3128 S Congress Rd · Camden, NJ 08104

$155,000

2 bd · 1.0 ba · 971 sqft · SingleFamily public records · 50 Days on market

Built 1918 2,178 sqft lot Est $220k · 30% under

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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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity ready for you in Camden with potential for great cash flow. Cash / private financing only. Home being sold as is, where is, any and all inspections are the responsibility of the buyer. Buyer responsible for all closing costs including transfer tax.

Key facts

• Built 1918
• Listed 50 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (2.9% below list).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.

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: 96 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• It's been on market 50 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y 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 $56k; list at $155k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 40% 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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.97% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $220,417
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1535 Minnesota Rd	0.09mi	2/1.0	900 (-7%)	4mo	$76,000	$84	81
1433 N Chesapeake Rd	0.23mi	2/1.5	1,048 (+8%)	2mo	$195,000	$186	72
128 Bellevue Ave	0.58mi	2/1.0	964 (-1%)	1mo	$285,000	$296	71
17 Barlow Ave	0.65mi	2/2.0	964 (-1%)	4mo	$155,000	$161	61
114 Harvard Ave	0.64mi	2/1.0	980 (+1%)	11mo	$210,000	$214	59
2894 Tuckahoe Rd	0.62mi	3/1.0 (+1)	1,000 (+3%)	10mo	$99,000	$99	52
61 Kendall Blvd	0.43mi	2/1.0	868 (-11%)	14mo	$380,000	$438	50
42 Oxford Ave	0.71mi	2/1.0	968 (-0%)	20mo	$220,000	$227	50
130 Yale Ave	0.48mi	3/1.0 (+1)	1,072 (+10%)	14mo	$265,000	$247	44
119 Reading Ave	0.73mi	2/1.0	1,048 (+8%)	17mo	$265,000	$253	39
304 Marlborough Ave	0.63mi	3/1.0 (+1)	1,092 (+12%)	13mo	$385,000	$353	34
321 Linden Ave	0.74mi	3/1.0 (+1)	1,092 (+12%)	9mo	$219,000	$201	32

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-16,521
• Equity at exit: $23,111

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-3,283
• Equity at exit: $13,402

Cash invested: $43,400 (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 08104

• Active inventory: 96
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$813
• Tax from tax record: −$177 /mo · $2,127/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $135

Break-even live

Break-even rent $1,335

Max offer price $155,000

Occupancy floor 86%

Sensitivity live

Price	-10% $223	-5% $179	+0% $135	+5% $91	+10% $47
Rent	-10% $16	-5% $75	+0% $135	+5% $194	+10% $254
Rate	-1.0pp $213	-0.5pp $174	base $135	+0.5pp $95	+1.0pp $54

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3255 Crescent Dr Unit 02-3223 Camden, NJ	1.0	1.0	675	$1,085	$1.61	13d	1	0.13mi
3255 Crescent Dr Unit 16-1586 Camden, NJ	1.0	1.0	650	$1,085	$1.67	26d	1	0.13mi
3255 Crescent Dr Unit 03-3220 Camden, NJ	2.0	1.0	700	$1,350	$1.93	26d	1	0.13mi
3255 Crescent Dr Unit 08-1585 Camden, NJ	1.0	1.0	650	$1,200	$1.85	26d	1	0.13mi
1612 Independence Rd Camden, NJ	1.0–2.0	1.0	637	$1,350	$2.12	26d	1	0.15mi
1220 Grant Ave Unit 2 Oaklyn, NJ	2.0	1.0	1000	$1,800	$1.80	22d	1	0.23mi
3081 Alabama Rd Camden, NJ	2.0	1.0	672	$1,650	$2.46	4d	1	0.26mi
3079 Alabama Rd Camden, NJ	2.0	1.0	832	$1,700	$2.04	26d	1	0.26mi
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	26d	1	0.34mi
1034 Collings Ave Oaklyn, NJ	2.0	1.0	1100	$1,750	$1.59	20d	1	0.46mi
1025 Collings Ave Apt 1 Oaklyn, NJ	1.0	1.0	800	$1,488	$1.86	26d	1	0.49mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	6d	3	0.51mi
1021 Monitor Rd Camden, NJ	3.0	1.0	1012	$1,710	$1.69	26d	1	0.56mi
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	26d	1	0.56mi
3136 Tuckahoe Rd Camden, NJ	2.0	1.0	800	$1,350	$1.69	26d	1	0.59mi
716 Richey Ave Unit 2ND FLOOR Oaklyn, NJ	1.0	1.0	850	$1,450	$1.71	26d	1	0.76mi
430 Richey Ave Unit 1A Oaklyn, NJ	2.0	1.0	897	$2,100	$2.34	6d	1	0.78mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	20d	1	0.91mi
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	26d	1	0.92mi
700 W Browning Rd Oaklyn, NJ	2.0	1.0	670	$1,867	$2.79	0d	45	0.95mi
196 White Horse Pike Collingswood, NJ	1.0	1.0	754	$1,488	$1.97	24d	1	0.98mi
5 Meadow Ln Gloucester City, NJ	1.0–2.0	1.0–2.0	833	$2,385	$2.86	26d	8	1.01mi
2 W Oakland Ave Oaklyn, NJ	2.0	1.0	750	$1,425	$1.90	26d	1	1.08mi
2 W Oakland Ave Unit 11 Oaklyn, NJ	1.0	1.0	750	$1,325	$1.77	21d	1	1.14mi
2 W Oakland Ave Unit 11 Oaklyn, NJ	1.0	1.0	750	$1,325	$1.77	26d	1	1.14mi
26 E Collingswood Ave Haddon Township, NJ	1.0	1.0	700	$1,300	$1.86	20d	1	1.22mi
26 E Collingswood Ave Haddon Township, NJ	1.0	1.0	700	$1,300	$1.86	12d	1	1.22mi
334 Middlesex St Gloucester City, NJ	3.0	1.0	896	$1,800	$2.01	26d	1	1.32mi
116 Haddon Ave Collingswood, NJ	1.0	1.0	609	$1,525	$2.50	26d	1	1.33mi
116 Haddon Ave Collingswood, NJ	1.0	1.0	609	$1,525	$2.50	7d	1	1.33mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1219	$3,372	$2.76	0d	7	1.38mi
697 Ferry Ave Camden, NJ	1.0	1.0	700	$1,120	$1.60	26d	1	1.46mi

Listing history 24 events

1. 2026-04-14
   status Pending
2. 2026-02-23
   listed $155,000 Active
3. 2022-09-05
   soldstatus $56,500 277-char remark

   Show marketing remark (277 chars)

   Great investment opportunity ready for you in Camden with potential for great cash flow. Cash / private financing only. Home being sold as is, where is, any and all inspections are the responsibility of the buyer. Buyer responsible for all closing costs including transfer tax.

4. 2022-09-05
   listed $65,000 277-char remark

   Show marketing remark (277 chars)

   Great investment opportunity ready for you in Camden with potential for great cash flow. Cash / private financing only. Home being sold as is, where is, any and all inspections are the responsibility of the buyer. Buyer responsible for all closing costs including transfer tax.

5. 2022-08-26
   soldstatus $56,500
6. 2022-07-26
   status Pending
7. 2022-07-25
   historical
8. 2022-07-08
   listed $65,000 Active
9. 2022-04-22
   historical
10. 2022-04-08
    listed $85,000 Active
11. 2018-12-14
    soldstatus $25,000 Closed
12. 2018-11-16
    status Pending
13. 2018-11-08
    status Active
14. 2018-10-24
    status Pending
15. 2018-08-06
    price $29,900
16. 2018-05-03
    listed $34,900 Active
17. 2002-03-20
    soldstatus $46,900
18. 2002-02-10
    historical
19. 2000-07-27
    listed $44,900
20. 2000-05-30
    historical
21. 1999-07-16
    listed $49,900
22. 1994-08-09
    soldstatus $47,900
23. 1980-06-01
    soldstatus $21,000
24. 1979-01-01
    soldstatus $16,800

ⓘ 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: $2,127 · $177/mo
• Projected year-2 tax: $2,993 · $249/mo
• Expected delta: +$866/yr (+$72/mo · 40.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 18% 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 40% 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: $18,068
• − Mortgage interest: −$8,682
• − Property taxes: −$2,127
• − Insurance: −$775
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$4,509
• Taxable loss: −$917
• Est. tax savings @ 24.0%: +$220
• After-tax cash flow: $1,837/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
• City population: 20,865
• Population (ZIP): 21,508

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 0.56)
• Race & ethnicity: Black 53% Hispanic / Latino 40% Two or more races 9% White 2% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 22% Cuban 2% Dominican 9%
• Common ancestry: Hispanic 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 69% English-only · Spanish 29% Vietnamese 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: ▼ -123.43%
• Current HPI: 209.3596
• Rent YoY: —
• Metro: —
• 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

+822.6% since first listed

24 events — show timeline

• 2026-04-14 Pending — BRIGHT MLS
• 2026-02-23 Listed $155,000 BRIGHT MLS
• 2022-09-05 Listed $65,000 BRIGHT MLS
• 2022-09-05 Sold (MLS) $56,500 BRIGHT MLS
• 2022-08-26 Sold (Public Records) $56,500 Public Records
• 2022-07-26 Pending — BRIGHT MLS
• 2022-07-25 Listing Removed — BRIGHT MLS
• 2022-07-08 Listed $65,000 BRIGHT MLS
• 2022-04-22 Listing Removed — BRIGHT MLS
• 2022-04-08 Listed $85,000 BRIGHT MLS
• 2018-12-14 Sold (MLS) $25,000 BRIGHT MLS
• 2018-11-16 Pending — BRIGHT MLS
• 2018-11-08 Relisted — BRIGHT MLS
• 2018-10-24 Pending — BRIGHT MLS
• 2018-08-06 Price Changed $29,900 BRIGHT MLS
• 2018-05-03 Listed $34,900 BRIGHT MLS
• 2002-03-20 Sold (Public Records) $46,900 Public Records
• 2002-02-10 Listing Removed — BRIGHT MLS
• 2000-07-27 Listed $44,900 BRIGHT MLS
• 2000-05-30 Listing Removed — BRIGHT MLS
• 1999-07-16 Listed $49,900 BRIGHT MLS
• 1994-08-09 Sold (Public Records) $47,900 Public Records
• 1980-06-01 Sold (Public Records) $21,000 Public Records
• 1979-01-01 Sold (Public Records) $16,800 Public Records

Property tax history

+1.0%/yr

Latest (2025): $2,127 · +4.1% YoY. Source: county tax records.