2912 Kansas Rd · Camden, NJ 08104

$154,500

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 60 Days on market

Built 1925 2,222 sqft lot Est $227k · 32% under

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Why this score? — see what drove the C+ 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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.3/10.0
• 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

Welcome to this charming 3-bedroom, 1-bath home located in the desirable Fairview section of Camden! Built in 1925, this well-maintained property offers approximately 1,160 square feet of living space, blending classic character with everyday functionality. Step inside to find a spacious living room and formal dining area, perfect for entertaining or relaxing at home. The home features a practical layout with three generously sized bedrooms and a full bath on the upper level. An unfinished basement provides ample storage space and potential for future finishing. Situated on a manageable lot with alley access, this property offers convenience and accessibility. Located just minutes from local schools, parks, shopping, and major roadways, it’s ideal for commuters and anyone seeking easy access to surrounding areas. Whether you're a first-time buyer or an investor looking to expand your portfolio, this home presents a fantastic opportunity with strong value potential in an established neighborhood. Don’t miss your chance to make this property your own—schedule your showing today!

Key facts

• Built 1925
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $150k (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; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 60 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 40% 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 $149,865 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1925 — 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. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $227,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2894 Tuckahoe Rd	0.05mi	3/1.0	1,000 (-14%)	10mo	$99,000	$99	66
1504 Minnesota Rd	0.44mi	3/1.0	1,145 (-1%)	17mo	$155,000	$135	63
607 N Johnson Blvd	0.55mi	3/1.0	1,098 (-5%)	7mo	$250,000	$228	60
1433 N Chesapeake Rd	0.36mi	2/1.5 (-1)	1,048 (-10%)	2mo	$195,000	$186	58
606 N Brown St	0.59mi	3/1.0	1,254 (+8%)	2mo	$235,000	$187	57
1214 Grant Ave	0.72mi	3/1.0	1,274 (+10%)	1mo	$403,000	$316	49
130 Yale Ave	0.60mi	3/1.0	1,072 (-8%)	14mo	$265,000	$247	48
2996 N Congress Rd	0.45mi	4/1.5 (+1)	1,236 (+7%)	19mo	$243,000	$197	46
24 Rutgers Ave	0.69mi	3/1.0	1,092 (-6%)	20mo	$245,000	$224	41
1325 Walnut Ave	0.74mi	3/1.0	1,305 (+12%)	6mo	$200,000	$153	39
805 Mercer St	0.71mi	4/1.0 (+1)	1,002 (-14%)	17mo	$195,000	$195	25
61 Yale Ave	0.70mi	4/2.0 (+1)	1,322 (+14%)	19mo	$259,000	$196	19

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-8,631
• Equity at exit: $23,036

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $13,772
• Equity at exit: $13,358

Cash invested: $43,260 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$810
• Tax from tax record: −$246 /mo · $2,957/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $257

Break-even live

Break-even rent $1,419

Max offer price $154,500

Occupancy floor 80%

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: $38,625
• Closing costs: $4,635
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	24d	1	0.05mi
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	24d	1	0.23mi
1021 Monitor Rd Camden, NJ	3.0	1.0	1012	$1,710	$1.69	24d	1	0.23mi
3136 Tuckahoe Rd Camden, NJ	2.0	1.0	800	$1,350	$1.69	24d	1	0.24mi
3079 Alabama Rd Camden, NJ	2.0	1.0	832	$1,700	$2.04	24d	1	0.30mi
1063 S Merrimac Rd Camden, NJ	4.0	1.0	1024	$1,900	$1.86	24d	1	0.32mi
3132 Independence Rd Camden, NJ	3.0	1.5	1168	$1,595	$1.37	22d	1	0.43mi
3255 Crescent Dr Unit 03-3220 Camden, NJ	2.0	1.0	700	$1,350	$1.93	24d	1	0.64mi
1220 Grant Ave Unit 2 Oaklyn, NJ	2.0	1.0	1000	$1,800	$1.80	20d	1	0.66mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	4d	3	0.82mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	5d	1	0.86mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	16d	1	0.86mi
334 Middlesex St Gloucester City, NJ	3.0	1.0	896	$1,800	$2.01	24d	1	0.90mi
1034 Collings Ave Oaklyn, NJ	2.0	1.0	1100	$1,750	$1.59	18d	1	0.93mi
534 Bergen St Gloucester City, NJ	3.0	1.0	1246	$2,000	$1.61	18d	1	0.94mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	18d	1	1.00mi
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	24d	1	1.01mi
5 Meadow Ln Gloucester City, NJ	1.0–2.0	1.0–2.0	833	$2,385	$2.86	24d	8	1.15mi
430 Richey Ave Unit 1A Oaklyn, NJ	2.0	1.0	897	$2,100	$2.34	4d	1	1.20mi
602 Powell St Gloucester City, NJ	3.0	1.0	1170	$1,850	$1.58	24d	1	1.23mi
227 S Broadway Gloucester City, NJ	3.0	1.0	1123	$1,775	$1.58	24d	1	1.24mi
1759 S 4th St Unit B Camden, NJ	2.0	1.0	800	$1,500	$1.88	24d	1	1.28mi
604 Hunter St Gloucester City, NJ	3.0	1.0	1066	$1,900	$1.78	4d	1	1.29mi
231 3rd St Gloucester City, NJ	3.0	2.0	1376	$2,150	$1.56	24d	1	1.29mi
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	19d	1	1.40mi
700 W Browning Rd Oaklyn, NJ	1.0–2.0	1.0	739	$1,867	$2.53	1d	40	1.42mi

Listing history 32 events

1. 2026-06-18
   days on market $154,500 Active 60 DOM
2. 2026-06-17
   days on market $154,500 Active 59 DOM
3. 2026-06-16
   days on market $154,500 Active 58 DOM
4. 2026-06-15
   days on market $154,500 Active 57 DOM
5. 2026-06-13
   days on market $154,500 Active 55 DOM
6. 2026-06-13
   days on market $154,500 Active 54 DOM
7. 2026-06-09
   days on market $154,500 Active 51 DOM
8. 2026-06-08
   days on market $154,500 Active 50 DOM
9. 2026-06-07
   days on market $154,500 Active 49 DOM
10. 2026-06-04
    days on market $154,500 Active 46 DOM
11. 2026-06-03
    days on market $154,500 Active 45 DOM
12. 2026-06-02
    days on market $154,500 Active 44 DOM
13. 2026-06-01
    days on market $154,500 Active 43 DOM
14. 2026-05-31
    days on market $154,500 Active 42 DOM
15. 2026-04-20
    listed $155,000 Active 1111-char remark

    Show marketing remark (1111 chars)

    Welcome to this charming 3-bedroom, 1-bath home located in the desirable Fairview section of Camden! Built in 1925, this well-maintained property offers approximately 1,160 square feet of living space, blending classic character with everyday functionality. Step inside to find a spacious living room and formal dining area, perfect for entertaining or relaxing at home. The home features a practical layout with three generously sized bedrooms and a full bath on the upper level. An unfinished basement provides ample storage space and potential for future finishing. Situated on a manageable lot with alley access, this property offers convenience and accessibility. Located just minutes from local schools, parks, shopping, and major roadways, it’s ideal for commuters and anyone seeking easy access to surrounding areas. Whether you're a first-time buyer or an investor looking to expand your portfolio, this home presents a fantastic opportunity with strong value potential in an established neighborhood. Don’t miss your chance to make this property your own—schedule your showing today!

16. 2026-04-19
    historical $155,000 1111-char remark

    Show marketing remark (1111 chars)

    Welcome to this charming 3-bedroom, 1-bath home located in the desirable Fairview section of Camden! Built in 1925, this well-maintained property offers approximately 1,160 square feet of living space, blending classic character with everyday functionality. Step inside to find a spacious living room and formal dining area, perfect for entertaining or relaxing at home. The home features a practical layout with three generously sized bedrooms and a full bath on the upper level. An unfinished basement provides ample storage space and potential for future finishing. Situated on a manageable lot with alley access, this property offers convenience and accessibility. Located just minutes from local schools, parks, shopping, and major roadways, it’s ideal for commuters and anyone seeking easy access to surrounding areas. Whether you're a first-time buyer or an investor looking to expand your portfolio, this home presents a fantastic opportunity with strong value potential in an established neighborhood. Don’t miss your chance to make this property your own—schedule your showing today!

17. 2022-11-23
    soldstatus $151,500
18. 2022-09-16
    soldstatus $151,500 Closed
19. 2022-04-12
    status Pending
20. 2022-03-29
    status Active
21. 2022-01-26
    status Pending
22. 2021-11-18
    listed $149,900 Active
23. 2005-01-24
    soldstatus $80,600
24. 2004-12-10
    soldstatus $80,600
25. 2004-09-23
    listed $80,600
26. 2004-07-13
    soldstatus $68,000
27. 2004-03-12
    listed $68,000
28. 2004-02-12
    soldstatus $42,500
29. 2004-01-01
    listed $42,500
30. 1984-02-01
    soldstatus $30,000
31. 1977-11-01
    soldstatus $8,500
32. 1977-11-01
    soldstatus $8,500

ⓘ 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: $2,957 · $246/mo
• Projected year-2 tax: $3,402 · $284/mo
• Expected delta: +$445/yr (+$37/mo · 15.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% 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: $20,926
• − Mortgage interest: −$8,654
• − Property taxes: −$2,957
• − Insurance: −$772
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$4,495
• Taxable income: $700
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $2,912/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

+1723.5% since first listed

18 events — show timeline

• 2026-04-20 Listed $155,000 BRIGHT MLS
• 2026-04-19 Coming Soon $155,000 BRIGHT MLS
• 2022-11-23 Sold (Public Records) $151,500 Public Records
• 2022-09-16 Sold (MLS) $151,500 BRIGHT MLS
• 2022-04-12 Pending — BRIGHT MLS
• 2022-03-29 Relisted — BRIGHT MLS
• 2022-01-26 Pending — BRIGHT MLS
• 2021-11-18 Listed $149,900 BRIGHT MLS
• 2005-01-24 Sold (Public Records) $80,600 Public Records
• 2004-12-10 Sold (MLS) $80,600 BRIGHT MLS
• 2004-09-23 Listed $80,600 BRIGHT MLS
• 2004-07-13 Sold (MLS) $68,000 BRIGHT MLS
• 2004-03-12 Listed $68,000 BRIGHT MLS
• 2004-02-12 Sold (MLS) $42,500 BRIGHT MLS
• 2004-01-01 Listed $42,500 BRIGHT MLS
• 1984-02-01 Sold (Public Records) $30,000 Public Records
• 1977-11-01 Sold (Public Records) $8,500 Public Records
• 1977-11-01 Sold (Public Records) $8,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,957 · +4.1% YoY. Source: county tax records.