126 Thomas Ave · Cherry Hill Mall, NJ 08052

$285,000

4 bd · 1.0 ba · 1,403 sqft · SingleFamily public records · 57 Days on market

Built 1928 Est $386k · 26% 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 +16.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.2/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Key facts

• Garage
• Built 1928
• Listed 56 days

Property features AI

Finance

• Other: Fee simple ownership; Not located in a federal flood zone; Pets allowed with no restrictions

Exterior

• Parking: Detached garage (front entry) with 1 garage space; Driveway with space for 2 vehicles; Additional on-street parking; Total of 3 garage and parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached property; Major rehab needed / below average condition
• Construction: Aluminum siding; Block construction; Block foundation; Estimated year built
• Exterior features: Detached structure; No tidal water on lot; Above-grade other structures

Interior

• Bedrooms: 2 bedrooms on the main level; 2 bedrooms on the upper level
• Flooring: Wood floors; Carpet
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Radiator heating (natural gas); Wall-mounted electric cooling units; Natural gas hot water
• Interior features: Attic; Tub with shower; Combination dining and living area; Traditional floor plan; Wood floors; Carpet
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $276k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 4.0% in Cherry Hill Mall — 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 79/100 on livability (#87 in NJ, #2,267 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety B+; Watch: commute F, cost of living F.
• Maple Shade School District (suburban): math 8% / reading 32% proficiency, ranked #428 of 472 in NJ (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Howard Yocum Elementary (568 students, 42% FRL); Ralph J. Steinhauer Elementary School (math 9% / reading 29%, grade F, #401 of 431 statewide, top 93%, 350 students, 44% FRL); Maple Shade High School (math 9% / reading 37%, grade F, #337 of 399 statewide, top 85%, 931 students, 42% FRL).
• Market conditions: Rents rising (+3.9%/yr); 68 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,161 units permitted in Burlington County in 2024 (988 in 5+ unit buildings).
• This rent runs 44% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Burlington County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; list at $285k implies a 1139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 49% 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 $276,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1928 — 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 B-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?
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: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $385,825
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 W Gradwell Ave	0.17mi	3/1.0 (-1)	1,399 (-0%)	1mo	$384,900	$275	86
21 Paul Rd	0.35mi	4/2.0	1,334 (-5%)	1mo	$355,000	$266	70
66 W Center Ave	0.22mi	3/2.0 (-1)	1,492 (+6%)	1mo	$385,000	$258	69
47 S Lippincott Ave	0.24mi	3/2.0 (-1)	1,324 (-6%)	3mo	$410,000	$310	68
427 Cutler Ave	0.27mi	3/2.0 (-1)	1,300 (-7%)	2mo	$360,000	$277	64
2 Gainor Ave	0.27mi	3/2.0 (-1)	1,497 (+7%)	4mo	$370,000	$247	64
35 Farnsworth Ave	0.30mi	3/1.5 (-1)	1,544 (+10%)	2mo	$435,000	$282	61
120 E Center Ave	0.38mi	3/1.5 (-1)	1,609 (+15%)	4mo	$380,000	$236	47
42 Spruce Ave	0.45mi	3/2.0 (-1)	1,216 (-13%)	2mo	$375,000	$308	46
452 Elm Ave	0.64mi	3/2.0 (-1)	1,574 (+12%)	3mo	$410,000	$260	39
104 E Laurelton Ave	0.73mi	4/2.5	1,550 (+10%)	5mo	$449,000	$290	38
301 N Coles Ave	0.68mi	3/1.5 (-1)	1,608 (+15%)	6mo	$390,000	$243	32

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 · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.57×
• Total profit: $-34,084
• Equity at exit: $42,494

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-6,042
• Equity at exit: $24,642

Cash invested: $79,800 (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 08052

• Rents YoY: 3.9%
• Active inventory: 68
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,894 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$527 /mo · $6,325/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $146

Break-even live

Break-even rent $2,709

Max offer price $285,000

Occupancy floor 90%

Sensitivity live

Price	-10% $307	-5% $227	+0% $146	+5% $65	+10% $-15
Rent	-10% $-83	-5% $32	+0% $146	+5% $260	+10% $375
Rate	-1.0pp $290	-0.5pp $219	base $146	+0.5pp $72	+1.0pp $-3

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Burroughs Mill Cir Cherry Hill, NJ	1.0–3.0	1.0–2.5	1142	$3,493	$3.06	0d	23	0.73mi
836 Cooper Landing Rd Cherry Hill, NJ	3.0	1.0–2.0	901	$2,925	$3.25	0d	16	0.85mi
100 Fox Meadow Dr Maple Shade, NJ	1.0–3.0	1.0	780	$2,235	$2.87	7d	13	1.08mi
715 Cooper Landing Rd Cherry Hill, NJ	3.0	2.0	1334	$3,100	$2.32	45d	1	1.25mi
733 N Lenola Rd Moorestown, NJ	3.0	2.0	1150	$2,600	$2.26	21d	1	1.50mi

Listing history 19 events

1. 2026-06-21
   days on market $285,000 Active 57 DOM
2. 2026-06-18
   days on market $285,000 Active 54 DOM
3. 2026-06-17
   days on market $285,000 Active 53 DOM
4. 2026-06-16
   days on market $285,000 Active 52 DOM
5. 2026-06-15
   days on market $285,000 Active 51 DOM
6. 2026-06-13
   days on market $285,000 Active 49 DOM
7. 2026-06-13
   days on market $285,000 Active 48 DOM
8. 2026-06-09
   days on market $285,000 Active 45 DOM
9. 2026-06-08
   days on market $285,000 Active 44 DOM
10. 2026-06-07
    days on market $285,000 Active 43 DOM
11. 2026-06-04
    days on market $285,000 Active 40 DOM
12. 2026-06-03
    days on market $285,000 Active 39 DOM
13. 2026-06-02
    days on market $285,000 Active 38 DOM
14. 2026-06-01
    days on market $285,000 Active 37 DOM
15. 2026-05-31
    days on market $285,000 Active 36 DOM
16. 2026-04-26
    status Active
17. 2026-04-10
    historical
18. 2026-03-23
    historical $285,000
19. 1978-01-01
    soldstatus $23,000

ⓘ 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: $6,325 · $527/mo
• Projected year-2 tax: $6,711 · $559/mo
• Expected delta: +$386/yr (+$32/mo · 6.1%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 49% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,732
• − Mortgage interest: −$15,964
• − Property taxes: −$6,325
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,779
• − Management: −$2,779
• − Depreciation: −$8,291
• Taxable loss: −$2,831
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $2,433/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: Maple Shade School District
• NCES district ID: 3409660
• Math proficiency: 8% ▼ -16.00%
• Reading proficiency: 32% ▼ -8.00%
• Median HH income: $55,213
• Composite: 18.31/100
• National rank: #8952
• State rank: #428 of 472 in NJ

Livability — Cherry Hill Mall

• Score: 79/100
• State rank: #87
• US rank: #2267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Burlington County · 323,710 people
• City population: 23,574
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 20,127
• Household income: $79,087
• Rent vs Own: 51.0% rent · 49.0% own
• Severe rent burden: 1366.0

Population outlook (Burlington County) Hauer SSP2

• Today (2025): 453,425 people
• By 2030: 452,359 · -0.2%
• By 2040: 445,033 · -1.9%
• By 2050: 431,760 · -4.8%
• By 2075: 406,277 · -10.4%
• By 2100: 364,732 · -19.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 12% Black 9% Asian 8% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Dominican 3%
• Common ancestry: Romanian 6% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 82% English-only · Spanish 7% Other Indo-European 4% Other Asian/Pacific 2%

Political lean MEDSL · Burlington

• 2024 margin: D (+16.6) · D 57.6% · R 41.0% · Other 1.3%
• 2008→2024 swing: -2.0pp toward R · 2008: 18.6pp · 2024: 16.6pp
• All cycles: 2024: D+16.6 2020: D+19.5 2016: D+14.8 2012: D+18.7 2008: D+18.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -158.10%
• Current HPI: 285.9677
• Rent YoY: ▲ 3.90%
• 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

+1139.1% since first listed

4 events — show timeline

• 2026-04-26 Relisted — BRIGHT MLS
• 2026-04-10 Listing Removed — BRIGHT MLS
• 2026-03-23 Coming Soon $285,000 BRIGHT MLS
• 1978-01-01 Sold (Public Records) $23,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $6,325 · +4.3% YoY. Source: county tax records.