210 N Centre St · Merchantville, NJ 08109

$250,000

6 bd · 4.0 ba · 1,372 sqft · MultiFamily · 13 Days on market

Built 1926 Fair condition 2,222 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Duplex (Multi-Family) to be sold together with 210 Centre St. Each side is a duplex and 212 N Centre is one deed and 210 N Centre is another deed but to be sold at same time. All are tenant occupied and long term tenants. 210B is an upper unit (enter from rear) 2 Bedroom 1 bath 2 story unit 210A (enter from front) has basement access. 1 Bed 1 Bath 2 Gas Meters 2 electric meters

Key facts

• 2,222 sq ft lot
• Built 1926
• Listed 13 days

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric for cooling; Natural gas for heating and hot water
• Home design: Semi-detached property; Above-grade finished living area reported (1,372 finished)
• Construction: Vinyl siding with brick front; Foundation: Other; Other structures noted above grade and below grade; Built year reported by assessor
• Exterior features: Lot approximately 18.5 x 120 feet; No tidal water

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Flooring: Hardwood
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Hardwood flooring; Two-unit layout (Unit 1 and Unit 2)

🏷️ Possibly a rental listed for sale. The $250,000 price doesn't fit this home's estimated sale value (~$580,356) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $604/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Cap rate 12.1% vs local median 4.2% in Merchantville — 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 84/100 on livability (#30 in NJ, #773 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, crime A; Watch: cost of living D+.
• Merchantville School District (suburban): math 23% / reading 48% proficiency, ranked #272 of 472 in NJ (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 76 active listings in the ZIP; solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• At $3,715/mo this rent would consume 49% of the median local household income ($90k/yr) (locally 874% 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 $2k of loan paydown is wiped out by about $8k 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 $70k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $250,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.69%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $580,356
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6136 Magnolia Ave	0.73mi	6/—	1,490 (+9%)	8mo	$630,000	$423	45

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: 13.1%
• Equity multiple: 1.52×
• Total profit: $36,430
• Equity at exit: $37,276

10-year hold

• IRR: 21.9%
• Equity multiple: 2.87×
• Total profit: $130,951
• Equity at exit: $21,615

Cash invested: $70,000 (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 08109

• Active inventory: 76
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,715 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$780
• Net cashflow: $1,207

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 63%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,714
Total (2 units)			$3,715

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-07
   status $250,000 Pending 13 DOM
2. 2026-06-01
   statusdays on market $250,000 Active Under Contract 13 DOM
3. 2026-05-31
   days on market $250,000 Active 12 DOM
4. 2026-05-19
   listed $250,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $44,580
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,566
• − Management: −$3,566
• − Depreciation: −$7,273
• Taxable income: $11,171
• Est. tax owed @ 24.0%: −$2,681
• After-tax cash flow: $11,805/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab

A moderate rehab project is needed to bring this multi-family property up to a fair condition. Upgrades in paint, landscaping, and appliances would significantly enhance its value.

Repairs flagged

• Minor exterior siding — Light wear
• Minor interior paint — Some wear
• Minor kitchen appliances — Standard wear
• Minor bathroom fixtures — Standard wear
• Minor HVAC units — Standard wear

Value-add opportunities

• Both paint interior and exterior — Fresh paint enhances curb appeal and interior aesthetics
• Both landscaping and curb appeal — Improved landscaping increases curb appeal and property value
• Both HVAC maintenance — Fresh HVAC units improve comfort and energy efficiency
• Both kitchen appliances — Upgraded appliances increase functionality and appeal
• Both bathroom fixtures — Modern fixtures enhance functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Light wear	Minor	$500–3,000
interior paint · Some wear	Minor	$500–3,000
kitchen appliances · Standard wear	Minor	$500–3,000
bathroom fixtures · Standard wear	Minor	$500–3,000
HVAC units · Standard wear	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both paint interior and exterior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping and curb appeal — Improved landscaping increases curb appeal and property value ↑
• Both HVAC maintenance — Fresh HVAC units improve comfort and energy efficiency ↑
• Both kitchen appliances — Upgraded appliances increase functionality and appeal ↑
• Both bathroom fixtures — Modern fixtures enhance functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Merchantville School District
• NCES district ID: 3409960
• Math proficiency: 23% ▼ -24.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $65,130
• Composite: 32.11/100
• National rank: #5802
• State rank: #272 of 472 in NJ

Livability — Merchantville

• Score: 84/100
• State rank: #30
• US rank: #773

Category grades

Amenities B+ Commute A Cost of living D+ Crime A Employment A+ Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Merchantville, NJ
• County: Camden County · 407,624 people
• City population: 24,022
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 24,022
• Household income: $90,242
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 874.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 39% Hispanic / Latino 31% Black 18% Two or more races 11% Asian 9%
• Hispanic origin (detail): Puerto Rican 16% Dominican 6%
• Common ancestry: Romanian 5% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 72% English-only · Spanish 20% Vietnamese 4% Other Indo-European 1%

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: ▼ -197.50%
• Current HPI: 331.3072
• 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

1 event — show timeline

• 2026-05-19 Listed $250,000 BRIGHT MLS