1510 Wildwood Ave · Camden, NJ 08103

$99,000

3 bd · 1.0 ba · 1,388 sqft · SingleFamily public records · 391 Days on market

Built 1920 1,694 sqft lot Est $154k · 36% 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
• Appreciation +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Key facts

• Built 1920
• Listed 390 days

Property features AI

Finance

• Financial info: Assessor indicates 1,388 finished above-grade square feet; Year built and square-foot sources listed as Assessor; Assessed improvement value $51,400 and land value $11,400

Exterior

• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Concrete perimeter foundation; Above-grade and below-grade structures
• Exterior features: Townhouse/rowhouse setting; Lot dimensions approximately 15.00 x 0.00

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom (upper level)
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.8% 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: 64 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• At $1,845/mo this rent would consume 60% of the median local household income ($37k/yr) (locally 1141% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $684 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 (-2.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 391 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 391 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.86% ✓
• Cap rate: 14.83%
• Cash-on-cash: 30.48%
• DSCR: 2.36
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $154,068
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1243 Magnolia Ave	0.05mi	3/1.0	1,460 (+5%)	6mo	$115,000	$79	84
1314 Atlantic Ave	0.35mi	3/1.5	1,380 (-1%)	2mo	$245,000	$178	79
1553 Wildwood Ave	0.09mi	3/2.0	1,440 (+4%)	10mo	$128,000	$89	77
1306 Thurman St	0.54mi	3/1.0	1,398 (+1%)	4mo	$140,000	$100	70
1460 Belleview Ave	0.21mi	3/1.0	1,483 (+7%)	13mo	$194,000	$131	68
1340 Atlantic Ave	0.34mi	3/1.0	1,472 (+6%)	24mo	$165,000	$112	54
1551 Norris St	0.59mi	3/1.5	1,352 (-3%)	18mo	$225,000	$166	52
1240 Chase Street St S	0.65mi	4/1.5 (+1)	1,500 (+8%)	2mo	$143,000	$95	47
1128 Everett St	0.59mi	3/1.5	1,575 (+14%)	12mo	$175,000	$111	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.14×
• Total profit: $31,551
• Equity at exit: $17,617

10-year hold

• IRR: 33.3%
• Equity multiple: 4.17×
• Total profit: $87,847
• Equity at exit: $13,548

Cash invested: $27,720 (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 08103

• Home prices YoY: -1.4%
• Active inventory: 64
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,845 high
• Mortgage (P&I): −$519
• Tax from tax record: −$193 /mo · $2,315/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $704

Break-even live

Break-even rent $954

Max offer price $99,000

Occupancy floor 57%

Sensitivity live

Price	-10% $760	-5% $732	+0% $704	+5% $676	+10% $648
Rent	-10% $558	-5% $631	+0% $704	+5% $777	+10% $850
Rate	-1.0pp $754	-0.5pp $729	base $704	+0.5pp $678	+1.0pp $652

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	11d	1	0.06mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	25d	1	0.13mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	3d	1	0.20mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	25d	1	0.22mi
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	20d	1	0.76mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	19d	1	0.77mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	13d	1	0.77mi
264 Boyd St Unit B Camden, NJ	2.0	1.0	1616	$1,700	$1.05	25d	1	0.78mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	25d	1	0.79mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	18d	1	0.79mi
324 S 27th St Camden, NJ	3.0	1.0	1152	$1,900	$1.65	25d	1	1.07mi
457 Mechanic St Camden, NJ	3.0	2.0	1200	$1,950	$1.62	19d	1	1.09mi
2752 Mickle St Camden, NJ	3.0	1.0	1450	$1,850	$1.28	17d	1	1.10mi
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	25d	1	1.12mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	25d	1	1.13mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	6d	1	1.24mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	17d	1	1.24mi
380 Garden Ave Camden, NJ	2.0	2.0	1184	$2,100	$1.77	25d	1	1.29mi
221 Haddon Ave Collingswood, NJ	4.0	2.0	1744	$3,100	$1.78	4d	1	1.34mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1211	$3,372	$2.78	2d	6	1.36mi
132 E Franklin Ave Unit A Collingswood, NJ	2.0	1.0	1000	$2,400	$2.40	25d	1	1.36mi
4137 Marlton Pike Pennsauken Township, NJ	2.0	1.0	900	$1,800	$2.00	25d	1	1.45mi

Listing history 19 events

1. 2026-06-21
   days on market $99,000 Active 391 DOM
2. 2026-06-18
   days on market $99,000 Active 388 DOM
3. 2026-06-17
   days on market $99,000 Active 387 DOM
4. 2026-06-16
   days on market $99,000 Active 386 DOM
5. 2026-06-15
   days on market $99,000 Active 385 DOM
6. 2026-06-13
   days on market $99,000 Active 383 DOM
7. 2026-06-13
   days on market $99,000 Active 382 DOM
8. 2026-06-09
   days on market $99,000 Active 379 DOM
9. 2026-06-08
   days on market $99,000 Active 378 DOM
10. 2026-06-07
    days on market $99,000 Active 377 DOM
11. 2026-06-04
    days on market $99,000 Active 374 DOM
12. 2026-06-03
    days on market $99,000 Active 373 DOM
13. 2026-06-02
    days on market $99,000 Active 372 DOM
14. 2026-06-02
    pricestatus $99,000 Active 371 DOM
15. 2026-05-18
    historical Active Under Contract
16. 2025-09-29
    price $115,888
17. 2025-05-13
    price $128,888
18. 2025-05-12
    listed $125,888 Active
19. 2025-04-17
    soldstatus $567,823

ⓘ 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: $2,315 · $193/mo
• Projected year-2 tax: $2,390 · $199/mo
• Expected delta: +$75/yr (+$6/mo · 3.2%)

ⓘ 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 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: $22,137
• − Mortgage interest: −$5,546
• − Property taxes: −$2,315
• − Insurance: −$495
• − Repairs & maintenance: −$1,771
• − Management: −$1,771
• − Depreciation: −$2,880
• Taxable income: $7,359
• Est. tax owed @ 24.0%: −$1,766
• After-tax cash flow: $6,682/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
• County: Camden County · 407,624 people
• City population: 20,865
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 12,573
• Household income: $36,793
• Rent vs Own: 65.2% rent · 34.8% own
• Severe rent burden: 1141.0

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 0.57)
• Race & ethnicity: Black 54% Hispanic / Latino 36% Two or more races 9% White 5% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 19% Dominican 4%
• Common ancestry: Hispanic 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 22% Tagalog/Filipino 2%

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: ▼ -2.36%
• Current HPI: 162.557
• 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

-79.6% since first listed

5 events — show timeline

• 2026-05-18 Contingent — BRIGHT MLS
• 2025-09-29 Price Changed $115,888 BRIGHT MLS
• 2025-05-13 Price Changed $128,888 BRIGHT MLS
• 2025-05-12 Listed $125,888 BRIGHT MLS
• 2025-04-17 Sold (Public Records) $567,823 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,315 · +4.1% YoY. Source: county tax records.