111 N Wilson Ave · Brooklawn, NJ 08030

$180,000

2 bd · 1.0 ba · 964 sqft · SingleFamily public records · 8 Days on market

Built 1918 4,386 sqft lot Est $255k · 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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +5.2/10.0
• DSCR +4.7/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 111 N Wilson Ave. This spacious 2 bed, 1 bathroom twin is ready for a new owner! The kitchen was renovated since ownership, and the bathroom was recently renovated. The stackable washer and dryer were brought up to the mudroom, from the basement. Home was professionally cleaned and show ready. Home feels a lot bigger than what the square footage says. Almost all carpeting has been taken up, to show the original hardwood floor. The attic is fully finished, and can be used as an additional sleeping room or flex space. The basement was gorgeously updated, and fully painted. YAY, No scary basement here! Did I mention it's a walkout basement, to the fully fenced in backyard? Plenty of on street parking. Walking distance to places of worship, amenities, and a few buildings away from the fire house. Come check out before this amazingly priced home is gone. Home is ready for a new family, to fall in love with this special property.

Key facts

• Built 1918
• Listed 8 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 100 amp electric service; Hot water: natural gas
• Home design: Semi-detached structure; Frame construction
• Construction: Shingle roof; Block foundation; Above-grade and below-grade structures
• Exterior features: Awning(s); Fully fenced yard; Lot approximately 41 x 107

Interior

• Kitchen: Kitchen
• Bedrooms: Two bedrooms on the first upper level (Bedroom 1, Bedroom 2)
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Central heating with forced air; Oil heating fuel; Central air conditioning
• Interior features: Drywall and plaster walls; Living room; Dining room; Attic
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $66 ($790/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

Location & tenants

• Location reads 64/100 on livability (#419 in NJ) — a middle-class / working-renter tenant base. Strengths: housing B+; Watch: amenities D+, employment D+, crime F.
• Brooklawn Public School District (suburban): math 29% / reading 43% proficiency, ranked #518 of 612 in NJ (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alice Costello Elementary School (math 12% / reading 37%, grade F, #878 of 1,303 statewide, top 70%, 279 students, 64% FRL) — zoned schools average 64% FRL vs 45% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 92 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 35% of the median local income ($63k/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 $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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $150k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 39% 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 $180,000

Questions for the listing agent

1. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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 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: 1.02% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.57%
• DSCR: 1.07
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $255,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 N Wilson Ave	0.04mi	3/1.5 (+1)	1,062 (+10%)	4mo	$250,000	$235	71
107 4th St	0.24mi	2/1.0	952 (-1%)	22mo	$252,000	$265	69
3A Ashwood Ave	0.68mi	2/1.0	980 (+2%)	8mo	$54,000	$55	59
1152 Jefferson Ave	0.45mi	3/1.0 (+1)	1,038 (+8%)	4mo	$290,000	$279	58
230 New Jersey Rd	0.21mi	3/1.5 (+1)	1,068 (+11%)	10mo	$235,000	$220	57
940 Carter Ave	0.69mi	3/1.0 (+1)	1,008 (+5%)	3mo	$325,000	$322	53
1125 Jefferson Ave	0.48mi	3/1.0 (+1)	1,038 (+8%)	13mo	$310,000	$299	49
13 Monroe Ave	0.56mi	3/1.0 (+1)	1,038 (+8%)	10mo	$262,000	$252	48
209 4th St	0.31mi	3/1.5 (+1)	1,044 (+8%)	20mo	$253,000	$242	48
1133 Jefferson Ave	0.48mi	3/1.0 (+1)	1,038 (+8%)	19mo	$285,000	$275	44
205 Warren Ave	0.74mi	2/1.0	840 (-13%)	3mo	$273,321	$325	41
11 N Stinson Ave	0.68mi	2/1.0	900 (-7%)	22mo	$225,000	$250	39

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-24,866
• Equity at exit: $26,839

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-15,808
• Equity at exit: $15,563

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 08030

• Home prices YoY: -27.9%
• Active inventory: 92
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,828 high
• Mortgage (P&I): −$944
• Tax from tax record: −$359 /mo · $4,310/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $66

Break-even live

Break-even rent $1,744

Max offer price $180,000

Occupancy floor 91%

Sensitivity live

Price	-10% $168	-5% $117	+0% $66	+5% $15	+10% $-36
Rent	-10% $-79	-5% $-6	+0% $66	+5% $138	+10% $210
Rate	-1.0pp $156	-0.5pp $112	base $66	+0.5pp $19	+1.0pp $-28

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 New Broadway Unit 120 Brooklawn, NJ	2.0	1.0	800	$1,800	$2.25	26d	1	0.02mi
917 Koehler St Gloucester City, NJ	3.0	1.0	916	$1,800	$1.97	20d	1	0.56mi
408 Broadway Westville, NJ	2.0	1.0	750	$1,375	$1.83	0d	1	0.83mi
50 Princeton Ave Bellmawr, NJ	2.0	1.0	720	$2,000	$2.78	0d	1	0.86mi
227 S Broadway Gloucester City, NJ	3.0	1.0	1123	$1,775	$1.58	26d	1	0.89mi
928 Creek Rd Bellmawr, NJ	2.0	1.0	1100	$1,550	$1.41	5d	1	0.89mi
604 Hunter St Gloucester City, NJ	3.0	1.0	1066	$1,900	$1.78	6d	1	0.94mi
910 Gateway Blvd Westville, NJ	1.0–2.0	1.0	685	$1,550	$2.26	0d	3	1.23mi
5 Meadow Ln Gloucester City, NJ	1.0–2.0	1.0–2.0	833	$2,385	$2.86	26d	8	1.32mi
334 Middlesex St Gloucester City, NJ	3.0	1.0	896	$1,800	$2.01	26d	1	1.38mi

Listing history 12 events

1. 2026-05-07
   status Pending
2. 2026-05-02
   historical Active Under Contract
3. 2026-04-24
   listed $180,000 Active
4. 2026-04-23
   historical $180,000
5. 2022-10-12
   soldstatus $150,000
6. 2022-09-13
   soldstatus $150,000 Closed 948-char remark

   Show marketing remark (948 chars)

   Welcome to 111 N Wilson Ave. This spacious 2 bed, 1 bathroom twin is ready for a new owner! The kitchen was renovated since ownership, and the bathroom was recently renovated. The stackable washer and dryer were brought up to the mudroom, from the basement. Home was professionally cleaned and show ready. Home feels a lot bigger than what the square footage says. Almost all carpeting has been taken up, to show the original hardwood floor. The attic is fully finished, and can be used as an additional sleeping room or flex space. The basement was gorgeously updated, and fully painted. YAY, No scary basement here! Did I mention it's a walkout basement, to the fully fenced in backyard? Plenty of on street parking. Walking distance to places of worship, amenities, and a few buildings away from the fire house. Come check out before this amazingly priced home is gone. Home is ready for a new family, to fall in love with this special property.

7. 2022-08-22
   status Pending 948-char remark

   Show marketing remark (948 chars)

   Welcome to 111 N Wilson Ave. This spacious 2 bed, 1 bathroom twin is ready for a new owner! The kitchen was renovated since ownership, and the bathroom was recently renovated. The stackable washer and dryer were brought up to the mudroom, from the basement. Home was professionally cleaned and show ready. Home feels a lot bigger than what the square footage says. Almost all carpeting has been taken up, to show the original hardwood floor. The attic is fully finished, and can be used as an additional sleeping room or flex space. The basement was gorgeously updated, and fully painted. YAY, No scary basement here! Did I mention it's a walkout basement, to the fully fenced in backyard? Plenty of on street parking. Walking distance to places of worship, amenities, and a few buildings away from the fire house. Come check out before this amazingly priced home is gone. Home is ready for a new family, to fall in love with this special property.

8. 2022-08-10
   historical Active Under Contract 948-char remark

   Show marketing remark (948 chars)

   Welcome to 111 N Wilson Ave. This spacious 2 bed, 1 bathroom twin is ready for a new owner! The kitchen was renovated since ownership, and the bathroom was recently renovated. The stackable washer and dryer were brought up to the mudroom, from the basement. Home was professionally cleaned and show ready. Home feels a lot bigger than what the square footage says. Almost all carpeting has been taken up, to show the original hardwood floor. The attic is fully finished, and can be used as an additional sleeping room or flex space. The basement was gorgeously updated, and fully painted. YAY, No scary basement here! Did I mention it's a walkout basement, to the fully fenced in backyard? Plenty of on street parking. Walking distance to places of worship, amenities, and a few buildings away from the fire house. Come check out before this amazingly priced home is gone. Home is ready for a new family, to fall in love with this special property.

9. 2022-08-05
   listed $145,000 Active 948-char remark

   Show marketing remark (948 chars)

   Welcome to 111 N Wilson Ave. This spacious 2 bed, 1 bathroom twin is ready for a new owner! The kitchen was renovated since ownership, and the bathroom was recently renovated. The stackable washer and dryer were brought up to the mudroom, from the basement. Home was professionally cleaned and show ready. Home feels a lot bigger than what the square footage says. Almost all carpeting has been taken up, to show the original hardwood floor. The attic is fully finished, and can be used as an additional sleeping room or flex space. The basement was gorgeously updated, and fully painted. YAY, No scary basement here! Did I mention it's a walkout basement, to the fully fenced in backyard? Plenty of on street parking. Walking distance to places of worship, amenities, and a few buildings away from the fire house. Come check out before this amazingly priced home is gone. Home is ready for a new family, to fall in love with this special property.

10. 2022-08-04
    historical $145,000 948-char remark

    Show marketing remark (948 chars)

    Welcome to 111 N Wilson Ave. This spacious 2 bed, 1 bathroom twin is ready for a new owner! The kitchen was renovated since ownership, and the bathroom was recently renovated. The stackable washer and dryer were brought up to the mudroom, from the basement. Home was professionally cleaned and show ready. Home feels a lot bigger than what the square footage says. Almost all carpeting has been taken up, to show the original hardwood floor. The attic is fully finished, and can be used as an additional sleeping room or flex space. The basement was gorgeously updated, and fully painted. YAY, No scary basement here! Did I mention it's a walkout basement, to the fully fenced in backyard? Plenty of on street parking. Walking distance to places of worship, amenities, and a few buildings away from the fire house. Come check out before this amazingly priced home is gone. Home is ready for a new family, to fall in love with this special property.

11. 1990-04-03
    soldstatus $57,000
12. 1985-06-01
    soldstatus $58,000

ⓘ 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: $4,310 · $359/mo
• Projected year-2 tax: $4,396 · $366/mo
• Expected delta: +$86/yr (+$7/mo · 2.0%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% 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: $21,933
• − Mortgage interest: −$10,083
• − Property taxes: −$4,310
• − Insurance: −$900
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$5,236
• Taxable loss: −$2,105
• Est. tax savings @ 24.0%: +$505
• After-tax cash flow: $1,295/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: Brooklawn Public School District
• NCES district ID: 3402370
• Math proficiency: 29% ▲ 4.00%
• Reading proficiency: 43% ▲ 8.00%
• Median HH income: $59,313
• Composite: 34.63/100
• National rank: #10075
• State rank: #518 of 612 in NJ

Livability — Brooklawn

• Score: 64/100
• State rank: #419
• US rank: #14719

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklawn, NJ
• County: Camden County · 407,624 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 13,217
• Household income: $63,384
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 431.0

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% Hispanic / Latino 18% Black 7% Asian 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10%
• Common ancestry: Romanian 4% Lithuanian 3% Hispanic 2%
• Foreign-born: 8% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 13% Other Indo-European 4% Arabic 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: ▼ -115.59%
• Current HPI: 298.9139
• 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

+210.3% since first listed

12 events — show timeline

• 2026-05-07 Pending — BRIGHT MLS
• 2026-05-02 Contingent — BRIGHT MLS
• 2026-04-24 Listed $180,000 BRIGHT MLS
• 2026-04-23 Coming Soon $180,000 BRIGHT MLS
• 2022-10-12 Sold (Public Records) $150,000 Public Records
• 2022-09-13 Sold (MLS) $150,000 BRIGHT MLS
• 2022-08-22 Pending — BRIGHT MLS
• 2022-08-10 Contingent — BRIGHT MLS
• 2022-08-05 Listed $145,000 BRIGHT MLS
• 2022-08-04 Coming Soon $145,000 BRIGHT MLS
• 1990-04-03 Sold (Public Records) $57,000 Public Records
• 1985-06-01 Sold (Public Records) $58,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $4,310 · +4.6% YoY. Source: county tax records.