113 Harvard Ave · Somerdale, NJ 08083

$215,000

3 bd · 1.0 ba · 1,386 sqft · SingleFamily public records · 4 Days on market

Built 1946 0.52 ac lot Est $315k · 32% under

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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 +15.0/15.0
• Cash flow +12.7/30.0
• 1% rule +5.8/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1-bathroom ranch style home is a prime investment opportunity or a great starter home, it just needs a little TLC. It also has a full basement which provides great potential for more wonderful space after some renovations. This property also has a nice sized yard. Located on a quiet street.

Key facts

• Quiet street
• Nice sized yard
• Full basement

Tags

• FULL BASEMENT
• NICE SIZED YARD
• QUIET STREET

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-22 ($-270/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (1.8% below list).
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $211k (1.8% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 4.0% in Somerdale — 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 72/100 on livability (#207 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, health & safety B+; Watch: schools D+, amenities D+, crime F.
• Somerdale School District (suburban): math 10% / reading 35% proficiency, ranked #408 of 472 in NJ (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 44 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,028 (1.8% 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. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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?
8. 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.
9. 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.
10. 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: 1.08% ✓
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $314,622
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Harvard Ave	0.00mi	3/1.0	1,386 (0%)	1mo	$189,000	$136	99
6 Yale Ave	0.15mi	3/1.0	1,437 (+4%)	3mo	$270,000	$188	84
18 Yale Ave	0.12mi	3/1.5	1,427 (+3%)	6mo	$355,000	$249	82
103 Vassar Ave	0.12mi	3/2.0	1,444 (+4%)	2mo	$301,000	$208	82
25 Station Ave	0.11mi	3/2.0	1,492 (+8%)	1mo	$310,000	$208	77
23 Station Ave	0.11mi	4/3.0 (+1)	1,344 (-3%)	2mo	$360,000	$268	75
8 Pennsylvania Ave	0.39mi	3/1.5	1,362 (-2%)	3mo	$309,000	$227	74
401 S Browning Ave	0.46mi	3/1.5	1,405 (+1%)	3mo	$377,000	$268	72
116 Cornell Ave	0.43mi	3/2.0	1,344 (-3%)	9mo	$395,000	$294	63
105 Holyoke Ave	0.11mi	4/2.0 (+1)	1,182 (-15%)	3mo	$330,000	$279	58
3 Jefferson Ave	0.68mi	3/1.0	1,248 (-10%)	5mo	$275,000	$220	47
401 N Atlantic Ave	0.67mi	3/2.0	1,513 (+9%)	5mo	$275,000	$182	45

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-36,003
• Equity at exit: $32,057

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-32,104
• Equity at exit: $18,589

Cash invested: $60,200 (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 08083

• Home prices YoY: -24.8%
• Active inventory: 44
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,333 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$648 /mo · $7,778/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-22

Break-even live

Break-even rent $2,361

Max offer price $211,028

Occupancy floor 96%

Sensitivity live

Price	-10% $99	-5% $38	+0% $-22	+5% $-83	+10% $-144
Rent	-10% $-207	-5% $-115	+0% $-22	+5% $70	+10% $162
Rate	-1.0pp $86	-0.5pp $32	base $-22	+0.5pp $-78	+1.0pp $-135

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Cornell Ave Somerdale, NJ	4.0	2.0	1546	$3,200	$2.07	25d	1	0.26mi
4 Millbank Ct Voorhees, NJ	3.0	2.5	1470	$3,400	$2.31	2d	1	0.50mi
5 Sidney Ln Stratford, NJ	2.0	2.5	1548	$2,800	$1.81	2d	1	0.52mi
201 Lucas Ln Voorhees, NJ	2.0	2.0	1112	$2,000	$1.80	13d	1	0.60mi
103 Lucas Ln Voorhees, NJ	2.0	2.0	1112	$2,100	$1.89	23d	1	0.61mi
504 Britton Pl Voorhees, NJ	2.0	2.0	1112	$2,100	$1.89	2d	1	0.62mi
120 Webster Ave Stratford, NJ	3.0	1.0	1000	$2,500	$2.50	2d	1	0.62mi
5104 Tracy Ct Voorhees, NJ	2.0	2.0	1119	$2,200	$1.97	2d	1	0.64mi
808 Britton Pl Voorhees, NJ	2.0	2.0	1112	$2,000	$1.80	2d	1	0.69mi
215 S Atlantic Ave E Stratford, NJ	3.0	1.0	1460	$2,445	$1.67	11d	1	0.72mi
506 S White Horse Pike Unit E201 Stratford, NJ	2.0	1.0	1100	$1,500	$1.36	4d	1	0.74mi
506 S White Horse Pike Stratford, NJ	2.0	1.0	930	$1,500	$1.61	23d	1	0.75mi
506 S White Horse Pike Unit C005 Stratford, NJ	2.0	1.0	930	$1,620	$1.74	21d	1	0.75mi
506 S White Horse Pike Unit A107 Stratford, NJ	2.0	1.0	1015	$1,475	$1.45	11d	9	0.75mi
506 S White Horse Pike Unit F104 Stratford, NJ	2.0	1.0	930	$1,410	$1.52	21d	1	0.76mi
506 S White Horse Pike Unit F104 Stratford, NJ	2.0	1.0	930	$1,300	$1.40	4d	1	0.76mi
1256 Kirkwood-gibbsboro R Voorhees, NJ	2.0	2.0	1738	$1,050	$0.60	23d	1	0.82mi
222 Echelon Rd Voorhees Township, NJ	2.0	1.0	1056	$2,000	$1.89	11d	1	0.86mi
208 Ashley Run Voorhees, NJ	2.0	2.0	1332	$2,450	$1.84	2d	1	0.89mi
225 Echelon Rd Voorhees, NJ	1.0–2.0	1.0–2.0	850	$2,205	$2.59	2d	1	1.09mi
331 Preston Ave Voorhees, NJ	1.0–2.0	1.0	900	$2,114	$2.35	2d	1	1.12mi
10100 Town Center Blvd Voorhees Township, NJ	1.0–3.0	1.0–2.0	1135	$2,736	$2.41	2d	6	1.13mi
128 Kirkbride Rd #6 Voorhees, NJ	2.0	2.0	1190	$2,200	$1.85	2d	1	1.19mi
14 Buttonwood Rd Voorhees, NJ	4.0	1.5	1384	$3,500	$2.53	2d	1	1.21mi
6 Buttonwood Rd Voorhees Township, NJ	4.0	2.0	1520	$2,550	$1.68	2d	1	1.22mi
12 Sandra Rd Voorhees, NJ	2.0	1.0	1100	$2,050	$1.86	3d	1	1.23mi
2204 Sandra Rd Voorhees, NJ	2.0	2.0	1006	$2,200	$2.19	6d	1	1.28mi
1139 Thackary Ct Voorhees, NJ	3.0	2.5	1380	$2,800	$2.03	2d	1	1.28mi
116 Eaton Pl Voorhees, NJ	4.0	1.5	1734	$3,200	$1.85	2d	1	1.34mi
1514 Roberts Way Voorhees, NJ	2.0	2.0	1006	$2,250	$2.24	23d	1	1.36mi
1512 Roberts Way Voorhees, NJ	2.0	2.0	1006	$2,300	$2.29	2d	1	1.37mi
16 W Linden Ave Lindenwold, NJ	4.0	1.0	1560	$2,950	$1.89	2d	1	1.43mi
359 Lake Blvd Lindenwold, NJ	3.0	2.0	1196	$2,900	$2.42	2d	1	1.46mi
109 Franklin Dr Voorhees, NJ	2.0	2.0	1050	$2,550	$2.43	2d	1	1.46mi

Listing history 6 events

1. 2026-04-14
   status Pending
2. 2026-03-30
   soldstatus Closed
3. 2026-02-03
   status Pending
4. 2026-01-30
   soldstatus Closed
5. 2025-02-18
   status Pending
6. 2025-02-14
   listed $215,000 Active

ⓘ 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: $7,778 · $648/mo
• Projected year-2 tax: $7,778 · $648/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,991
• − Mortgage interest: −$12,043
• − Property taxes: −$7,778
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$6,255
• Taxable loss: −$3,638
• Est. tax savings @ 24.0%: +$873
• After-tax cash flow: $603/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: Somerdale School District
• NCES district ID: 3415000
• Math proficiency: 10% ▼ -29.00%
• Reading proficiency: 35% ▼ -16.00%
• Median HH income: $58,178
• Composite: 20.67/100
• National rank: #8532
• State rank: #408 of 472 in NJ

Livability — Somerdale

• Score: 72/100
• State rank: #207
• US rank: #5794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Somerdale, NJ
• County: Camden County · 407,624 people
• City population: 9,606
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 9,606
• Household income: $96,653
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 306.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 18% Hispanic / Latino 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 6% Scotch-Irish 1% Slovak 1%
• Foreign-born: 8% · Canada, Dominican Republic, South Korea
• Languages at home: 87% English-only · Spanish 6% Other Indo-European 4% Russian/Polish/Slavic 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: ▼ -109.60%
• Current HPI: 332.7053
• 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

6 events — show timeline

• 2026-04-14 Pending — BRIGHT MLS
• 2026-03-30 Sold (MLS) — BRIGHT MLS
• 2026-02-03 Pending — BRIGHT MLS
• 2026-01-30 Sold (MLS) — BRIGHT MLS
• 2025-02-18 Pending — BRIGHT MLS
• 2025-02-14 Listed $215,000 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2025): $7,778 · +2.9% YoY. Source: county tax records.