two bedrooms on the first upper level
• Flooring: Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating and hot water; 100 amp electric service
• Interior features: Plaster walls and ceilings; Estimated living area

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 $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.

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; 40 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

• It's been on market 45 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $44k; list at $160k implies a 268% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 39% 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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $125,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 Powelton Ave	0.35mi	2/1.0	896 (0%)	2mo	$120,000	$134	82
1344 Jackson St	0.27mi	2/1.0	896 (0%)	8mo	$125,000	$140	81
319 Cooper Ave	0.44mi	2/1.0	896 (0%)	1mo	$195,000	$218	79
255 Cedar Ave	0.37mi	2/1.0	868 (-3%)	2mo	$187,500	$216	76
1535 Norris St	0.42mi	2/1.0	896 (0%)	8mo	$65,000	$73	74
254 Cedar Ave	0.37mi	2/1.0	868 (-3%)	9mo	$180,600	$208	70
1605 Louis St	0.36mi	2/1.0	824 (-8%)	7mo	$60,000	$73	64
1218-1/2 Atlantic Ave	0.63mi	2/1.0	910 (+2%)	6mo	$70,000	$77	63
1232 Browning St	0.19mi	3/1.0 (+1)	1,008 (+12%)	7mo	$80,000	$79	59
1281 Jackson St	0.31mi	3/1.5 (+1)	990 (+10%)	3mo	$222,900	$225	58
1263 Lansdowne Ave	0.59mi	2/1.0	980 (+9%)	7mo	$160,000	$163	51
1154 Lansdowne Ave	0.63mi	3/1.0 (+1)	995 (+11%)	1mo	$86,458	$87	46

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-7,952
• Equity at exit: $23,842

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $16,087
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,621 high
• Mortgage (P&I): −$839
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $283

Break-even live

Break-even rent $1,264

Max offer price $159,900

Occupancy floor 78%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	24d	1	0.25mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	18d	1	0.26mi
196 White Horse Pike Collingswood, NJ	1.0	1.0	754	$1,488	$1.97	22d	1	0.64mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	4d	3	0.70mi
116 Haddon Ave Collingswood, NJ	1.0	1.0	609	$1,525	$2.50	24d	1	0.74mi
116 Haddon Ave Collingswood, NJ	1.0	1.0	609	$1,525	$2.50	5d	1	0.74mi
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	20d	1	0.76mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	3d	1	0.77mi
1364 Kaighn Ave Camden, NJ	1.0	1.0	625	$1,300	$2.08	24d	1	0.77mi
1532 Bradley Ave Unit A Camden, NJ	1.0	1.0	900	$1,175	$1.31	17d	1	0.77mi
1538 Bradley Ave Unit B Camden, NJ	2.0	1.0	670	$1,195	$1.78	24d	1	0.77mi
1566 Bradley Ave Unit A Camden, NJ	2.0	1.0	640	$1,495	$2.34	24d	1	0.79mi
697 Ferry Ave Camden, NJ	1.0	1.0	700	$1,120	$1.60	24d	1	0.86mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1211	$3,372	$2.78	1d	6	0.87mi
1245 Empire Ave Unit 1 Camden, NJ	1.0	1.0	825	$1,500	$1.82	24d	1	0.90mi
430 Richey Ave Unit 1A Oaklyn, NJ	2.0	1.0	897	$2,100	$2.34	4d	1	0.92mi
1220 Grant Ave Unit 2 Oaklyn, NJ	2.0	1.0	1000	$1,800	$1.80	20d	1	0.93mi
1025 Collings Ave Apt 1 Oaklyn, NJ	1.0	1.0	800	$1,488	$1.86	24d	1	0.93mi
1034 Collings Ave Oaklyn, NJ	2.0	1.0	1100	$1,750	$1.59	19d	1	0.96mi
132 E Franklin Ave Unit A Collingswood, NJ	2.0	1.0	1000	$2,400	$2.40	24d	1	0.98mi
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	24d	1	0.99mi
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	24d	1	1.04mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	24d	1	1.09mi
3079 Alabama Rd Camden, NJ	2.0	1.0	832	$1,700	$2.04	24d	1	1.12mi
3081 Alabama Rd Camden, NJ	2.0	1.0	672	$1,650	$2.46	3d	1	1.12mi
716 Richey Ave Unit 2ND FLOOR Oaklyn, NJ	1.0	1.0	850	$1,450	$1.71	24d	1	1.13mi
700 W Browning Rd Oaklyn, NJ	1.0–2.0	1.0	739	$1,867	$2.53	2d	40	1.16mi
1759 S 4th St Unit B Camden, NJ	2.0	1.0	800	$1,500	$1.88	24d	1	1.20mi
3255 Crescent Dr Unit 16-1586 Camden, NJ	1.0	1.0	650	$1,085	$1.67	24d	1	1.23mi
3255 Crescent Dr Unit 03-3220 Camden, NJ	2.0	1.0	700	$1,350	$1.93	24d	1	1.23mi
3255 Crescent Dr Unit 02-3223 Camden, NJ	1.0	1.0	675	$1,085	$1.61	11d	1	1.23mi
3255 Crescent Dr Unit 08-1585 Camden, NJ	1.0	1.0	650	$1,200	$1.85	24d	1	1.23mi
1612 Independence Rd Camden, NJ	1.0–2.0	1.0	637	$1,350	$2.12	24d	1	1.25mi
1021 Monitor Rd Camden, NJ	3.0	1.0	1012	$1,710	$1.69	24d	1	1.29mi
435 Mechanic St Camden, NJ	1.0	1.0	980	$1,350	$1.38	19d	1	1.30mi
3136 Tuckahoe Rd Camden, NJ	2.0	1.0	800	$1,350	$1.69	24d	1	1.31mi
574 Haddon Ave Collingswood, NJ	2.0	1.0	1100	$1,800	$1.64	17d	1	1.44mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	17d	1	1.44mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	19d	1	1.45mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	13d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $159,900 Active 45 DOM
2. 2026-06-17
   days on market $159,900 Active 44 DOM
3. 2026-06-16
   days on market $159,900 Active 43 DOM
4. 2026-06-15
   days on market $159,900 Active 42 DOM
5. 2026-06-13
   days on market $159,900 Active 40 DOM
6. 2026-06-13
   days on market $159,900 Active 39 DOM
7. 2026-06-09
   days on market $159,900 Active 36 DOM
8. 2026-06-08
   days on market $159,900 Active 35 DOM
9. 2026-06-07
   days on market $159,900 Active 34 DOM
10. 2026-06-04
    days on market $159,900 Active 31 DOM
11. 2026-06-03
    days on market $159,900 Active 30 DOM
12. 2026-06-02
    days on market $159,900 Active 29 DOM
13. 2026-06-01
    days on market $159,900 Active 28 DOM
14. 2026-05-31
    days on market $159,900 Active 27 DOM
15. 2026-05-04
    listed $159,900 Active 481-char remark
16. 2020-01-15
    soldstatus $43,500 Closed 279-char remark

    Show marketing remark (279 chars)

    Well maintained prop. Sold As Is. Very nice Street, good neighbors. Buyer responsible for AllInspections. .. Home Inspection for information purpose only. Private driveway and fenced front yard. It doesn't need major work, minor cosmetic. .. this the best street in Whitman Park

17. 2019-12-15
    status Pending 279-char remark

    Show marketing remark (279 chars)

    Well maintained prop. Sold As Is. Very nice Street, good neighbors. Buyer responsible for AllInspections. .. Home Inspection for information purpose only. Private driveway and fenced front yard. It doesn't need major work, minor cosmetic. .. this the best street in Whitman Park

18. 2019-12-05
    listed $54,900 Active 279-char remark

    Show marketing remark (279 chars)

    Well maintained prop. Sold As Is. Very nice Street, good neighbors. Buyer responsible for AllInspections. .. Home Inspection for information purpose only. Private driveway and fenced front yard. It doesn't need major work, minor cosmetic. .. this the best street in Whitman Park

ⓘ 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: $1,117 · $93/mo
• Projected year-2 tax: $2,549 · $212/mo
• Expected delta: +$1,432/yr (+$119/mo · 128.2%)

ⓘ 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 ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% 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: $19,456
• − Mortgage interest: −$8,957
• − Property taxes: −$1,117
• − Insurance: −$800
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$4,652
• Taxable income: $818
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $3,195/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

+191.3% since first listed

4 events — show timeline

• 2026-05-04 Listed $159,900 BRIGHT MLS
• 2020-01-15 Sold (MLS) $43,500 BRIGHT MLS
• 2019-12-15 Pending — BRIGHT MLS
• 2019-12-05 Listed $54,900 BRIGHT MLS

Property tax history

-1.3%/yr

Latest (2025): $1,117 · +4.1% YoY. Source: county tax records.