125 Tillman St · Lawnside, NJ 08045

$225,000

4 bd · 2.0 ba · 1,613 sqft · MultiFamily public records · 11 Days on market

Built 1940 5,001 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 +24.3/30.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Welcome to 125 Tillman Street, a rare opportunity to unlock the potential of a spacious Colonial-style property in the heart of Lawnside. Offering approximately 1,613 square feet of living space, this distinctive residence features 4 bedrooms, 2 full bathrooms, and a flexible layout full of possibilities for investors, renovators, and visionaries seeking their next rewarding project. From the moment you arrive, the home's classic Colonial character and inviting front porch create a welcoming first impression. Step inside and imagine the possibilities as generous living spaces unfold throughout the home. Natural light filters through the windows, highlighting the property's original charm an

Key facts

• Flexible layout
• Full basement
• Original charm

Tags

• COLONIAL STYLE PROPERTY
• FLEXIBLE LAYOUT
• ORIGINAL CHARM
• FULL BASEMENT
• 1 CAR CARPORT

Property features AI

Exterior

• Parking: Attached carport (1 space); total of 1 garage/parking space
• Utilities: Public water; Public sewer; Electric hot water; Oil heating
• Home design: Detached property; Year built per assessor
• Construction: Stone and stucco construction; Block foundation; Asphalt roof; Double-hung windows; Full, unfinished basement
• Exterior features: Porch(es); Lot approximately 50 x 100

Interior

• Kitchen: Eat-in kitchen with table space
• Bedrooms: Two bedrooms on the main level; Two bedrooms on the upper level
• Flooring: Hardwood; Carpet; Vinyl
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Hot water radiator heating (oil-fired); Window air conditioning units; Electric hot water
• Interior features: Attic; Tub with shower; Kitchen with eat-in and table space; Drywall and plaster walls
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).

Location & tenants

• Location reads 75/100 on livability (#152 in NJ, #3,974 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: crime F, amenities F.
• Lawnside School Distric (suburban): math 20% / reading 35% proficiency, ranked #566 of 612 in NJ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lawnside School (math 8% / reading 32%, grade F, #995 of 1,303 statewide, top 78%, 324 students, 40% FRL) — zoned schools average 40% FRL vs 64% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 22 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Camden County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% 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 $225,000

Questions for the listing agent

1. Built in 1940 — 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 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?
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. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.6%
• Equity multiple: 3.41×
• Total profit: $151,577
• Equity at exit: $202,698

10-year hold

• IRR: 26.5%
• Equity multiple: 7.73×
• Total profit: $423,930
• Equity at exit: $437,126

Cash invested: $63,000 (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 08045

• Home prices YoY: 13.5%
• Active inventory: 22
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,751 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$446 /mo · $5,349/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $454

Break-even live

Break-even rent $2,176

Max offer price $225,000

Occupancy floor 79%

Sensitivity live

Price	-10% $581	-5% $517	+0% $454	+5% $390	+10% $326
Rent	-10% $236	-5% $345	+0% $454	+5% $562	+10% $671
Rate	-1.0pp $567	-0.5pp $511	base $454	+0.5pp $395	+1.0pp $336

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 David Pl Magnolia, NJ	4.0	1.0	1280	$2,695	$2.11	0d	1	0.83mi
37 E Gloucester Pike Unit 1 Barrington, NJ	4.0	2.0	1683	$2,000	$1.19	13d	1	1.01mi
154 E Valleybrook Rd Cherry Hill, NJ	3.0	1.5	1413	$3,300	$2.34	45d	1	1.11mi
117 N Brookfield Rd Cherry Hill, NJ	3.0	1.5	1413	$3,200	$2.26	16d	1	1.31mi
101 Railroad Blvd Cherry Hill, NJ	3.0	2.0	1374	$2,800	$2.04	21d	1	1.44mi

Listing history 7 events

1. 2026-06-21
   days on market $225,000 Active 11 DOM
2. 2026-06-18
   days on market $225,000 Active 8 DOM
3. 2026-06-17
   days on market $225,000 Active 7 DOM
4. 2026-06-16
   days on market $225,000 Active 6 DOM
5. 2026-06-15
   days on market $225,000 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $225,000 Active 3 DOM

ⓘ 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: $5,349 · $446/mo
• Projected year-2 tax: $5,476 · $456/mo
• Expected delta: +$127/yr (+$11/mo · 2.4%)

ⓘ 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 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,009
• − Mortgage interest: −$12,603
• − Property taxes: −$5,349
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,641
• − Management: −$2,641
• − Depreciation: −$6,545
• Taxable income: $2,104
• Est. tax owed @ 24.0%: −$505
• After-tax cash flow: $4,939/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: Lawnside School Distric
• NCES district ID: 3408340
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $57,050
• Composite: 27.71/100
• National rank: #12312
• State rank: #566 of 612 in NJ

Livability — Lawnside

• Score: 75/100
• State rank: #152
• US rank: #3974

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lawnside, NJ
• City population: 3,124
• Population (ZIP): 3,124

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 Black (72%)
• Race & ethnicity: Black 72% Hispanic / Latino 20% Two or more races 5% White 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4% Dominican 2%
• Common ancestry: Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 16% Other Indo-European 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: ▲ 40.66%
• Current HPI: 341.1483
• 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

1 event — show timeline

• 2026-06-10 Listed $225,000 BRIGHT MLS

Property tax history

+2.3%/yr

Latest (2025): $5,349 · +3.5% YoY. Source: county tax records.