1113 Empire Ave · Camden, NJ 08103

$49,900

3 bd · 1.0 ba · 1,633 sqft · SingleFamily public records · 164 Days on market

Built 1920 1,899 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
• 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

Listing remarks

The house stands at a tightly packed row of aging urban homes, its once-proud facade now marred by years of neglect. The brick exterior, faded and cracked, reveals patches where mortar has crumbled away, leaving jagged gaps like missing teeth. On the first floor, grimy windows are clouded with dust and grime, their glass slightly warped from years of exposure. The wood framing around them is chipped and splintering, paint curling off in dried strips like old parchment. A sagging porch juts out from the entrance, its once-sturdy beams now brittle and warped. Rusted metal railings groan under the slightest touch, their black paint mostly eroded to reveal patches of orange corrosion. The secon

Key facts

• New roof
• Built 1920
• Listed 164 days

Tags

• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 33.4% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,861/mo this rent would consume 61% 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 25y ago; this cycle's ask has dropped $39k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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: 3.73% ✓
• Cap rate: 33.36%
• Cash-on-cash: 96.67%
• DSCR: 5.30
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $181,263
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Langham Ave	0.02mi	4/1.5 (+1)	1,688 (+3%)	0mo	$305,000	$181	86
1353 Park Blvd	0.10mi	4/1.0 (+1)	1,638 (+0%)	15mo	$210,000	$128	78
1243 Magnolia Ave	0.16mi	3/1.0	1,460 (-11%)	6mo	$115,000	$79	70
1553 Wildwood Ave	0.14mi	3/2.0	1,440 (-12%)	10mo	$128,000	$89	62
1460 Belleview Ave	0.32mi	3/1.0	1,483 (-9%)	12mo	$194,000	$131	59
1128 Everett St	0.58mi	3/1.5	1,575 (-4%)	12mo	$175,000	$111	55
1240 Chase Street St S	0.68mi	4/1.5 (+1)	1,500 (-8%)	2mo	$143,000	$95	46
1306 Thurman St	0.58mi	3/1.0	1,398 (-14%)	4mo	$140,000	$100	45
1340 Atlantic Ave	0.40mi	3/1.0	1,472 (-10%)	24mo	$165,000	$112	45
634 Walnut St	0.73mi	3/2.0	1,462 (-10%)	8mo	$225,000	$154	38
1466 Kenwood Ave	0.47mi	3/2.5	1,872 (+15%)	23mo	$129,000	$69	29
820 Atlantic Ave	0.64mi	4/1.5 (+1)	1,480 (-9%)	24mo	$60,000	$41	27

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: 98.0%
• Equity multiple: 5.65×
• Total profit: $64,986
• Equity at exit: $8,880

10-year hold

• IRR: —
• Equity multiple: 11.75×
• Total profit: $150,200
• Equity at exit: $6,829

Cash invested: $13,972 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $1,126

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 35%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	10d	1	0.07mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	24d	1	0.11mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	24d	1	0.12mi
840 Haddon Ave Unit A Camden, NJ	2.0	1.0	2032	$1,725	$0.85	24d	1	0.35mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	19d	1	0.66mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	13d	1	0.66mi
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	19d	1	0.69mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	17d	1	0.69mi
264 Boyd St Unit B Camden, NJ	2.0	1.0	1616	$1,700	$1.05	24d	1	0.87mi
457 Mechanic St Camden, NJ	3.0	2.0	1200	$1,950	$1.62	19d	1	0.99mi
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	24d	1	1.01mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	24d	1	1.03mi
324 S 27th St Camden, NJ	3.0	1.0	1152	$1,900	$1.65	24d	1	1.17mi
2752 Mickle St Camden, NJ	3.0	1.0	1450	$1,850	$1.28	17d	1	1.19mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	5d	1	1.26mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	17d	1	1.26mi
380 Garden Ave Camden, NJ	2.0	2.0	1184	$2,100	$1.77	24d	1	1.39mi
221 Haddon Ave Collingswood, NJ	4.0	2.0	1744	$3,100	$1.78	3d	1	1.42mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1211	$3,372	$2.78	1d	6	1.44mi

Listing history 25 events

1. 2026-04-27
   status Pending
2. 2026-03-17
   price $49,900
3. 2025-11-14
   listed $89,000 Active
4. 2025-04-21
   historical
5. 2025-04-15
   status Active
6. 2025-03-24
   status Pending
7. 2025-03-19
   listed $39,900 Active
8. 2017-03-08
   historical
9. 2016-10-19
   listed $30,000
10. 2014-08-30
    historical
11. 2013-08-30
    listed $49,000
12. 2013-03-21
    historical
13. 2012-03-21
    listed $59,000
14. 2012-02-18
    historical
15. 2011-08-18
    listed $79,000
16. 2007-09-28
    historical
17. 2006-09-07
    listed $119,911
18. 2005-08-11
    soldstatus $55,000
19. 2005-07-29
    soldstatus $55,000
20. 2005-04-30
    listed $55,000
21. 2003-11-03
    soldstatus $45,200
22. 2003-08-28
    historical
23. 2001-09-01
    listed $45,000
24. 1988-05-23
    soldstatus $31,300
25. 1979-06-01
    soldstatus $12,000

ⓘ 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 ≥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: $22,336
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$1,452
• Taxable income: $13,517
• Est. tax owed @ 24.0%: −$3,244
• After-tax cash flow: $10,263/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

+315.8% since first listed

25 events — show timeline

• 2026-04-27 Pending — BRIGHT MLS
• 2026-03-17 Price Changed $49,900 BRIGHT MLS
• 2025-11-14 Listed $89,000 BRIGHT MLS
• 2025-04-21 Listing Removed — BRIGHT MLS
• 2025-04-15 Relisted — BRIGHT MLS
• 2025-03-24 Pending — BRIGHT MLS
• 2025-03-19 Listed $39,900 BRIGHT MLS
• 2017-03-08 Listing Removed — BRIGHT MLS
• 2016-10-19 Listed $30,000 BRIGHT MLS
• 2014-08-30 Listing Removed — BRIGHT MLS
• 2013-08-30 Listed $49,000 BRIGHT MLS
• 2013-03-21 Listing Removed — BRIGHT MLS
• 2012-03-21 Listed $59,000 BRIGHT MLS
• 2012-02-18 Listing Removed — BRIGHT MLS
• 2011-08-18 Listed $79,000 BRIGHT MLS
• 2007-09-28 Listing Removed — BRIGHT MLS
• 2006-09-07 Listed $119,911 BRIGHT MLS
• 2005-08-11 Sold (Public Records) $55,000 Public Records
• 2005-07-29 Sold (MLS) $55,000 BRIGHT MLS
• 2005-04-30 Listed $55,000 BRIGHT MLS
• 2003-11-03 Sold (Public Records) $45,200 Public Records
• 2003-08-28 Listing Removed — BRIGHT MLS
• 2001-09-01 Listed $45,000 BRIGHT MLS
• 1988-05-23 Sold (Public Records) $31,300 Public Records
• 1979-06-01 Sold (Public Records) $12,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,972 · +4.1% YoY. Source: county tax records.