627 York St · Camden, NJ 08102

$129,999

3 bd · 1.0 ba · 1,494 sqft · SingleFamily public records · 226 Days on market

Built 1909 Est $239k · 46% under ↓ 7% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0
• Schools +0.7/10.0

Listing remarks MLS

INVESTOR ALERT. .. PRICED REDUCED FOR QUICK SALE!!!!!Discover a prime investment opportunity with this charming 3-bedroom, 1-bathroom townhouse built in 1909. This traditional brick property boasts a solid structure and a poured concrete basement, offering potential for additional living space or storage. With off-street parking, convenience is at your doorstep, enhancing its rental appeal. Located in a desirable area with no HOA fees, this property presents a low-maintenance investment option. The interior layout is versatile, allowing for easy customization to attract tenants or future buyers. The absence of a pool and extensive amenities means lower upkeep costs, maximizing your return on investment. With the local real estate market showing steady growth, this townhouse is poised for appreciation. Whether you're looking to add to your portfolio or enter the rental market, this property offers a solid foundation for generating consistent cash flow. Don't miss out on this opportunity to secure a valuable asset in a thriving community.

Key facts

• Solid foundation
• No hoa fees
• Off-street parking

Tags

• POURED CONCRETE BASEMENT
• OFF-STREET PARKING
• NO HOA FEES
• VERSATILE INTERIOR LAYOUT
• SOLID FOUNDATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.2% 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: 24 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $2,912/mo this rent would consume 103% of the median local household income ($34k/yr) (locally 562% 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 (-3.0%/yr); year-one equity from $899 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1909 — 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 $114,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.24% ✓
• Cap rate: 20.21%
• Cash-on-cash: 49.72%
• DSCR: 3.21
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $239,040
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
941 Vine St	0.29mi	3/1.5	1,400 (-6%)	22mo	$218,000	$156	56
911 N 2nd St	0.37mi	4/1.0 (+1)	1,320 (-12%)	12mo	$210,940	$160	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.4%
• Equity multiple: 3.06×
• Total profit: $74,967
• Equity at exit: $19,383

10-year hold

• IRR: 53.1%
• Equity multiple: 6.19×
• Total profit: $188,878
• Equity at exit: $11,240

Cash invested: $36,400 (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 08102

• Home prices YoY: -4.3%
• Active inventory: 24
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,912 high
• Mortgage (P&I): −$682
• Tax from tax record: −$57 /mo · $678/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $1,508

Break-even live

Break-even rent $1,003

Max offer price $129,999

Occupancy floor 43%

Sensitivity live

Price	-10% $1,582	-5% $1,545	+0% $1,508	+5% $1,471	+10% $1,435
Rent	-10% $1,278	-5% $1,393	+0% $1,508	+5% $1,623	+10% $1,738
Rate	-1.0pp $1,574	-0.5pp $1,541	base $1,508	+0.5pp $1,474	+1.0pp $1,440

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 Point St Camden, NJ	3.0	1.0	1000	$1,900	$1.90	19d	1	0.63mi
1 Market St Camden, NJ	3.0	1.0–2.0	1190	$2,456	$2.06	2d	15	0.71mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	25d	1	1.02mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	25d	1	1.03mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	13d	1	1.09mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	19d	1	1.09mi
1325 N Beach St Philadelphia, PA	1.0–2.0	1.0–2.0	859	$4,039	$4.70	2d	10	1.11mi
501 N Christopher Columbus Blvd Philadelphia, PA	1.0–3.0	1.0–3.0	1062	$5,148	$4.85	2d	100	1.11mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	18d	1	1.13mi
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	25d	1	1.18mi
1130 N Delaware Ave Philadelphia, PA	2.0	1.0–2.5	1194	$3,600	$3.01	11d	12	1.18mi
503 N Christopher Columbus Blvd Unit TOWNHOUSE Philadelphia, PA	2.0	2.5	1311	$3,610	$2.75	3d	1	1.18mi
503 N Christopher Columbus Blvd Unit 1503 Philadelphia, PA	3.0	2.5	1450	$3,825	$2.64	6d	1	1.18mi
503 N Christopher Columbus Blvd Unit TOWNHOUSE Philadelphia, PA	2.0	2.5	1311	$4,593	$3.50	2d	1	1.18mi
700 N Delaware Ave Philadelphia, PA	3.0	2.0	1067	$5,110	$4.79	2d	166	1.27mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	25d	1	1.41mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	25d	1	1.42mi
205 Race St Philadelphia, PA	2.0	1.0–2.0	728	$3,524	$4.84	3d	14	1.44mi
200 Spring Garden St Philadelphia, PA	2.0	1.0–2.0	694	$4,049	$5.83	17d	13	1.45mi
209 Vine St Philadelphia, PA	1.0–3.0	1.0–2.0	991	$4,325	$4.36	2d	4	1.45mi
23 W Girard Ave Philadelphia, PA	1.0–2.0	1.0–2.0	907	$3,540	$3.90	2d	16	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $129,999 Active 226 DOM
2. 2026-06-17
   days on market $129,999 Active 225 DOM
3. 2026-06-16
   days on market $129,999 Active 224 DOM
4. 2026-06-15
   days on market $129,999 Active 223 DOM
5. 2026-06-13
   days on market $129,999 Active 221 DOM
6. 2026-06-13
   days on market $129,999 Active 220 DOM
7. 2026-06-09
   days on market $129,999 Active 217 DOM
8. 2026-06-08
   days on market $129,999 Active 216 DOM
9. 2026-06-07
   days on market $129,999 Active 215 DOM
10. 2026-06-04
    days on market $129,999 Active 212 DOM
11. 2026-06-03
    days on market $129,999 Active 211 DOM
12. 2026-06-02
    days on market $129,999 Active 210 DOM
13. 2026-06-01
    days on market $129,999 Active 209 DOM
14. 2026-05-31
    days on market $129,999 Active 208 DOM
15. 2025-11-07
    price $129,999 1052-char remark

    Show marketing remark (1052 chars)

    INVESTOR ALERT. .. PRICED REDUCED FOR QUICK SALE!!!!!Discover a prime investment opportunity with this charming 3-bedroom, 1-bathroom townhouse built in 1909. This traditional brick property boasts a solid structure and a poured concrete basement, offering potential for additional living space or storage. With off-street parking, convenience is at your doorstep, enhancing its rental appeal. Located in a desirable area with no HOA fees, this property presents a low-maintenance investment option. The interior layout is versatile, allowing for easy customization to attract tenants or future buyers. The absence of a pool and extensive amenities means lower upkeep costs, maximizing your return on investment. With the local real estate market showing steady growth, this townhouse is poised for appreciation. Whether you're looking to add to your portfolio or enter the rental market, this property offers a solid foundation for generating consistent cash flow. Don't miss out on this opportunity to secure a valuable asset in a thriving community.

16. 2025-11-04
    listed $139,999 Active 1052-char remark

    Show marketing remark (1052 chars)

    INVESTOR ALERT. .. PRICED REDUCED FOR QUICK SALE!!!!!Discover a prime investment opportunity with this charming 3-bedroom, 1-bathroom townhouse built in 1909. This traditional brick property boasts a solid structure and a poured concrete basement, offering potential for additional living space or storage. With off-street parking, convenience is at your doorstep, enhancing its rental appeal. Located in a desirable area with no HOA fees, this property presents a low-maintenance investment option. The interior layout is versatile, allowing for easy customization to attract tenants or future buyers. The absence of a pool and extensive amenities means lower upkeep costs, maximizing your return on investment. With the local real estate market showing steady growth, this townhouse is poised for appreciation. Whether you're looking to add to your portfolio or enter the rental market, this property offers a solid foundation for generating consistent cash flow. Don't miss out on this opportunity to secure a valuable asset in a thriving community.

ⓘ 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: $678 · $57/mo
• Projected year-2 tax: $1,958 · $163/mo
• Expected delta: +$1,279/yr (+$107/mo · 188.6%)

ⓘ 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: $34,945
• − Mortgage interest: −$7,282
• − Property taxes: −$678
• − Insurance: −$650
• − Repairs & maintenance: −$2,796
• − Management: −$2,796
• − Depreciation: −$3,782
• Taxable income: $16,962
• Est. tax owed @ 24.0%: −$4,071
• After-tax cash flow: $14,027/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): 8,292
• Household income: $33,852
• Rent vs Own: 76.4% rent · 23.6% own
• Severe rent burden: 562.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Black 20% Two or more races 14% White 13% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 40% Dominican 14%
• Common ancestry: Romanian 2% Hispanic 1% Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 48% English-only · Spanish 50%

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: ▼ -8.61%
• Current HPI: 192.0092
• 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

-7.1% since first listed

2 events — show timeline

• 2025-11-07 Price Changed $129,999 BRIGHT MLS
• 2025-11-04 Listed $139,999 BRIGHT MLS

Property tax history

+5.9%/yr

Latest (2025): $678 · +4.1% YoY. Source: county tax records.