1266 Magnolia Ave · Camden, NJ 08103

$180,000

4 bd · 1.0 ba · 1,695 sqft · SingleFamily public records · 47 Days on market

Built 1920 1,960 sqft lot Est $190k · 5% under ↓ 12% 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 +25.0/30.0
• ARV discount +9.8/15.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• 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

Welcome to 1266 Magnolia Ave Camden , Well, maintain Four bedroom, one bath home offering a great opportunity for both homeowners and investors features a spacious layout, living room areas and functional kitchen conveniently located near major highway schools and public transportation. A space you can truly make your own. A great opportunity to own instead of renting at an affordable price. Schedule your tour today.

Key facts

• Built 1920
• Listed 47 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 7.1% in Camden — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $2,073/mo this rent would consume 68% 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 $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.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1920 — 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: 1.15% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.32%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $189,840
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Langham Ave	0.21mi	4/1.5	1,688 (-0%)	0mo	$305,000	$181	87
1353 Park Blvd	0.29mi	4/1.0	1,638 (-3%)	15mo	$210,000	$128	69
1243 Magnolia Ave	0.04mi	3/1.0 (-1)	1,460 (-14%)	6mo	$115,000	$79	65
1460 Belleview Ave	0.13mi	3/1.0 (-1)	1,483 (-12%)	13mo	$194,000	$131	57
1468 Belleview Ave	0.14mi	4/1.5	1,916 (+13%)	19mo	$280,000	$146	54
1553 Wildwood Ave	0.12mi	3/2.0 (-1)	1,440 (-15%)	10mo	$128,000	$89	52
1240 Chase Street St S	0.65mi	4/1.5	1,500 (-12%)	2mo	$143,000	$95	47
1128 Everett St	0.61mi	3/1.5 (-1)	1,575 (-7%)	12mo	$175,000	$111	43
1340 Atlantic Ave	0.32mi	3/1.0 (-1)	1,472 (-13%)	24mo	$165,000	$112	38
2812 Earl Ave	0.69mi	5/2.0 (+1)	1,562 (-8%)	9mo	$315,000	$202	38
1466 Kenwood Ave	0.31mi	3/2.5 (-1)	1,872 (+10%)	23mo	$129,000	$69	38

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $678
• Equity at exit: $32,032

10-year hold

• IRR: 8.9%
• Equity multiple: 1.74×
• Total profit: $37,101
• Equity at exit: $24,632

Cash invested: $50,400 (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 08103

• Home prices YoY: -1.4%
• Active inventory: 64
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$944
• Tax from tax record: −$227 /mo · $2,728/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $391

Break-even live

Break-even rent $1,578

Max offer price $180,000

Occupancy floor 76%

Sensitivity live

Price	-10% $493	-5% $442	+0% $391	+5% $341	+10% $290
Rent	-10% $228	-5% $310	+0% $391	+5% $473	+10% $555
Rate	-1.0pp $482	-0.5pp $437	base $391	+0.5pp $345	+1.0pp $297

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	11d	1	0.16mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	25d	1	0.32mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	18d	1	0.89mi
324 S 27th St Camden, NJ	3.0	1.0	1152	$1,900	$1.65	25d	1	0.98mi
2752 Mickle St Camden, NJ	3.0	1.0	1450	$1,850	$1.28	18d	1	1.02mi
457 Mechanic St Camden, NJ	3.0	2.0	1200	$1,950	$1.62	19d	1	1.19mi
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	25d	1	1.22mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	25d	1	1.24mi
221 Haddon Ave Collingswood, NJ	4.0	2.0	1744	$3,100	$1.78	4d	1	1.27mi

Listing history 12 events

1. 2026-06-09
   status $180,000 Pending 47 DOM
2. 2026-06-04
   status $180,000 Active Under Contract 47 DOM
3. 2026-06-03
   days on market $180,000 Active 47 DOM
4. 2026-06-02
   days on market $180,000 Active 46 DOM
5. 2026-06-01
   days on market $180,000 Active 45 DOM
6. 2026-05-31
   days on market $180,000 Active 44 DOM
7. 2026-05-09
   price $180,000 420-char remark

   Show marketing remark (420 chars)

   Welcome to 1266 Magnolia Ave Camden , Well, maintain Four bedroom, one bath home offering a great opportunity for both homeowners and investors features a spacious layout, living room areas and functional kitchen conveniently located near major highway schools and public transportation. A space you can truly make your own. A great opportunity to own instead of renting at an affordable price. Schedule your tour today.

8. 2026-04-17
   listed $200,000 Active 420-char remark

   Show marketing remark (420 chars)

   Welcome to 1266 Magnolia Ave Camden , Well, maintain Four bedroom, one bath home offering a great opportunity for both homeowners and investors features a spacious layout, living room areas and functional kitchen conveniently located near major highway schools and public transportation. A space you can truly make your own. A great opportunity to own instead of renting at an affordable price. Schedule your tour today.

9. 2026-04-06
   historical
10. 2025-09-29
    status Active
11. 2025-06-06
    status Pending
12. 2025-04-07
    listed $205,000 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: $2,728 · $227/mo
• Projected year-2 tax: $3,605 · $300/mo
• Expected delta: +$877/yr (+$73/mo · 32.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 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: $24,877
• − Mortgage interest: −$10,083
• − Property taxes: −$2,728
• − Insurance: −$900
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − Depreciation: −$5,236
• Taxable income: $1,949
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $4,230/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

-12.2% since first listed

6 events — show timeline

• 2026-05-09 Price Changed $180,000 BRIGHT MLS
• 2026-04-17 Listed $200,000 BRIGHT MLS
• 2026-04-06 Listing Removed — BRIGHT MLS
• 2025-09-29 Relisted — BRIGHT MLS
• 2025-06-06 Pending — BRIGHT MLS
• 2025-04-07 Listed $205,000 BRIGHT MLS

Property tax history

+4.5%/yr

Latest (2025): $2,728 · +4.1% YoY. Source: county tax records.