3049 Porter Rd · Camden, NJ 08104

$183,000

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 71 Days on market

Built 1920 4,761 sqft lot Est $229k · 20% 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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained twin home located in the desirable Fairview subdivision of Camden! Renovated in 2019, this property features an updated kitchen and modernized bathroom, offering a great blend of comfort and functionality. This 3-bedroom, 1-bath home is currently tenant-occupied, making it an excellent opportunity for investors seeking immediate rental income, or for a future homeowner looking to secure a property with updates already completed. The corner location provides added privacy and the benefit of additional side parking—a rare and valuable feature in the neighborhood. Situated in an up-and-coming area, this home offers strong potential for both appreciation and long-term value. Whether you're expanding your investment portfolio or planning ahead for owner-occupancy, this is a smart opportunity you won’t want to miss. Property is being sold strictly AS-IS. Buyer is responsible for obtaining the Certificate of Occupancy (U & O).

Key facts

• Corner location
• Modernized bathroom
• Updated kitchen

Tags

• UPDATED KITCHEN
• MODERNIZED BATHROOM
• CORNER LOCATION
• ADDITIONAL SIDE PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (5.8% below list).
• Recommended offer: $172k (6.0% below list) — sets the bar for market timing.

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: 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.
• Zoned schools: Morgan Village Middle School (244 students, 77% FRL).
• Market conditions: 96 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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

• It's been on market 71 days — a 6% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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 $35k; list at $183k implies a 423% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 40% 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 $172,020 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $228,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 N Johnson Blvd	0.38mi	3/1.0	1,098 (-5%)	7mo	$250,000	$228	68
606 N Brown St	0.43mi	3/1.0	1,254 (+8%)	2mo	$235,000	$187	65
2894 Tuckahoe Rd	0.17mi	3/1.0	1,000 (-14%)	10mo	$99,000	$99	60
1504 Minnesota Rd	0.50mi	3/1.0	1,145 (-1%)	17mo	$155,000	$135	60
1433 N Chesapeake Rd	0.46mi	2/1.5 (-1)	1,048 (-10%)	2mo	$195,000	$186	54
130 Yale Ave	0.52mi	3/1.0	1,072 (-8%)	14mo	$265,000	$247	52
913 Mercer St	0.47mi	3/1.0	1,100 (-5%)	22mo	$275,000	$250	51
24 Rutgers Ave	0.53mi	3/1.0	1,092 (-6%)	21mo	$245,000	$224	48
111 N Sussex St	0.72mi	2/1.5 (-1)	1,088 (-6%)	6mo	$222,000	$204	44
2996 N Congress Rd	0.56mi	4/1.5 (+1)	1,236 (+7%)	19mo	$243,000	$197	40
805 Mercer St	0.55mi	4/1.0 (+1)	1,002 (-14%)	17mo	$195,000	$195	33
61 Yale Ave	0.61mi	4/2.0 (+1)	1,322 (+14%)	19mo	$259,000	$196	23

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: -11.7%
• Equity multiple: 0.57×
• Total profit: $-21,794
• Equity at exit: $27,286

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-8,831
• Equity at exit: $15,822

Cash invested: $51,240 (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 08104

• Active inventory: 96
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$960
• Tax from tax record: −$202 /mo · $2,430/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $123

Break-even live

Break-even rent $1,568

Max offer price $183,000

Occupancy floor 88%

Sensitivity live

Price	-10% $227	-5% $175	+0% $123	+5% $71	+10% $20
Rent	-10% $-13	-5% $55	+0% $123	+5% $191	+10% $259
Rate	-1.0pp $215	-0.5pp $170	base $123	+0.5pp $76	+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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3136 Tuckahoe Rd Camden, NJ	2.0	1.0	800	$1,350	$1.69	26d	1	0.06mi
1021 Monitor Rd Camden, NJ	3.0	1.0	1012	$1,710	$1.69	26d	1	0.09mi
1063 S Merrimac Rd Camden, NJ	4.0	1.0	1024	$1,900	$1.86	26d	1	0.15mi
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	26d	1	0.28mi
3079 Alabama Rd Camden, NJ	2.0	1.0	832	$1,700	$2.04	26d	1	0.39mi
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	26d	1	0.40mi
3132 Independence Rd Camden, NJ	3.0	1.5	1168	$1,595	$1.37	24d	1	0.50mi
3255 Crescent Dr Unit 03-3220 Camden, NJ	2.0	1.0	700	$1,350	$1.93	26d	1	0.69mi
334 Middlesex St Gloucester City, NJ	3.0	1.0	896	$1,800	$2.01	26d	1	0.70mi
534 Bergen St Gloucester City, NJ	3.0	1.0	1246	$2,000	$1.61	20d	1	0.71mi
1220 Grant Ave Unit 2 Oaklyn, NJ	2.0	1.0	1000	$1,800	$1.80	22d	1	0.81mi
5 Meadow Ln Gloucester City, NJ	1.0–2.0	1.0–2.0	833	$2,385	$2.86	26d	8	0.99mi
602 Powell St Gloucester City, NJ	3.0	1.0	1170	$1,850	$1.58	26d	1	1.00mi
227 S Broadway Gloucester City, NJ	3.0	1.0	1123	$1,775	$1.58	26d	1	1.01mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	6d	3	1.01mi
604 Hunter St Gloucester City, NJ	3.0	1.0	1066	$1,900	$1.78	6d	1	1.06mi
1034 Collings Ave Oaklyn, NJ	2.0	1.0	1100	$1,750	$1.59	20d	1	1.07mi
231 3rd St Gloucester City, NJ	3.0	2.0	1376	$2,150	$1.56	26d	1	1.08mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	18d	1	1.09mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	7d	1	1.09mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	20d	1	1.23mi
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	26d	1	1.24mi
917 Koehler St Gloucester City, NJ	3.0	1.0	916	$1,800	$1.97	20d	1	1.30mi
430 Richey Ave Unit 1A Oaklyn, NJ	2.0	1.0	897	$2,100	$2.34	6d	1	1.37mi
1759 S 4th St Unit B Camden, NJ	2.0	1.0	800	$1,500	$1.88	26d	1	1.40mi

Listing history 36 events

1. 2026-06-21
   days on market $183,000 Active 71 DOM
2. 2026-06-18
   days on market $183,000 Active 68 DOM
3. 2026-06-17
   days on market $183,000 Active 67 DOM
4. 2026-06-16
   days on market $183,000 Active 66 DOM
5. 2026-06-15
   days on market $183,000 Active 65 DOM
6. 2026-06-13
   days on market $183,000 Active 63 DOM
7. 2026-06-13
   days on market $183,000 Active 62 DOM
8. 2026-06-09
   days on market $183,000 Active 59 DOM
9. 2026-06-08
   days on market $183,000 Active 58 DOM
10. 2026-06-07
    days on market $183,000 Active 57 DOM
11. 2026-06-04
    days on market $183,000 Active 54 DOM
12. 2026-06-03
    days on market $183,000 Active 53 DOM
13. 2026-06-02
    days on market $183,000 Active 52 DOM
14. 2026-06-01
    days on market $183,000 Active 51 DOM
15. 2026-05-31
    days on market $183,000 Active 50 DOM
16. 2026-04-11
    listed $183,000 Active 981-char remark

    Show marketing remark (981 chars)

    Welcome to this well-maintained twin home located in the desirable Fairview subdivision of Camden! Renovated in 2019, this property features an updated kitchen and modernized bathroom, offering a great blend of comfort and functionality. This 3-bedroom, 1-bath home is currently tenant-occupied, making it an excellent opportunity for investors seeking immediate rental income, or for a future homeowner looking to secure a property with updates already completed. The corner location provides added privacy and the benefit of additional side parking—a rare and valuable feature in the neighborhood. Situated in an up-and-coming area, this home offers strong potential for both appreciation and long-term value. Whether you're expanding your investment portfolio or planning ahead for owner-occupancy, this is a smart opportunity you won’t want to miss. Property is being sold strictly AS-IS. Buyer is responsible for obtaining the Certificate of Occupancy (U & O).

17. 2025-03-31
    historical
18. 2025-03-03
    status Active
19. 2025-02-28
    historical
20. 2025-01-17
    listed $169,900 Active
21. 2025-01-13
    historical
22. 2025-01-05
    price $185,000
23. 2024-12-13
    price $200,000
24. 2024-09-26
    listed $205,000 Active
25. 2024-07-18
    historical
26. 2024-07-08
    status Active
27. 2024-06-28
    historical
28. 2024-06-12
    price $166,900
29. 2024-05-09
    listed $169,900 Active
30. 2019-10-07
    soldstatus $35,000 Closed
31. 2019-09-24
    status Pending
32. 2019-07-15
    listed $39,900 Active
33. 2017-10-26
    soldstatus $22,000 Closed
34. 2017-10-26
    soldstatus $22,000 Sold
35. 2017-07-21
    status Under Contract
36. 2017-05-31
    listed $21,000 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: $2,430 · $202/mo
• Projected year-2 tax: $3,493 · $291/mo
• Expected delta: +$1,063/yr (+$89/mo · 43.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 18% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% 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: $20,683
• − Mortgage interest: −$10,251
• − Property taxes: −$2,430
• − Insurance: −$915
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$5,324
• Taxable loss: −$1,545
• Est. tax savings @ 24.0%: +$371
• After-tax cash flow: $1,850/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
• City population: 20,865
• Population (ZIP): 21,508

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 0.56)
• Race & ethnicity: Black 53% Hispanic / Latino 40% Two or more races 9% White 2% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 22% Cuban 2% Dominican 9%
• Common ancestry: Hispanic 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 69% English-only · Spanish 29% Vietnamese 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: ▼ -123.43%
• Current HPI: 209.3596
• Rent YoY: —
• Metro: —
• 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

+771.4% since first listed

21 events — show timeline

• 2026-04-11 Listed $183,000 BRIGHT MLS
• 2025-03-31 Listing Removed — BRIGHT MLS
• 2025-03-03 Relisted — BRIGHT MLS
• 2025-02-28 Listing Removed — BRIGHT MLS
• 2025-01-17 Listed $169,900 BRIGHT MLS
• 2025-01-13 Listing Removed — BRIGHT MLS
• 2025-01-05 Price Changed $185,000 BRIGHT MLS
• 2024-12-13 Price Changed $200,000 BRIGHT MLS
• 2024-09-26 Listed $205,000 BRIGHT MLS
• 2024-07-18 Listing Removed — BRIGHT MLS
• 2024-07-08 Relisted — BRIGHT MLS
• 2024-06-28 Listing Removed — BRIGHT MLS
• 2024-06-12 Price Changed $166,900 BRIGHT MLS
• 2024-05-09 Listed $169,900 BRIGHT MLS
• 2019-10-07 Sold (MLS) $35,000 BRIGHT MLS
• 2019-09-24 Pending — BRIGHT MLS
• 2019-07-15 Listed $39,900 BRIGHT MLS
• 2017-10-26 Sold (MLS) $22,000 TREND
• 2017-10-26 Sold (MLS) $22,000 BRIGHT MLS
• 2017-07-21 Pending — TREND
• 2017-05-31 Listed $21,000 TREND

Property tax history

+2.1%/yr

Latest (2025): $2,430 · +4.1% YoY. Source: county tax records.