136 Ridge Cir · Ellisburg, NJ 08002

$395,000

3 bd · 1.5 ba · 1,516 sqft · SingleFamily public records · 7 Days on market

Built 1954 5,611 sqft lot $261/sqft · 12% below area Est $451k · 12% 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 +13.1/15.0
• Cash flow +9.5/30.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * All offers due by 10am Wed 5-27 * * Great CUL-DE-SAC location in highly desirable Cherry Hill! This classic 3-bedroom split-level offers a fantastic opportunity for the savvy homeowner or investor looking to update, upgrade, or even expand — just like the impressive addition completed on the home across the street. Featuring a nice-sized backyard, attached Garage, and plenty of existing value, this home already includes a roof replaced in 2013, Granite kitchen countertops, beautiful wood flooring on the main level, updated laminate flooring in the bedrooms, and a lower-level Den with Brand New Carpeting, with easy access to the half bath, laundry area, rear yard and garage. Add

Key facts

• 5,611 sq ft lot
• Garage
• Built 1954

Property features AI

Exterior

• Parking: Attached front-entry garage with inside access; Driveway parking; One garage parking space (total 1 space)
• Utilities: Public water; Public sewer; Electric cooling; Natural gas for heating and hot water
• Home design: Detached single-family home; Fee simple ownership
• Construction: Aluminum siding; Crawl space foundation
• Exterior features: Bay/bow windows; Shed on the property; Lot dimensions approximately 55 x 102

Interior

• Kitchen: Eat-in kitchen; Upgraded countertops
• Bedrooms: Three bedrooms on the upper level
• Flooring: Wood; Tile/Brick
• Bathrooms: One full bathroom (upper level); One half bathroom (lower level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Tub with shower; Combination dining and living area; Dedicated dining area; Eat-in kitchen; Upgraded countertops; Wood floors; Attic
• Laundry & utility: Laundry on the lower floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $346k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $328k (17.0% below list).
• Recommended offer: $328k (17.0% below list) — sets the bar for 1% rule.

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; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).
• This rent runs 39% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $327,749 (17.0% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.02%
• DSCR: 0.87
• GRM: 10.0

CMA / ARV

• ARV (median comp): $451,149
• List price: $395,000
• Delta: -12.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 W Miami Ave	0.15mi	4/2.0 (+1)	1,428 (-6%)	6mo	$380,000	$266	71
123 Cooper Landing Rd	0.45mi	3/1.5	1,552 (+2%)	8mo	$275,000	$177	69
217 Massachusetts Ave	0.24mi	3/2.0	1,669 (+10%)	7mo	$496,000	$297	64
121 Ridge Rd	0.10mi	3/1.5	1,738 (+15%)	10mo	$415,000	$239	62
34 Kenwood Dr	0.64mi	3/1.5	1,524 (+0%)	10mo	$440,000	$289	61
625 Jefferson Ave	0.66mi	3/2.0	1,498 (-1%)	6mo	$511,000	$341	60
117 Chelten Pkwy	0.63mi	3/1.5	1,608 (+6%)	3mo	$565,000	$351	58
15 Virginia Ave	0.51mi	4/2.0 (+1)	1,623 (+7%)	2mo	$470,000	$290	56
435 Valley Run Dr	0.40mi	3/1.5	1,741 (+15%)	2mo	$445,000	$256	55
64 Cooper Ave	0.68mi	3/2.0	1,412 (-7%)	2mo	$652,500	$462	54
13 Massachusetts Ave	0.42mi	3/1.5	1,310 (-14%)	8mo	$300,000	$229	51
225 Drake Rd	0.70mi	3/1.5	1,681 (+11%)	3mo	$375,000	$223	47

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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.26×
• Total profit: $-81,902
• Equity at exit: $58,896

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-94,915
• Equity at exit: $34,152

Cash invested: $110,600 (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: 10.0×

Monthly cashflow live

• Estimated rent: $3,277 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$631 /mo · $7,573/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $-278

Break-even live

Break-even rent $3,629

Max offer price $345,908

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-166	+0% $-278	+5% $-390	+10% $-501
Rent	-10% $-537	-5% $-407	+0% $-278	+5% $-148	+10% $-19
Rate	-1.0pp $-79	-0.5pp $-177	base $-278	+0.5pp $-380	+1.0pp $-484

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3005 Chapel Ave W Cherry Hill, NJ	3.0	1.0–2.0	1103	$2,774	$2.51	0d	59	0.49mi
927 Edgemoor Rd Cherry Hill, NJ	4.0	2.0	1655	$3,800	$2.30	12d	1	0.72mi
715 Cooper Landing Rd Cherry Hill, NJ	3.0	2.0	1334	$3,100	$2.32	45d	1	0.87mi
747 Hedy Ave Cherry Hill, NJ	4.0	2.0	1888	$3,695	$1.96	7d	1	1.08mi
1980 Route 70 W Cherry Hill, NJ	1.0–3.0	1.0–2.0	1043	$3,135	$3.01	0d	8	1.11mi
801 Cooper Landing Rd Cherry Hill, NJ	1.0–2.0	1.0–2.0	830	$2,097	$2.53	0d	10	1.12mi
819 Mercer St Cherry Hill, NJ	3.0	2.0	1883	$3,200	$1.70	22d	1	1.16mi
619 N Edge Park Dr Haddonfield, NJ	3.0	2.5	1990	$5,850	$2.94	18d	1	1.25mi
836 Cooper Landing Rd Cherry Hill, NJ	3.0	1.0–2.0	901	$2,925	$3.25	0d	16	1.29mi
1840 Frontage Rd Unit 1601 Cherry Hill Township, NJ	2.0	1.0	1196	$2,350	$1.96	26d	1	1.30mi
2904 Church Rd Cherry Hill, NJ	4.0	2.5	2044	$3,500	$1.71	24d	1	1.31mi
1910 Frontage Rd Cherry Hill, NJ	3.0	1.0–2.0	1070	$2,764	$2.58	21d	31	1.36mi
2145 New Jersey 38 Cherry Hill Township, NJ	1.0–2.0	1.0–2.0	943	$2,589	$2.75	0d	17	1.39mi
73 Greenvale Rd Cherry Hill, NJ	3.0	2.0	1848	$3,400	$1.84	3d	1	1.41mi
700 Citation Ln Cherry Hill, NJ	1.0–2.0	1.0–2.0	1513	$3,500	$2.31	0d	84	1.41mi
1 Park Lane Blvd Cherry Hill, NJ	2.0	1.0–2.0	1096	$4,712	$4.30	0d	28	1.41mi
4536 Champions Run #4536 Cherry Hill, NJ	2.0	2.0	1212	$3,000	$2.48	45d	1	1.41mi
3 Lee Ave Haddonfield, NJ	4.0	2.0	1400	$3,700	$2.64	0d	1	1.42mi
4543 Champions Run Cherry Hill Township, NJ	2.0	2.0	1196	$2,450	$2.05	24d	1	1.42mi
1305 Churchill Downs Way Cherry Hill Township, NJ	2.0	2.0	1293	$5,077	$3.93	3d	1	1.43mi
411 Chapel Ave E Cherry Hill, NJ	3.0	1.5	1569	$3,300	$2.10	14d	1	1.46mi
4322 Champions Run Cherry Hill, NJ	2.0	2.0	1212	$2,850	$2.35	45d	1	1.47mi
406 Kings Hwy E Haddonfield, NJ	3.0	2.5	1908	$4,600	$2.41	0d	1	1.49mi
2022 Crescent Way Cherry Hill, NJ	2.0	2.0	1358	$3,100	$2.28	45d	1	1.49mi

Listing history 1 events

1. 2026-05-13
   historical $395,000 1233-char remark

ⓘ 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: $7,573 · $631/mo
• Projected year-2 tax: $8,704 · $725/mo
• Expected delta: +$1,131/yr (+$94/mo · 14.9%)

ⓘ 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 ≥105°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,330
• − Mortgage interest: −$22,126
• − Property taxes: −$7,573
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,146
• − Management: −$3,146
• − Depreciation: −$11,491
• Taxable loss: −$10,128
• Est. tax savings @ 24.0%: +$2,431
• After-tax cash flow: $-904/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

+0.0% since first listed

3 events — show timeline

• 2026-05-29 Pending — BRIGHT MLS
• 2026-05-22 Listed $395,000 BRIGHT MLS
• 2026-05-13 Coming Soon $395,000 BRIGHT MLS

Property tax history

+1.9%/yr

Latest (2025): $7,573 · +5.4% YoY. Source: county tax records.