1125 S 8th St · Camden, NJ 08103

$74,500

6 bd · None ba · 572 sqft · SingleFamily public records · 16 Days on market

Built 1920 675 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investment opportunity in an established urban neighborhood! This duplex offers great potential and is ready for rehabilitation. The property features a 1-bedroom unit on the first floor and a 2-bedroom unit on the second floor, making it ideal for rental income or multi-family living. Conveniently located directly across the street from an elementary school, it offers added appeal for future tenants or owner-occupants. With some vision and updates, this property can be transformed into a valuable income-producing asset. Strictly sold as-is sale, buyer is responsible for the CO. Seller obtained property via tax lien foreclosure. Seller makes no guarantees or warranties as to the condition o

Key facts

• Multi-family living
• Rental income
• Built 1920

Tags

• INVESTMENT OPPORTUNITY
• READY FOR REHABILITATION
• RENTAL INCOME
• MULTI-FAMILY LIVING
• ACROSS FROM ELEMENTARY SCHOOL

Property features AI

Finance

• Financial info: Rent control in effect

Exterior

• Parking: On-street parking
• Utilities: Natural gas for heating and hot water; Public water; Public sewer
• Home design: End of Row/Townhouse; Fee simple ownership
• Construction: Brick exterior; Block foundation
• Exterior features: Brick construction; Block foundation; Above grade and below grade structures; Lot dimensions approximately 15.00 x 0.00; Public water and public sewer

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Heating & cooling: 90% forced air heating; Natural gas heating and hot water
• Interior features: End of row townhouse layout

What this means for you Summary

Snapshot

• This is a 6-bed/?-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $73k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.7% 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; lower-income renter base — watch delinquency; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• At $2,058/mo this rent would consume 67% 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 $515 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $74k implies a 397% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $73,382 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 2.76% ✓
• Cap rate: 24.70%
• Cash-on-cash: 65.73%
• DSCR: 3.92
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.5%
• Equity multiple: 4.01×
• Total profit: $62,729
• Equity at exit: $13,258

10-year hold

• IRR: 69.3%
• Equity multiple: 8.20×
• Total profit: $150,142
• Equity at exit: $10,195

Cash invested: $20,860 (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: 3.0×

Monthly cashflow live

• Estimated rent: $2,058 medium
• Mortgage (P&I): −$391
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $1,143

Break-even live

Break-even rent $612

Max offer price $74,500

Occupancy floor 39%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   status $74,500 Pending 16 DOM
2. 2026-06-18
   days on market $74,500 Active 16 DOM
3. 2026-06-17
   days on market $74,500 Active 15 DOM
4. 2026-06-16
   days on market $74,500 Active 14 DOM
5. 2026-06-15
   days on market $74,500 Active 13 DOM
6. 2026-06-13
   days on market $74,500 Active 11 DOM
7. 2026-06-13
   days on market $74,500 Active 10 DOM
8. 2026-06-09
   days on market $74,500 Active 7 DOM
9. 2026-06-08
   days on market $74,500 Active 6 DOM
10. 2026-06-07
    days on market $74,500 Active 5 DOM
11. 2026-06-04
    days on market $74,500 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $74,500 Active 1 DOM

ⓘ 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: $741 · $62/mo
• Projected year-2 tax: $1,298 · $108/mo
• Expected delta: +$557/yr (+$46/mo · 75.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 38% 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: $24,699
• − Mortgage interest: −$4,173
• − Property taxes: −$741
• − Insurance: −$372
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$2,167
• Taxable income: $13,293
• Est. tax owed @ 24.0%: −$3,190
• After-tax cash flow: $10,520/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

+396.7% since first listed

2 events — show timeline

• 2026-06-02 Listed $74,500 BRIGHT MLS
• 1994-09-19 Sold (Public Records) $15,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $741 · +4.1% YoY. Source: county tax records.