529 Playa Del Sol Rd · Ellisburg, NJ 08002

$162,000

1 bd · 1.0 ba · 506 sqft · Condo public records · 66 Days on market

Built 1963 $300/mo HOA · 17% 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).

• Cash flow +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated and truly move-in ready, this exceptional fifth-floor residence at Playa Del Sol offers effortless luxury living in the heart of Cherry Hill. This bright and inviting one-bedroom, one-bath condominium has been thoughtfully enhanced with stylish, modern finishes and an abundance of natural light throughout. The spacious interior features fresh designer paint, new luxury vinyl plank flooring, and a beautifully updated kitchen with elegant quartz countertops, creating a clean and sophisticated aesthetic. Recent upgrades include a new HVAC system and updated electrical service, offering both comfort and peace of mind. The sun-filled living and dining areas provide an open, airy feel and are ideal for both relaxing and entertaining. The generously sized bedroom offers ample closet space and easy access to the updated bath. Perfectly positioned within the building, this desirable fifth-floor unit is conveniently located near the elevator, laundry facilities, and additional storage. Playa Del Sol offers an elevated lifestyle with an impressive collection of amenities, including a sparkling pool, beautifully appointed clubhouse, tennis courts, secure entry, and 24-hour security. Ideally situated in the center of Cherry Hill, this premier location places you just moments from upscale shopping, restaurants, medical facilities, and major roadways, providing convenient access to Philadelphia and the surrounding area. A rare opportunity to enjoy low-maintenance living with comfort, style, and convenience in one of Cherry Hill’s most desirable communities.

Key facts

• Quartz countertops
• Clubhouse
• Tennis courts

Tags

• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• NEW HVAC SYSTEM
• UPDATED ELECTRICAL SERVICE
• CLUBHOUSE
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $162k.

Deal economics

• At list price, monthly cash flow is $-24 ($-294/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (2.7% below list).
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $152k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#60 in NJ, #1,517 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A, crime A-; Watch: cost of living D-.
• 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.
• Zoned schools: Clara Barton Elementary School (math 12% / reading 54%, grade F, #650 of 1,303 statewide, top 50%, 473 students, 32% FRL); John A. Carusi Middle School (math 12% / reading 51%, grade F, #289 of 431 statewide, top 69%, 841 students, 29% FRL); Cherry Hill High School West (math 11% / reading 51%, grade F, #277 of 399 statewide, top 70%, 1,355 students, 24% FRL).
• Market conditions: Rents rising (+2.9%/yr); 101 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $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 66 days — a 6% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.
• Current owner paid $29k; list at $162k implies a 461% gain — meaningful room to come down on a strong offer.

Recommended offer $152,280 (6.0% 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 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-27,778
• Equity at exit: $24,155

10-year hold

• IRR: -9.3%
• Equity multiple: 0.43×
• Total profit: $-26,075
• Equity at exit: $14,007

Cash invested: $45,360 (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 08002

• Rents YoY: 2.9%
• Active inventory: 101
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$850
• Tax from tax record: −$198 /mo · $2,374/yr
• Insurance: −$68
• HOA: −$300
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-24

Break-even live

Break-even rent $1,791

Max offer price $157,677

Occupancy floor 96%

Sensitivity live

Price	-10% $67	-5% $21	+0% $-24	+5% $-70	+10% $-116
Rent	-10% $-164	-5% $-94	+0% $-24	+5% $45	+10% $115
Rate	-1.0pp $57	-0.5pp $17	base $-24	+0.5pp $-66	+1.0pp $-109

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Cooper Landing Rd Cherry Hill, NJ	1.0	1.0	506	$1,700	$3.36	26d	1	0.01mi
3005 Chapel Ave W Cherry Hill, NJ	3.0	1.0–2.0	1103	$1,891	$1.71	0d	59	0.66mi
801 Cooper Landing Rd Cherry Hill, NJ	1.0–2.0	1.0–2.0	830	$1,545	$1.86	0d	10	0.91mi
111 Chestnut St Unit 507 Cherry Hill, NJ	—	1.0	650	$1,500	$2.31	5d	1	1.00mi
106 Chestnut St Cherry Hill, NJ	2.0	1.0	732	$1,802	$2.46	0d	9	1.03mi
2145 New Jersey 38 Cherry Hill Township, NJ	1.0–2.0	1.0–2.0	943	$1,969	$2.09	0d	17	1.04mi
836 Cooper Landing Rd Cherry Hill, NJ	3.0	1.0–2.0	901	$2,122	$2.35	0d	16	1.04mi
1 Park Lane Blvd Cherry Hill, NJ	2.0	1.0–2.0	1096	$3,453	$3.15	0d	28	1.08mi
700 Meadowlands BLVD Cherry Hill Township, NJ	1.0	1.0	729	$1,184	$1.62	45d	1	1.13mi
1200 Marlton Pike E Cherry Hill, NJ	1.0	1.0	698	$1,675	$2.40	45d	1	1.31mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: electricpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-04
   days on market $162,000 Active 66 DOM
2. 2026-06-03
   days on market $162,000 Active 65 DOM
3. 2026-06-02
   days on market $162,000 Active 64 DOM
4. 2026-06-01
   days on market $162,000 Active 63 DOM
5. 2026-05-31
   days on market $162,000 Active 62 DOM
6. 2026-03-30
   listed $162,000 Active 1594-char remark

   Show marketing remark (1594 chars)

   Beautifully updated and truly move-in ready, this exceptional fifth-floor residence at Playa Del Sol offers effortless luxury living in the heart of Cherry Hill. This bright and inviting one-bedroom, one-bath condominium has been thoughtfully enhanced with stylish, modern finishes and an abundance of natural light throughout. The spacious interior features fresh designer paint, new luxury vinyl plank flooring, and a beautifully updated kitchen with elegant quartz countertops, creating a clean and sophisticated aesthetic. Recent upgrades include a new HVAC system and updated electrical service, offering both comfort and peace of mind. The sun-filled living and dining areas provide an open, airy feel and are ideal for both relaxing and entertaining. The generously sized bedroom offers ample closet space and easy access to the updated bath. Perfectly positioned within the building, this desirable fifth-floor unit is conveniently located near the elevator, laundry facilities, and additional storage. Playa Del Sol offers an elevated lifestyle with an impressive collection of amenities, including a sparkling pool, beautifully appointed clubhouse, tennis courts, secure entry, and 24-hour security. Ideally situated in the center of Cherry Hill, this premier location places you just moments from upscale shopping, restaurants, medical facilities, and major roadways, providing convenient access to Philadelphia and the surrounding area. A rare opportunity to enjoy low-maintenance living with comfort, style, and convenience in one of Cherry Hill’s most desirable communities.

7. 2026-02-18
   historical
8. 2025-09-03
   listed $165,000 Active
9. 2025-09-03
   historical
10. 2025-09-02
    listed $165,000 Active
11. 2002-05-15
    soldstatus $28,900
12. 2002-02-21
    soldstatus $28,900

ⓘ 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: $2,374 · $198/mo
• Projected year-2 tax: $3,204 · $267/mo
• Expected delta: +$830/yr (+$69/mo · 35.0%)

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

Taxation est. · year 1

• Rental income: $21,120
• − Mortgage interest: −$9,075
• − Property taxes: −$2,374
• − Insurance: −$810
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − HOA: −$3,600
• − Depreciation: −$4,713
• Taxable loss: −$2,830
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $386/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 — Ellisburg

• Score: 81/100
• State rank: #60
• US rank: #1517

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ellisburg, NJ
• County: Camden County · 407,624 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 24,015
• Household income: $100,951
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 430.0

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 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 12% Asian 12% Black 8% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 8% Scotch-Irish 2% Italian 2%
• Foreign-born: 18% · Vietnam, Canada, China
• Languages at home: 73% English-only · Spanish 8% Russian/Polish/Slavic 4% Vietnamese 4%

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: ▼ -201.30%
• Current HPI: 358.1597
• Rent YoY: ▲ 2.90%
• 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

+460.6% since first listed

7 events — show timeline

• 2026-03-30 Listed $162,000 BRIGHT MLS
• 2026-02-18 Listing Removed — BRIGHT MLS
• 2025-09-03 Listing Removed — BRIGHT MLS
• 2025-09-03 Listed $165,000 BRIGHT MLS
• 2025-09-02 Listed $165,000 BRIGHT MLS
• 2002-05-15 Sold (Public Records) $28,900 Public Records
• 2002-02-21 Sold (Public Records) $28,900 Public Records

Property tax history

+1.4%/yr

Latest (2025): $2,374 · +5.4% YoY. Source: county tax records.