134 Centura · Cherry Hill, NJ 08003

$144,900

2 bd · 2.0 ba · 1,442 sqft · Condo public records · 19 Days on market

Built 1980 $925/mo HOA · 31% of rent ↓ 21% since listing

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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 +18.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 134 Centura, a spacious 2-bedroom, 2-bath condominium located in the highly desirable gated community of Centura in Cherry Hill. This well-maintained home offers an open and inviting floor plan with generous living and dining spaces, perfect for everyday living and entertaining. The primary suite features an updated private full bath, while the second bedroom and full bathroom provide flexibility for guests, a home office, or additional living space. Enjoy the convenience of low-maintenance living along with an impressive array of community amenities, including a swimming pool, tennis courts, beautifully landscaped grounds, and secure gated access. Private parking and large addit

Key facts

• $925 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Pets allowed on a case-by-case basis
• Financial info: Monthly HOA fee: $800; Other monthly fees: $1,490
• HOA & community: Monthly HOA fee includes: pool(s), common area maintenance, heat, water, sewer, lawn maintenance, trash, snow removal, air conditioning, exterior building maintenance; Community amenities include swimming pool, tennis courts, and playgrounds

Exterior

• Parking: Assigned parking (space #1); Underground basement garage with inside access; Lighted, paved, private parking under home
• Utilities: Public water; Public sewer; Cable internet available
• Home design: Condominium unit; Garden-style building (1–4 floors); Unit has 2 floors; Entry on level 1; Unit/flat
• Construction: Block construction
• Exterior features: Patio(s); Fire escape; Play area; Flood lights; Street lights; Tennis courts; Community in-ground pool

Interior

• Kitchen: Electric oven/range; Built-in microwave; Built-in range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on main level; Master bedroom; Second bedroom
• Flooring: Engineered wood flooring
• Bathrooms: 2 full bathrooms on main level; 2 full bathrooms total
• Heating & cooling: Baseboard hot water heating; Central air conditioning; Electric heating and cooling systems; 100 Amp electric service; Electric hot water
• Interior features: Eat-in kitchen; Breakfast area; Elevator; Soaking tub; Tub with shower; Recessed lighting; Walk-in closets; Living Room, Dining Room, Storage Room
• Laundry & utility: Washer/dryer hook up in unit (main floor laundry)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $145k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Cherry Hill School District (suburban): math 27% / reading 59% proficiency, ranked #181 of 472 in NJ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Cherry Hill High School East (math 33% / reading 62%, grade D, #121 of 399 statewide, top 31%, 2,087 students, 11% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: 145 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; HOA is 31% of rent.

Recommended offer $142,726 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.05% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-14,569
• Equity at exit: $21,605

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $997
• Equity at exit: $12,528

Cash invested: $40,572 (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 08003

• Active inventory: 145
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,975 high
• Mortgage (P&I): −$760
• Tax from tax record: −$478 /mo · $5,735/yr
• Insurance: −$60
• HOA: −$925
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $127

Break-even live

Break-even rent $2,814

Max offer price $144,900

Occupancy floor 91%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Woodcrest Rd Cherry Hill, NJ	1.0–2.0	1.0–2.0	1045	$3,155	$3.02	1d	12	0.68mi
154 E Valleybrook Rd Cherry Hill, NJ	3.0	1.5	1413	$3,300	$2.34	43d	1	0.81mi
117 N Brookfield Rd Cherry Hill, NJ	3.0	1.5	1413	$3,200	$2.26	15d	1	0.98mi
1913 Delicious Way Cherry Hill, NJ	3.0	2.0	1468	$3,000	$2.04	17d	1	1.11mi
106 Carolina Ave Cherry Hill, NJ	3.0	1.0	1488	$2,800	$1.88	18d	1	1.15mi
400 E Oak Ave Lawnside, NJ	2.0	2.0	1138	$2,528	$2.22	2d	3	1.32mi
101 Railroad Blvd Cherry Hill, NJ	3.0	2.0	1374	$2,800	$2.04	20d	1	1.34mi
350 Tavistock Cherry Hill, NJ	2.0	2.0	1005	$2,300	$2.29	20d	1	1.40mi
1 Evans Mill Ln Cherry Hill Township, NJ	2.0	2.0	1373	$3,425	$2.49	1d	1	1.47mi
214 Tavistock Cherry Hill, NJ	2.0	2.0	1005	$2,650	$2.64	43d	1	1.48mi

HOA detail condo

• Monthly dues: $925 · $11,100/yr
• Likely covers: landscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $144,900 Active 19 DOM
2. 2026-06-17
   days on market $144,900 Active 18 DOM
3. 2026-06-16
   days on market $144,900 Active 17 DOM
4. 2026-06-15
   days on market $144,900 Active 16 DOM
5. 2026-06-13
   days on market $144,900 Active 14 DOM
6. 2026-06-13
   days on market $144,900 Active 13 DOM
7. 2026-06-09
   days on market $144,900 Active 10 DOM
8. 2026-06-08
   days on market $144,900 Active 9 DOM
9. 2026-06-07
   days on market $144,900 Active 8 DOM
10. 2026-06-04
    days on market $144,900 Active 5 DOM
11. 2026-06-03
    days on market $144,900 Active 4 DOM
12. 2026-06-02
    days on market $144,900 Active 3 DOM
13. 2026-06-01
    days on market $144,900 Active 2 DOM
14. 2026-06-01
    remarks 699-char remark
15. 2026-06-01
    listed $144,900 Active 1 DOM

ⓘ 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: $5,735 · $478/mo
• Projected year-2 tax: $5,735 · $478/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $35,705
• − Mortgage interest: −$8,117
• − Property taxes: −$5,735
• − Insurance: −$724
• − Repairs & maintenance: −$2,856
• − Management: −$2,856
• − HOA: −$11,100
• − Depreciation: −$4,215
• Taxable income: $101
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $1,505/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: Cherry Hill School District
• NCES district ID: 3403000
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $90,394
• Composite: 40.71/100
• National rank: #3665
• State rank: #181 of 472 in NJ

Livability — Cherry Hill

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Ashland, NJ
• County: Camden County · 407,624 people
• City population: 76,725
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 31,809
• Household income: $155,059
• Rent vs Own: 15.5% rent · 84.5% 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 (68%)
• Race & ethnicity: White 68% Asian 17% Hispanic / Latino 6% Two or more races 6% Black 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Scotch-Irish 7% Romanian 6% Subsaharan African 2%
• Foreign-born: 19% · China, South Korea, Canada
• Languages at home: 77% English-only · Chinese 5% Spanish 3% Other Indo-European 3%

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: ▼ -260.29%
• Current HPI: 334.8611
• 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

-21.0% since first listed

20 events — show timeline

• 2026-05-31 Listed $144,900 BRIGHT MLS
• 2021-05-27 Sold (Public Records) $170,000 Public Records
• 2021-04-30 Sold (MLS) $170,000 BRIGHT MLS
• 2021-03-24 Pending — BRIGHT MLS
• 2021-03-15 Listed $169,000 BRIGHT MLS
• 2016-03-18 Sold (MLS) $105,000 TREND
• 2016-02-08 Pending — TREND
• 2016-02-08 Listed $110,000 TREND
• 2011-01-24 Sold (Public Records) $95,900 Public Records
• 2011-01-04 Sold (MLS) $95,900 BRIGHT MLS
• 2011-01-04 Sold (MLS) $95,900 TREND
• 2010-11-19 Listing Removed — BRIGHT MLS
• 2010-08-28 Listing Removed — BRIGHT MLS
• 2010-08-26 Listed $119,000 BRIGHT MLS
• 2010-08-26 Listed $119,000 TREND
• 2010-04-09 Listed $119,250 BRIGHT MLS
• 2010-04-05 Listing Removed — BRIGHT MLS
• 2010-01-05 Listed $139,900 BRIGHT MLS
• 2007-01-29 Listing Removed — BRIGHT MLS
• 2006-11-30 Listed $183,500 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2025): $5,735 · +5.4% YoY. Source: county tax records.