1522 Greenwood Ave · Camden, NJ 08103

$179,999

3 bd · 2.0 ba · 1,184 sqft · Townhouse public records · 13 Days on market

Built 1930 1,442 sqft lot

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.4/10.0
• 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

it is great location behind our lady lord's hospital, brick house with a deck at the back room exit from the dining room finish basement with full bath and one bedroom tenant occupied they are moving to different state before the end of the month house need cosmetic work because long time tenancy

Key facts

• Brick house
• Great location
• Finished basement

Tags

• GREAT LOCATION
• BRICK HOUSE
• DECK
• FINISHED BASEMENT
• FULL BATH

Property features AI

Finance

• Financial info: Lease considered

Exterior

• Parking: Concrete driveway; Off-street and off-site parking
• Utilities: 110 Volt and 120/240V electric service; Natural gas heating and hot water; Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Brick/mortar foundation
• Exterior features: Concrete driveway; Off-street and off-site parking available

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Fully finished basement; 36+ inch wide hallways

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

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: 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.
• Zoned schools: Morgan Village Middle School (244 students, 77% FRL).
• Market conditions: 64 active listings in the ZIP; 27 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 $1,871/mo this rent would consume 61% 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 $1k of loan paydown is wiped out by about $4k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 23y 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 $36k; list at $180k implies a 407% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $179,999

Questions for the listing agent

1. Built in 1930 — 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: 1.04% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $118,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
541 Randolph St	0.65mi	3/2.0	1,162 (-2%)	1mo	$210,000	$181	66
45 Bellevue Ter	0.68mi	3/2.0	1,119 (-6%)	1mo	$245,000	$219	59
1246 Everett St	0.49mi	3/1.0	1,081 (-9%)	1mo	$108,333	$100	58
1248 Everett St	0.49mi	3/1.0	1,081 (-9%)	1mo	$108,333	$100	58
14 Bellevue Ter	0.67mi	3/1.0	1,135 (-4%)	0mo	$180,000	$159	57
1235 Thurman St	0.51mi	3/1.0	1,084 (-8%)	1mo	$108,333	$100	57
1250 Sayrs	0.74mi	3/1.0	1,142 (-4%)	0mo	$100,000	$88	55
1154 Thurman St	0.65mi	3/1.0	1,255 (+6%)	1mo	$108,333	$86	55
1010 Kenwood Ave	0.73mi	3/1.0	1,088 (-8%)	1mo	$75,000	$69	48
632 Raritan St	0.72mi	3/1.0	1,080 (-9%)	1mo	$135,000	$125	47
1085 Morton St	0.75mi	3/1.0	1,280 (+8%)	1mo	$83,000	$65	47
40 Bellevue Ter	0.69mi	3/1.0	1,063 (-10%)	1mo	$135,000	$127	46

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: -4.0%
• Equity multiple: 0.84×
• Total profit: $-7,929
• Equity at exit: $32,032

10-year hold

• IRR: 4.6%
• Equity multiple: 1.37×
• Total profit: $18,471
• Equity at exit: $24,632

Cash invested: $50,400 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,871 high
• Mortgage (P&I): −$944
• Tax from tax record: −$203 /mo · $2,433/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $257

Break-even live

Break-even rent $1,546

Max offer price $179,999

Occupancy floor 81%

Sensitivity live

Price	-10% $358	-5% $308	+0% $257	+5% $206	+10% $155
Rent	-10% $109	-5% $183	+0% $257	+5% $330	+10% $404
Rate	-1.0pp $347	-0.5pp $302	base $257	+0.5pp $210	+1.0pp $162

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	4d	1	0.38mi
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	12d	1	0.52mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	26d	1	0.63mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	26d	1	0.69mi
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	26d	1	0.81mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	20d	1	0.82mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1219	$3,372	$2.76	0d	7	0.86mi
132 E Franklin Ave Unit A Collingswood, NJ	2.0	1.0	1000	$2,400	$2.40	26d	1	0.86mi
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	21d	1	0.92mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	7d	1	0.92mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	18d	1	0.92mi
324 S 27th St Camden, NJ	3.0	1.0	1152	$1,900	$1.65	26d	1	1.02mi
2752 Mickle St Camden, NJ	3.0	1.0	1450	$1,850	$1.28	18d	1	1.15mi
2754 Mickle St Camden, NJ	3.0	1.0	1500	$1,850	$1.23	0d	1	1.15mi
4137 Marlton Pike Pennsauken Township, NJ	2.0	1.0	900	$1,800	$2.00	26d	1	1.17mi
380 Garden Ave Camden, NJ	2.0	2.0	1184	$2,100	$1.77	26d	1	1.17mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	14d	1	1.24mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	20d	1	1.24mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	19d	1	1.26mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	6d	3	1.26mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	26d	1	1.27mi
430 Richey Ave Unit 1A Oaklyn, NJ	2.0	1.0	897	$2,100	$2.34	6d	1	1.31mi
17 W Madison Ave Unit B Collingswood, NJ	2.0	1.0	1400	$1,775	$1.27	26d	1	1.36mi
457 Mechanic St Camden, NJ	3.0	2.0	1200	$1,950	$1.62	20d	1	1.39mi
574 Haddon Ave Collingswood, NJ	2.0	1.0	1100	$1,800	$1.64	19d	1	1.45mi
700 W Browning Rd Oaklyn, NJ	2.0	1.0	670	$1,867	$2.79	0d	45	1.48mi
1034 Collings Ave Oaklyn, NJ	2.0	1.0	1100	$1,750	$1.59	20d	1	1.48mi

Listing history 9 events

1. 2026-06-21
   days on market $179,999 Active 13 DOM
2. 2026-06-18
   days on market $179,999 Active 10 DOM
3. 2026-06-17
   days on market $179,999 Active 9 DOM
4. 2026-06-16
   days on market $179,999 Active 8 DOM
5. 2026-06-15
   days on market $179,999 Active 7 DOM
6. 2026-06-13
   days on market $179,999 Active 5 DOM
7. 2026-06-13
   days on market $179,999 Active 4 DOM
8. 2026-06-09
   remarks 297-char remark
9. 2026-06-09
   listed $179,999 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: $2,433 · $203/mo
• Projected year-2 tax: $3,458 · $288/mo
• Expected delta: +$1,024/yr (+$85/mo · 42.1%)

ⓘ 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 ≥104°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: $22,455
• − Mortgage interest: −$10,083
• − Property taxes: −$2,433
• − Insurance: −$900
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$5,236
• Taxable income: $210
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $3,029/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

+407.0% since first listed

16 events — show timeline

• 2026-06-08 Listed $179,999 BRIGHT MLS
• 2022-12-24 Listing Removed — BRIGHT MLS
• 2022-12-16 Relisted — BRIGHT MLS
• 2022-10-23 Listing Removed — BRIGHT MLS
• 2022-07-30 Relisted — BRIGHT MLS
• 2022-07-29 Price Changed $139,500 BRIGHT MLS
• 2022-07-28 Listing Removed — BRIGHT MLS
• 2022-07-12 Relisted — BRIGHT MLS
• 2022-07-07 Listing Removed — BRIGHT MLS
• 2022-07-05 Listed $142,900 BRIGHT MLS
• 2008-05-11 Listing Removed — BRIGHT MLS
• 2008-04-04 Listed $121,900 BRIGHT MLS
• 2006-02-14 Listing Removed — BRIGHT MLS
• 2005-05-24 Listed $124,900 BRIGHT MLS
• 2003-11-24 Sold (MLS) $35,502 BRIGHT MLS
• 2003-08-28 Listed $35,502 BRIGHT MLS

Property tax history

+1.3%/yr

Latest (2025): $2,433 · +4.1% YoY. Source: county tax records.