1085 Morton St · Camden, NJ 08104

$84,500

3 bd · 1.0 ba · 1,280 sqft · Townhouse public records · 11 Days on market

Built 1928 1,093 sqft lot Est $110k · 23% under

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

Listing remarks MLS

Three bedroom, one bath Row Home for Sale, in Liberty Park. Nice sized rooms await you in this Town Home Owner is a N. J. licensed Real Estate Agent.

Key facts

• Unfinished basement
• Brick townhouse
• Built 1928

Tags

• LIBERTY PARK SUBDIVISION
• BRICK TOWNHOUSE
• PUBLIC TRANSPORTATION
• SHORT DISTANCE TO DOWNTOWN
• EXCELLENT ACCESSIBILITY
• UNFINISHED BASEMENT

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric available; Natural gas available; Sewer available; Water available
• Home design: Interior townhouse/rowhouse; Two stories; Main entrance faces south; Entry level is 1
• Construction: Brick construction; Brick/mortar foundation; Flat roof; Building not winterized; Estimated year built; Major rehab needed
• Exterior features: Urban location; Municipal trash service; Ground rent paid annually; Lot approximately 14' x 78'

Interior

• Bedrooms: Three bedrooms on the upper level
• Flooring: Wood floors
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Plaster walls; Not furnished; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $84k.

Deal economics

• At list price, monthly cash flow is $793 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Cap rate 17.5% vs local median 7.1% in Camden — 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 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; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $584 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $84,500

Questions for the listing agent

1. Built in 1928 — 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. 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 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: 2.12% ✓
• Cap rate: 17.55%
• Cash-on-cash: 40.20%
• DSCR: 2.79
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $110,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1085 Morton St	0.00mi	3/1.0	1,280 (0%)	1mo	$83,000	$65	99
1154 Thurman St	0.10mi	3/1.0	1,255 (-2%)	1mo	$108,333	$86	91
1099 Morton St	0.02mi	3/1.0	1,431 (+12%)	1mo	$65,000	$45	79
933 Lansdowne Ave	0.25mi	3/1.0	1,372 (+7%)	1mo	$219,000	$160	76
1211 Thurman St	0.21mi	3/1.0	1,173 (-8%)	1mo	$86,458	$74	76
1522 S 10th St	0.10mi	3/1.0	1,429 (+12%)	2mo	$125,000	$87	74
936 Mechanic St	0.30mi	3/1.0	1,408 (+10%)	1mo	$78,750	$56	69
1623 Pulaski St	0.14mi	2/1.0 (-1)	1,117 (-13%)	2mo	$145,000	$130	66
1250 Sayrs	0.45mi	3/1.0	1,142 (-11%)	0mo	$100,000	$88	61
1831 S 6th St	0.66mi	3/1.0	1,213 (-5%)	1mo	$75,000	$62	60
1010 Kenwood Ave	0.70mi	3/1.0	1,088 (-15%)	1mo	$75,000	$69	42
457 Mechanic St	0.72mi	3/2.0	1,102 (-14%)	1mo	$155,000	$141	38

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: 36.6%
• Equity multiple: 2.56×
• Total profit: $36,841
• Equity at exit: $12,599

10-year hold

• IRR: 43.3%
• Equity multiple: 5.11×
• Total profit: $97,295
• Equity at exit: $7,306

Cash invested: $23,660 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$443
• Tax from tax record: −$146 /mo · $1,755/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $793

Break-even live

Break-even rent $791

Max offer price $84,500

Occupancy floor 51%

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	19d	1	0.22mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	3d	1	0.54mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	24d	1	0.64mi
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	10d	1	0.65mi
457 Mechanic St Camden, NJ	3.0	2.0	1200	$1,950	$1.62	18d	1	0.74mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	17d	1	0.77mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	5d	1	0.77mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	24d	1	0.78mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	17d	1	0.92mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	13d	1	0.94mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	18d	1	0.94mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	24d	1	0.99mi
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	24d	1	1.12mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	4d	3	1.21mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	24d	1	1.23mi
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	24d	1	1.27mi
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	24d	1	1.31mi
221 Haddon Ave Collingswood, NJ	4.0	2.0	1744	$3,100	$1.78	3d	1	1.31mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1211	$3,372	$2.78	1d	6	1.34mi
1220 Grant Ave Unit 2 Oaklyn, NJ	2.0	1.0	1000	$1,800	$1.80	20d	1	1.39mi
132 E Franklin Ave Unit A Collingswood, NJ	2.0	1.0	1000	$2,400	$2.40	24d	1	1.41mi
264 Boyd St Unit B Camden, NJ	2.0	1.0	1616	$1,700	$1.05	24d	1	1.45mi
430 Richey Ave Unit 1A Oaklyn, NJ	2.0	1.0	897	$2,100	$2.34	4d	1	1.47mi
1034 Collings Ave Oaklyn, NJ	2.0	1.0	1100	$1,750	$1.59	18d	1	1.48mi

Listing history 23 events

1. 2026-05-15
   status Pending
2. 2026-05-04
   listed $84,500 Active
3. 2011-12-23
   historical
4. 2011-11-17
   listed $79,500
5. 2011-03-25
   soldstatus $79,500 149-char remark

   Show marketing remark (149 chars)

   Three bedroom, one bath Row Home for Sale, in Liberty Park. Nice sized rooms await you in this Town Home Owner is a N. J. licensed Real Estate Agent.

6. 2011-03-25
   soldstatus $79,500

   Show marketing remark (149 chars)

   Three bedroom, one bath Row Home for Sale, in Liberty Park. Nice sized rooms await you in this Town Home Owner is a N. J. licensed Real Estate Agent.

7. 2011-03-19
   historical 149-char remark

   Show marketing remark (149 chars)

   Three bedroom, one bath Row Home for Sale, in Liberty Park. Nice sized rooms await you in this Town Home Owner is a N. J. licensed Real Estate Agent.

8. 2010-10-28
   listed $79,500 149-char remark

   Show marketing remark (149 chars)

   Three bedroom, one bath Row Home for Sale, in Liberty Park. Nice sized rooms await you in this Town Home Owner is a N. J. licensed Real Estate Agent.

9. 2010-10-28
   listed $79,500

   Show marketing remark (149 chars)

   Three bedroom, one bath Row Home for Sale, in Liberty Park. Nice sized rooms await you in this Town Home Owner is a N. J. licensed Real Estate Agent.

10. 2008-10-31
    soldstatus $39,000
11. 2008-10-27
    historical
12. 2008-10-11
    listed $45,000
13. 2008-01-01
    historical
14. 2007-07-05
    listed $54,900
15. 2003-12-03
    soldstatus $43,700
16. 2003-12-01
    historical
17. 2003-09-06
    historical
18. 2003-09-05
    listed $43,700
19. 2003-05-28
    listed $39,900
20. 1999-09-08
    soldstatus $24,000
21. 1995-08-03
    soldstatus $21,200
22. 1983-03-01
    soldstatus $12,965
23. 1979-12-01
    soldstatus $13,000

ⓘ 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: $1,755 · $146/mo
• Projected year-2 tax: $1,930 · $161/mo
• Expected delta: +$175/yr (+$15/mo · 9.9%)

ⓘ 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 ≥103°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: $21,527
• − Mortgage interest: −$4,733
• − Property taxes: −$1,755
• − Insurance: −$422
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$2,458
• Taxable income: $8,714
• Est. tax owed @ 24.0%: −$2,091
• After-tax cash flow: $7,420/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

+550.0% since first listed

23 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-04 Listed $84,500 BRIGHT MLS
• 2011-12-23 Listing Removed — BRIGHT MLS
• 2011-11-17 Listed $79,500 BRIGHT MLS
• 2011-03-25 Sold (MLS) $79,500 TREND
• 2011-03-25 Sold (MLS) $79,500 BRIGHT MLS
• 2011-03-19 Listing Removed — BRIGHT MLS
• 2010-10-28 Listed $79,500 TREND
• 2010-10-28 Listed $79,500 BRIGHT MLS
• 2008-10-31 Sold (MLS) $39,000 BRIGHT MLS
• 2008-10-27 Listing Removed — BRIGHT MLS
• 2008-10-11 Listed $45,000 BRIGHT MLS
• 2008-01-01 Listing Removed — BRIGHT MLS
• 2007-07-05 Listed $54,900 BRIGHT MLS
• 2003-12-03 Sold (MLS) $43,700 BRIGHT MLS
• 2003-12-01 Listing Removed — BRIGHT MLS
• 2003-09-06 Listing Removed — BRIGHT MLS
• 2003-09-05 Listed $43,700 BRIGHT MLS
• 2003-05-28 Listed $39,900 BRIGHT MLS
• 1999-09-08 Sold (Public Records) $24,000 Public Records
• 1995-08-03 Sold (Public Records) $21,200 Public Records
• 1983-03-01 Sold (Public Records) $12,965 Public Records
• 1979-12-01 Sold (Public Records) $13,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,755 · +4.1% YoY. Source: county tax records.