8234 Eden Ln · Palmyra, NJ 08110

$65,000

2 bd · 1.0 ba · 1,298 sqft · SingleFamily public records · 1 Days on market

Built 1930 5,480 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Key facts

• 5,480 sq ft lot
• Parking
• Built 1930

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $65k).
• Cap rate 34.6% vs local median 3.6% in Palmyra — 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 72/100 on livability (#204 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, crime B+; Watch: cost of living D+, amenities F, health & safety D-.
• Pennsauken Township Board Of Education School District (suburban): math 12% / reading 32% proficiency, ranked #410 of 472 in NJ (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 59 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 36% of the median local income ($84k/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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $11k; list at $65k implies a 491% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $65,000

Questions for the listing agent

1. Built in 1930 — 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. 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.
4. 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.
5. 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: 3.86% ✓
• Cap rate: 34.62%
• Cash-on-cash: 101.17%
• DSCR: 5.50
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $305,030
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8453 Sheppard Rd	0.18mi	3/1.0 (+1)	1,400 (+8%)	9mo	$260,000	$186	66
8461 Holman Ave	0.22mi	3/2.5 (+1)	1,296 (-0%)	15mo	$305,000	$235	66
8220 Stow Rd	0.26mi	3/1.5 (+1)	1,272 (-2%)	14mo	$320,000	$252	66
8412 Bannard Ave	0.30mi	3/1.5 (+1)	1,216 (-6%)	5mo	$195,000	$160	64
8455 Balfour Rd	0.21mi	3/1.5 (+1)	1,199 (-8%)	11mo	$285,000	$238	62
7904 Day Ave	0.27mi	2/1.0	1,456 (+12%)	10mo	$215,000	$148	58
1556 Velde Ave	0.53mi	3/1.5 (+1)	1,344 (+4%)	8mo	$350,000	$260	55
7318 Zimmerman Ave	0.74mi	3/2.0 (+1)	1,321 (+2%)	7mo	$360,000	$273	47
808 Velde Ave	0.52mi	3/1.0 (+1)	1,452 (+12%)	9mo	$265,000	$183	43
7322 Pleasant Ave	0.68mi	3/2.0 (+1)	1,446 (+11%)	2mo	$290,000	$201	39
236 Curtis Ave	0.71mi	3/1.5 (+1)	1,442 (+11%)	12mo	$325,000	$225	31
7325 Remington Ave	0.61mi	3/2.0 (+1)	1,132 (-13%)	15mo	$302,000	$267	29

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: —
• Equity multiple: 5.79×
• Total profit: $87,236
• Equity at exit: $9,692

10-year hold

• IRR: —
• Equity multiple: 12.10×
• Total profit: $201,962
• Equity at exit: $5,620

Cash invested: $18,200 (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 08110

• Home prices YoY: -10.9%
• Active inventory: 59
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $2,511 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $1,534

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,579	-5% $1,557	+0% $1,534	+5% $1,512	+10% $1,490
Rent	-10% $1,336	-5% $1,435	+0% $1,534	+5% $1,634	+10% $1,733
Rate	-1.0pp $1,567	-0.5pp $1,551	base $1,534	+0.5pp $1,518	+1.0pp $1,500

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8117 Stow Rd Pennsauken, NJ	3.0	1.0	1056	$2,450	$2.32	6d	1	0.36mi
7406 Jackson Ave Pennsauken, NJ	3.0	2.0	1344	$2,900	$2.16	18d	1	0.96mi
2100 Haddonfield Rd Pennsauken, NJ	1.0–2.0	1.0–2.0	904	$2,833	$3.13	2d	33	1.44mi

Listing history 4 events

1. 2025-11-18
   status Pending
2. 2025-11-04
   historical Active Under Contract
3. 2025-11-04
   listed $65,000 Active
4. 1969-10-09
   soldstatus $11,000

ⓘ 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 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,132
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − Depreciation: −$1,891
• Taxable income: $18,479
• Est. tax owed @ 24.0%: −$4,435
• After-tax cash flow: $13,979/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: Pennsauken Township Board Of Education School District
• NCES district ID: 3412870
• Math proficiency: 12% ▼ -16.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $60,336
• Composite: 20.48/100
• National rank: #8573
• State rank: #410 of 472 in NJ

Livability — Palmyra

• Score: 72/100
• State rank: #204
• US rank: #5735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Camden County · 407,624 people
• City population: 7,447
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 19,158
• Household income: $83,729
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 404.0

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 0.67)
• Race & ethnicity: Hispanic / Latino 46% Black 30% White 14% Two or more races 13% Asian 7% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 17% Dominican 16%
• Common ancestry: Romanian 2% Hispanic 1% Iranian 1%
• Foreign-born: 28% · Canada, Vietnam, Jamaica
• Languages at home: 52% English-only · Spanish 35% Vietnamese 4% French/Haitian/Cajun 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: ▼ -53.44%
• Current HPI: 436.2879
• 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

+490.9% since first listed

4 events — show timeline

• 2025-11-18 Pending — BRIGHT MLS
• 2025-11-04 Contingent — BRIGHT MLS
• 2025-11-04 Listed $65,000 BRIGHT MLS
• 1969-10-09 Sold (Public Records) $11,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $4,919 · +0.0% YoY. Source: county tax records.