1224 Chestnut St · Camden, NJ 08103

$65,000

2 bd · 1.0 ba · 1,152 sqft · Townhouse public records · 16 Days on market

Built 1880 1,298 sqft lot Est $115k · 44% under

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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
• 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 MLS

Property being sold in "as-is" condition - Purchaser responsible for all City of Camden and smoke alarm certifications. Easy to show and sell!

Key facts

• Built 1880
• Listed 16 days

Property features AI

Finance

• Other: Ownership: Fee simple

Exterior

• Parking: On-street parking
• Utilities: Public water; No septic system
• Home design: Interior townhouse/rowhouse; Brick construction
• Construction: Concrete perimeter foundation; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; Ground rent paid annually

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms on the first upper level
• Bathrooms: One full bathroom
• Interior features: Full basement; Living room; Dining room; Kitchen
• Laundry & utility: Hot water: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $65k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.1% 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: 64 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,634/mo this rent would consume 53% 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 $449 of loan paydown is wiped out by about $2k 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 (-2.4% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $14k; list at $65k implies a 364% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.51% ✓
• Cap rate: 22.12%
• Cash-on-cash: 56.54%
• DSCR: 3.52
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $115,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1010 Kenwood Ave	0.20mi	3/1.0 (+1)	1,088 (-6%)	1mo	$75,000	$69	76
1211 Thurman St	0.43mi	3/1.0 (+1)	1,173 (+2%)	1mo	$86,458	$74	71
1623 Pulaski St	0.62mi	2/1.0	1,117 (-3%)	2mo	$145,000	$130	65
1246 Everett St	0.42mi	3/1.0 (+1)	1,081 (-6%)	1mo	$108,333	$100	64
1248 Everett St	0.42mi	3/1.0 (+1)	1,081 (-6%)	1mo	$108,333	$100	64
1235 Thurman St	0.44mi	3/1.0 (+1)	1,084 (-6%)	1mo	$108,333	$100	64
636 Spruce St	0.54mi	2/1.0	1,078 (-6%)	2mo	$67,500	$63	62
718 Spruce St	0.50mi	3/1.5 (+1)	1,200 (+4%)	1mo	$185,000	$154	62
1154 Thurman St	0.44mi	3/1.0 (+1)	1,255 (+9%)	1mo	$108,333	$86	59
1154 Lansdowne Ave	0.30mi	3/1.0 (+1)	995 (-14%)	1mo	$86,458	$87	57
1085 Morton St	0.50mi	3/1.0 (+1)	1,280 (+11%)	1mo	$83,000	$65	53
806 Princeton Ave	0.51mi	3/1.5 (+1)	1,272 (+10%)	2mo	$226,000	$178	50

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: 50.9%
• Equity multiple: 3.29×
• Total profit: $41,667
• Equity at exit: $11,567

10-year hold

• IRR: 55.7%
• Equity multiple: 6.66×
• Total profit: $102,927
• Equity at exit: $8,895

Cash invested: $18,200 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$341
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $791

Break-even live

Break-even rent $632

Max offer price $65,000

Occupancy floor 47%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	10d	1	0.24mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	3d	1	0.30mi
1245 Empire Ave Unit 1 Camden, NJ	1.0	1.0	825	$1,500	$1.82	24d	1	0.31mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	24d	1	0.32mi
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	20d	1	0.48mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	19d	1	0.59mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	13d	1	0.59mi
1532 Bradley Ave Unit A Camden, NJ	1.0	1.0	900	$1,175	$1.31	17d	1	0.59mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	17d	1	0.60mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	24d	1	0.63mi
700 New St #102 Camden, NJ	1.0	1.0	820	$1,850	$2.26	3d	1	0.66mi
457 Mechanic St Camden, NJ	3.0	2.0	1200	$1,950	$1.62	19d	1	0.79mi
435 Mechanic St Camden, NJ	1.0	1.0	980	$1,350	$1.38	19d	1	0.82mi
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	24d	1	0.89mi
697 Ferry Ave Camden, NJ	1.0	1.0	700	$1,120	$1.60	24d	1	0.92mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	24d	1	0.95mi
951 S 3rd St Unit F2 Camden, NJ	1.0	1.0	800	$1,050	$1.31	24d	1	0.98mi
1759 S 4th St Unit B Camden, NJ	2.0	1.0	800	$1,500	$1.88	24d	1	1.11mi
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	24d	1	1.15mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	18d	1	1.16mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	5d	1	1.17mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	17d	1	1.17mi
527 Penn St Unit 1A Camden, NJ	2.0	1.0	800	$1,500	$1.88	19d	1	1.25mi
324 S 27th St Camden, NJ	3.0	1.0	1152	$1,900	$1.65	24d	1	1.37mi
2752 Mickle St Camden, NJ	3.0	1.0	1450	$1,850	$1.28	17d	1	1.40mi
196 White Horse Pike Collingswood, NJ	1.0	1.0	754	$1,488	$1.97	22d	1	1.46mi
1 Market St Camden, NJ	3.0	1.0–2.0	1190	$2,187	$1.84	2d	15	1.48mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1211	$3,372	$2.78	1d	6	1.48mi

Listing history 17 events

1. 2026-05-19
   status Pending
2. 2026-05-19
   status Active
3. 2026-05-19
   historical
4. 2026-05-04
   listed $65,000 Active
5. 2023-10-04
   status Pending
6. 2023-10-04
   historical
7. 2023-09-25
   price $45,000
8. 2023-09-25
   status Active
9. 2023-08-19
   historical Active Under Contract
10. 2023-07-29
    listed $60,000 Active
11. 2023-07-26
    historical
12. 2018-11-05
    soldstatus $14,000 Closed 152-char remark

    Show marketing remark (152 chars)

    Property being sold in "as-is" condition - Purchaser responsible for all City of Camden and smoke alarm certifications. Easy to show and sell!

13. 2018-10-12
    status Pending 152-char remark

    Show marketing remark (152 chars)

    Property being sold in "as-is" condition - Purchaser responsible for all City of Camden and smoke alarm certifications. Easy to show and sell!

14. 2018-10-10
    listed $14,000 Active 152-char remark

    Show marketing remark (152 chars)

    Property being sold in "as-is" condition - Purchaser responsible for all City of Camden and smoke alarm certifications. Easy to show and sell!

15. 2018-10-03
    historical
16. 2018-07-19
    price $14,500
17. 2018-04-03
    listed $24,500 Active

ⓘ 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: $782 · $65/mo
• Projected year-2 tax: $1,200 · $100/mo
• Expected delta: +$418/yr (+$35/mo · 53.5%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°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: $19,604
• − Mortgage interest: −$3,641
• − Property taxes: −$782
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$1,891
• Taxable income: $9,031
• Est. tax owed @ 24.0%: −$2,167
• After-tax cash flow: $7,325/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

+165.3% since first listed

17 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-05-19 Relisted — BRIGHT MLS
• 2026-05-19 Listing Removed — BRIGHT MLS
• 2026-05-04 Listed $65,000 BRIGHT MLS
• 2023-10-04 Pending — BRIGHT MLS
• 2023-10-04 Listing Removed — BRIGHT MLS
• 2023-09-25 Price Changed $45,000 BRIGHT MLS
• 2023-09-25 Relisted — BRIGHT MLS
• 2023-08-19 Contingent — BRIGHT MLS
• 2023-07-29 Listed $60,000 BRIGHT MLS
• 2023-07-26 Coming Soon — BRIGHT MLS
• 2018-11-05 Sold (MLS) $14,000 BRIGHT MLS
• 2018-10-12 Pending — BRIGHT MLS
• 2018-10-10 Listed $14,000 BRIGHT MLS
• 2018-10-03 Listing Removed — BRIGHT MLS
• 2018-07-19 Price Changed $14,500 BRIGHT MLS
• 2018-04-03 Listed $24,500 BRIGHT MLS

Property tax history

-0.1%/yr

Latest (2025): $782 · +4.1% YoY. Source: county tax records.