121 Centura · Ashland, NJ 08003

$210,000

2 bd · 2.0 ba · 1,574 sqft · Townhouse · 73 Days on market

Built 1977 Est $220k · at est. $1150/mo HOA · 38% of rent

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Why this score? — see what drove the D 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).

• ARV discount +9.6/15.0
• 1% rule +9.4/10.0
• Cash flow +8.0/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Introducing 121 Centura—a meticulously renovated 2-bedroom, 2-bath home in the highly desirable gated community of Centura. Renovated throughout with quality craftsmanship and thoughtful attention to detail, this nearly 1,500-square-foot home is truly one of a kind. The Mediterranean-inspired community transports you from everyday life in New Jersey to a lush, serene, and tranquil retreat. Upon entry, to your right is a bonus flex space—perfect for an office, kids’ room, or additional living area. Straight ahead, you’re welcomed into an open-concept, airy, and bright kitchen, living, and dining space, filled with natural light. The heart of the home is a breathtaking

Key facts

• $1,150 HOA
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (14.8% below list).
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $179k (14.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#83 in NJ, #1,995 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A; Watch: amenities F, cost of living F.
• Cherry Hill School District (suburban): math 27% / reading 59% proficiency, ranked #181 of 472 in NJ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 147 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $6k 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 73 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $178,834 (14.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.44% ✓
• Cap rate: 5.06%
• Cash-on-cash: -4.40%
• DSCR: 0.80
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $220,360
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Centura	0.11mi	3/2.0 (+1)	1,574 (0%)	4mo	$220,000	$140	87
125 Centura	0.01mi	3/2.0 (+1)	1,574 (0%)	16mo	$231,000	$147	82
143 Centura	0.03mi	2/2.0	1,442 (-8%)	6mo	$110,000	$76	79
112 Centura	0.11mi	2/2.0	1,442 (-8%)	4mo	$185,000	$128	78
151 Centura	0.03mi	2/2.0	1,738 (+10%)	9mo	$59,000	$34	73
132 Centura	0.02mi	2/2.0	1,442 (-8%)	16mo	$243,000	$169	72
176 Centura	0.11mi	2/2.0	1,442 (-8%)	13mo	$197,000	$137	70
209 Centura #209	0.11mi	3/2.5 (+1)	1,360 (-14%)	1mo	$349,900	$257	65
224 Centura	0.15mi	2/2.5	1,360 (-14%)	12mo	$270,000	$199	58

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: -23.2%
• Equity multiple: 0.20×
• Total profit: $-46,995
• Equity at exit: $31,312

10-year hold

• IRR: -16.7%
• Equity multiple: 0.06×
• Total profit: $-55,530
• Equity at exit: $18,157

Cash invested: $58,800 (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 08003

• Active inventory: 147
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,020 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$1,150
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $-215

Break-even live

Break-even rent $3,293

Max offer price $178,834

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-143	+0% $-215	+5% $-288	+10% $-361
Rent	-10% $-454	-5% $-335	+0% $-215	+5% $-96	+10% $23
Rate	-1.0pp $-110	-0.5pp $-162	base $-215	+0.5pp $-270	+1.0pp $-325

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Woodcrest Rd Cherry Hill, NJ	1.0–2.0	1.0–2.0	1045	$3,155	$3.02	2d	12	0.76mi
154 E Valleybrook Rd Cherry Hill, NJ	3.0	1.5	1413	$3,300	$2.34	44d	1	0.87mi
117 N Brookfield Rd Cherry Hill, NJ	3.0	1.5	1413	$3,200	$2.26	16d	1	1.01mi
1913 Delicious Way Cherry Hill, NJ	3.0	2.0	1468	$3,000	$2.04	18d	1	1.17mi
106 Carolina Ave Cherry Hill, NJ	3.0	1.0	1488	$2,800	$1.88	19d	1	1.23mi
400 E Oak Ave Lawnside, NJ	2.0	2.0	1138	$2,528	$2.22	2d	3	1.40mi
101 Railroad Blvd Cherry Hill, NJ	3.0	2.0	1374	$2,800	$2.04	21d	1	1.43mi
1 Evans Mill Ln Cherry Hill Township, NJ	2.0	2.0	1373	$3,425	$2.49	2d	1	1.46mi

HOA detail

• Monthly dues: $1,150 · $13,800/yr
• Likely covers: security

Listing history 8 events

1. 2026-06-21
   days on market $210,000 Active 73 DOM
2. 2026-06-18
   days on market $210,000 Active 70 DOM
3. 2026-06-17
   days on market $210,000 Active 69 DOM
4. 2026-06-16
   days on market $210,000 Active 68 DOM
5. 2026-06-15
   days on market $210,000 Active 67 DOM
6. 2026-06-13
   days on market $210,000 Active 65 DOM
7. 2026-06-13
   remarks 675-char remark
8. 2026-06-13
   listed $210,000 Active 64 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,241
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,899
• − Management: −$2,899
• − HOA: −$13,800
• − Depreciation: −$6,109
• Taxable loss: −$5,430
• Est. tax savings @ 24.0%: +$1,303
• After-tax cash flow: $-1,281/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: Cherry Hill School District
• NCES district ID: 3403000
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $90,394
• Composite: 40.71/100
• National rank: #3665
• State rank: #181 of 472 in NJ

Livability — Ashland

• Score: 79/100
• State rank: #83
• US rank: #1995

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashland, NJ
• County: Camden County · 407,624 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 31,809
• Household income: $155,059
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 583.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Asian 17% Hispanic / Latino 6% Two or more races 6% Black 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Scotch-Irish 7% Romanian 6% Subsaharan African 2%
• Foreign-born: 19% · China, South Korea, Canada
• Languages at home: 77% English-only · Chinese 5% Spanish 3% Other Indo-European 3%

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: ▼ -260.29%
• Current HPI: 334.8611
• 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