23 Crescent Blvd · Collingswood, NJ 08108

$199,000

3 bd · 1.5 ba · 1,164 sqft · SingleFamily · 90 Days on market

Built 1926 Fair condition

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedroom, 1.5 bath property offers 1,164 square feet of adaptable space in a location known for convenience and accessibility. With both residential and commercial zoning possibilities (all inquiries to be confirmed with the township). Whether you're looking to renovate, invest, or explore flexible use potential, this property gives you room to make it your own. The interior features a practical floor plan with defined living areas and a sunroom that provides additional usable square footage. Natural light enhances the space, offering flexibility for a workspace, sitting area, or extended living area. The basement adds valuable storage capacity and future improvement potential. A bran

Key facts

• Practical floor plan
• Basement
• Natural light

Tags

• PRACTICAL FLOOR PLAN
• DEFINED LIVING AREAS
• SUNROOM
• NATURAL LIGHT
• BASEMENT
• VALUABLE STORAGE CAPACITY

Property features AI

Finance

• Other: Listing is not bank-owned/foreclosure; Lead-based paint and Seller's Property Condition documents on file

Exterior

• Parking: Two exterior parking spaces
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Property offered for sale; Lot dimensions approximately 40 x 90; Lot frontage 40 feet; Lot smaller than one acre; Not waterfront
• Construction: Vinyl siding; Property older than 25 years
• Exterior features: Porch; Sidewalks; Concrete driveway; Blue exterior

Interior

• Kitchen: Kitchen located on the main level
• Bedrooms: All bedrooms located on the upper level
• Flooring: Wood floors
• Bathrooms: One full bath on the upper level; One half bath on the main level
• Heating & cooling: Window air-conditioning units; Heating described as 'Other (See Remarks)'
• Interior features: Dining room; Florida room; Basement with inside and outside entrances and 6+ ft. headroom
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 2.9% in Collingswood — 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 80/100 on livability (#81 in NJ, #1,941 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A, housing A; Watch: cost of living F.
• Collingswood Public School District (suburban): math 17% / reading 56% proficiency, ranked #269 of 472 in NJ (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 81 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 31% of the median local income ($108k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 0.6% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% 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 $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.39% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.53%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $452,796
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Crescent Blvd	0.00mi	3/1.5	1,164 (0%)	1mo	$175,000	$150	99
909 Stokes Ave	0.16mi	4/1.5 (+1)	1,100 (-6%)	11mo	$420,000	$382	69
1013 Merrick	0.41mi	3/2.0	1,262 (+8%)	1mo	$590,000	$468	64
112 Lincoln Ave	0.40mi	2/1.0 (-1)	1,280 (+10%)	0mo	$400,000	$313	58
209 Bradley Ave	0.64mi	3/1.0	1,102 (-5%)	3mo	$480,000	$436	56
248 Buckner Ave	0.56mi	3/1.0	1,232 (+6%)	7mo	$420,000	$341	56
254 Harvard Ave	0.60mi	3/1.0	1,108 (-5%)	10mo	$465,000	$420	53
212 E Linden Ave	0.38mi	3/1.0	1,008 (-13%)	8mo	$452,000	$448	51
225 Buckner Ave	0.57mi	2/1.0 (-1)	1,102 (-5%)	11mo	$450,000	$408	49
82 Virginia Ave	0.68mi	3/1.0	1,296 (+11%)	1mo	$430,000	$332	47
705 Center St	0.56mi	3/1.5	1,324 (+14%)	6mo	$515,000	$389	46
1061 Lakeshore Dr	0.50mi	3/2.0	1,331 (+14%)	9mo	$500,000	$376	44

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 · 0.58% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.23×
• Total profit: $13,038
• Equity at exit: $29,672

10-year hold

• IRR: 13.3%
• Equity multiple: 1.94×
• Total profit: $52,510
• Equity at exit: $17,206

Cash invested: $55,720 (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 08108

• Rents YoY: 0.6%
• Active inventory: 81
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,771 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $814

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 66%

Sensitivity live

Price	-10% $951	-5% $883	+0% $814	+5% $745	+10% $676
Rent	-10% $595	-5% $704	+0% $814	+5% $923	+10% $1,033
Rate	-1.0pp $914	-0.5pp $864	base $814	+0.5pp $762	+1.0pp $710

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
864 Haddon Ave Unit 2ND FLOOR Collingswood, NJ	2.0	1.0	1000	$2,400	$2.40	19d	1	0.06mi
30 Fern Ave Collingswood, NJ	2.0	2.0	1140	$3,210	$2.82	13d	1	0.14mi
595 N Atlantic Ave Collingswood, NJ	1.0–3.0	1.0–2.0	1305	$5,953	$4.56	2d	1	0.44mi
574 Haddon Ave Collingswood, NJ	2.0	1.0	1100	$1,800	$1.64	18d	1	0.50mi
114 E Cuthbert Blvd Haddon Township, NJ	2.0	1.0	900	$1,750	$1.94	44d	1	0.51mi
17 W Madison Ave Unit B Collingswood, NJ	2.0	1.0	1400	$1,775	$1.27	25d	1	0.60mi
1 MacArthur Blvd Haddon Township, NJ	2.0	1.0–2.0	795	$2,505	$3.15	2d	7	0.81mi
8 Wynnewood Ave Collingswood, NJ	3.0	1.0	1220	$2,300	$1.89	44d	1	0.84mi
700 W Browning Rd Oaklyn, NJ	1.0–2.0	1.0	739	$1,867	$2.53	2d	40	0.96mi
202 Park Blvd Cherry Hill, NJ	1.0–2.0	1.0–2.0	1075	$4,570	$4.25	2d	7	1.01mi
412 White Horse Pike Unit C Oaklyn, NJ	4.0	1.0	1000	$1,900	$1.90	25d	1	1.05mi
2395 New Jersey Cherry Hill Township, NJ	3.0	1.0–3.0	1050	$4,034	$3.84	2d	15	1.07mi
132 E Franklin Ave Unit A Collingswood, NJ	2.0	1.0	1000	$2,400	$2.40	25d	1	1.08mi
210 W Crystal Lake Ave Haddonfield, NJ	1.0–2.0	1.0	780	$2,395	$3.07	3d	14	1.09mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1211	$3,372	$2.78	2d	6	1.11mi
430 Richey Ave Unit 1A Oaklyn, NJ	2.0	1.0	897	$2,100	$2.34	5d	1	1.19mi
2 W Oakland Ave Oaklyn, NJ	2.0	1.0	750	$1,425	$1.90	25d	1	1.25mi
105 Breslin Ave Haddonfield, NJ	3.0	1.0	1027	$3,000	$2.92	44d	1	1.27mi
25 S White Horse Pike Audubon, NJ	2.0	2.0	1100	$2,000	$1.82	17d	1	1.27mi
35 S White Horse Pike Audubon, NJ	2.0	1.0	987	$1,765	$1.79	25d	2	1.30mi
117 W Nicholson Rd Audubon, NJ	2.0	1.0	1300	$2,600	$2.00	25d	1	1.38mi
5454 Burwood Ave Pennsauken, NJ	3.0	1.5	1419	$2,650	$1.87	6d	1	1.39mi
158 S White Horse Pike Unit 3 Audubon, NJ	2.0	1.0	750	$1,800	$2.40	21d	1	1.43mi
158 S White Horse Pike Unit 3 Audubon, NJ	2.0	1.0	750	$1,800	$2.40	22d	1	1.43mi
158 S White Horse Pike Unit 1 Audubon, NJ	2.0	1.0	750	$1,800	$2.40	25d	1	1.43mi
1034 Collings Ave Oaklyn, NJ	2.0	1.0	1100	$1,750	$1.59	19d	1	1.47mi

Listing history 6 events

1. 2026-06-01
   days on market $199,000 Under Contract 90 DOM
2. 2026-05-31
   days on market $199,000 Under Contract 89 DOM
3. 2026-05-06
   historical Under Contract
4. 2026-04-17
   status Active
5. 2026-03-17
   historical Under Contract
6. 2026-03-03
   listed $199,000 Active

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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 52% 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: $33,251
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,660
• − Management: −$2,660
• − Depreciation: −$5,789
• Taxable income: $7,015
• Est. tax owed @ 24.0%: −$1,684
• After-tax cash flow: $8,082/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 · 14 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations, including painting, updating cabinets, and replacing worn flooring. Landscaping maintenance is also needed. These updates can significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Worn and dated appearance
• Major Bathroom fixtures — Cluttered and dated appearance
• Moderate Exterior siding — Weathered and discolored
• Major Flooring — Worn and dirty parquet
• Moderate Paint — Chipped and worn in some areas
• Major Landscaping — Overgrown and in need of trimming

Value-add opportunities

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and value
• Resale Replace worn kitchen cabinets — New cabinets can enhance the kitchen's functionality and aesthetic appeal
• Resale Replace worn flooring — New flooring can greatly improve the home's appearance and value
• Both Landscaping maintenance — Well-maintained landscaping can enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated appearance	Major	$15,000–50,000
Bathroom fixtures · Cluttered and dated appearance	Major	$15,000–50,000
Exterior siding · Weathered and discolored	Moderate	$3,000–15,000
Flooring · Worn and dirty parquet	Major	$15,000–50,000
Paint · Chipped and worn in some areas	Moderate	$3,000–15,000
Landscaping · Overgrown and in need of trimming	Major	$15,000–50,000
Total estimated repair cost · 6 items		$66,000–230,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can significantly improve the home's appearance and value ↑
• Resale Replace worn kitchen cabinets — New cabinets can enhance the kitchen's functionality and aesthetic appeal ↑
• Resale Replace worn flooring — New flooring can greatly improve the home's appearance and value ↑
• Both Landscaping maintenance — Well-maintained landscaping can enhance curb appeal and property value ↑

ⓘ 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: Collingswood Public School District
• NCES district ID: 3403420
• Math proficiency: 17% ▼ -28.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $60,644
• Composite: 32.45/100
• National rank: #5720
• State rank: #269 of 472 in NJ

Livability — Collingswood

• Score: 80/100
• State rank: #81
• US rank: #1941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Collingswood, NJ
• County: Camden County · 407,624 people
• City population: 32,228
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 18,654
• Household income: $108,151
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 583.0

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: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 6% Black 2% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 7% Scotch-Irish 4% Serbian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 3% Russian/Polish/Slavic 1% 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: ▼ -354.96%
• Current HPI: 472.8599
• Rent YoY: ▲ 0.58%
• 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

4 events — show timeline

• 2026-05-06 Contingent — SJSRMLS
• 2026-04-17 Relisted — SJSRMLS
• 2026-03-17 Contingent — SJSRMLS
• 2026-03-03 Listed $199,000 SJSRMLS