618 West St · Camden, NJ 08103

$125,000

2 bd · 1.0 ba · 976 sqft · SingleFamily public records · 28 Days on market

Built 1890 910 sqft lot Est $121k · at est.

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Why this score? — see what drove the C+ 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• ARV discount +6.0/15.0
• 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 MLS

Great Property for the price, there is a tenant, pays rent every month and is willing to stay, it's worth the trip! Tenant will approve all showings.

Key facts

• Built 1890
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1,522/mo this rent would consume 50% 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 $864 of loan paydown is wiped out by about $3k 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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 $62k; list at $125k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.75%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $121,024
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 Mechanic St	0.56mi	2/1.0	980 (+0%)	2mo	$130,000	$133	72
709 Berkley St	0.37mi	3/1.0 (+1)	1,088 (+12%)	0mo	$135,000	$124	58
441 S 5th St	0.17mi	3/1.0 (+1)	1,072 (+10%)	15mo	$85,000	$79	58

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: 6.1%
• Equity multiple: 1.25×
• Total profit: $8,670
• Equity at exit: $22,244

10-year hold

• IRR: 14.4%
• Equity multiple: 2.24×
• Total profit: $43,356
• Equity at exit: $17,106

Cash invested: $35,000 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$656
• Tax from tax record: −$93 /mo · $1,121/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $401

Break-even live

Break-even rent $1,014

Max offer price $125,000

Occupancy floor 69%

Sensitivity live

Price	-10% $472	-5% $437	+0% $401	+5% $366	+10% $330
Rent	-10% $281	-5% $341	+0% $401	+5% $461	+10% $521
Rate	-1.0pp $464	-0.5pp $433	base $401	+0.5pp $369	+1.0pp $336

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
951 S 3rd St Unit F2 Camden, NJ	1.0	1.0	800	$1,050	$1.31	25d	1	0.27mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	18d	1	0.35mi
700 New St #102 Camden, NJ	1.0	1.0	820	$1,850	$2.26	4d	1	0.38mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	20d	1	0.39mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	14d	1	0.39mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	25d	1	0.40mi
435 Mechanic St Camden, NJ	1.0	1.0	980	$1,350	$1.38	20d	1	0.52mi
527 Penn St Unit 1A Camden, NJ	2.0	1.0	800	$1,500	$1.88	20d	1	0.76mi
1 Market St Camden, NJ	3.0	1.0–2.0	1190	$2,187	$1.84	3d	15	0.77mi
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	21d	1	0.90mi
331 Point St Camden, NJ	3.0	1.0	1000	$1,900	$1.90	20d	1	0.92mi
1759 S 4th St Unit B Camden, NJ	2.0	1.0	800	$1,500	$1.88	25d	1	1.02mi
322 Vine St Unit 2B Camden, NJ	1.0	1.0	1100	$1,500	$1.36	5d	1	1.05mi
322 Vine St Unit 2B Camden, NJ	1.0	1.0	1100	$1,600	$1.45	3d	1	1.05mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	25d	1	1.06mi
697 Ferry Ave Camden, NJ	1.0	1.0	700	$1,120	$1.60	25d	1	1.12mi
1245 Empire Ave Unit 1 Camden, NJ	1.0	1.0	825	$1,500	$1.82	25d	1	1.17mi
1364 Kaighn Ave Camden, NJ	1.0	1.0	625	$1,300	$2.08	25d	1	1.19mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	4d	1	1.19mi
1 Dock St Philadelphia, PA	3.0	1.0–3.5	1164	$7,479	$6.42	0d	18	1.28mi
1532 Bradley Ave Unit A Camden, NJ	1.0	1.0	900	$1,175	$1.31	18d	1	1.48mi
1538 Bradley Ave Unit B Camden, NJ	2.0	1.0	670	$1,195	$1.78	25d	1	1.49mi

Listing history 7 events

1. 2026-04-14
   status Pending
2. 2026-03-17
   listed $125,000 Active
3. 2022-06-22
   soldstatus $62,500
4. 2022-05-23
   soldstatus $62,500 Closed 149-char remark

   Show marketing remark (149 chars)

   Great Property for the price, there is a tenant, pays rent every month and is willing to stay, it's worth the trip! Tenant will approve all showings.

5. 2022-04-15
   status Pending 149-char remark

   Show marketing remark (149 chars)

   Great Property for the price, there is a tenant, pays rent every month and is willing to stay, it's worth the trip! Tenant will approve all showings.

6. 2022-04-12
   historical Active Under Contract 149-char remark

   Show marketing remark (149 chars)

   Great Property for the price, there is a tenant, pays rent every month and is willing to stay, it's worth the trip! Tenant will approve all showings.

7. 2022-04-08
   listed $69,000 Active 149-char remark

   Show marketing remark (149 chars)

   Great Property for the price, there is a tenant, pays rent every month and is willing to stay, it's worth the trip! Tenant will approve all showings.

ⓘ 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: $1,121 · $93/mo
• Projected year-2 tax: $2,117 · $176/mo
• Expected delta: +$996/yr (+$83/mo · 88.8%)

ⓘ 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 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: $18,261
• − Mortgage interest: −$7,002
• − Property taxes: −$1,121
• − Insurance: −$625
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$3,636
• Taxable income: $2,955
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $4,105/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

+81.2% since first listed

7 events — show timeline

• 2026-04-14 Pending — BRIGHT MLS
• 2026-03-17 Listed $125,000 BRIGHT MLS
• 2022-06-22 Sold (Public Records) $62,500 Public Records
• 2022-05-23 Sold (MLS) $62,500 BRIGHT MLS
• 2022-04-15 Pending — BRIGHT MLS
• 2022-04-12 Contingent — BRIGHT MLS
• 2022-04-08 Listed $69,000 BRIGHT MLS

Property tax history

+7.2%/yr

Latest (2025): $1,121 · +4.1% YoY. Source: county tax records.