902 N 7th St · Camden, NJ 08102

$127,000

4 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 58 Days on market

Built 1909 1,150 sqft lot Est $246k · 48% under ↓ 15% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0
• Schools +0.7/10.0

Listing remarks MLS

This 4-bedroom urban home offers a great opportunity for buyers looking to add their personal touch while enjoying a convenient, city-centered lifestyle. Situated on a residential block in a well-connected neighborhood, the home is just a short walk from public transportation options, making commuting simple and efficient. Nearby schools, parks, and local shops add to the everyday convenience, making it an ideal location for families or long-term investment. Inside, the home features a spacious, multi-level layout with four comfortably sized bedrooms, providing flexibility for growing households, guest space, or a home office. The main level includes a living room, dining area, and kitchen, with a layout that offers great potential for modern updates or an open-concept redesign. Natural light filters in through front and rear windows, giving the space a warm, inviting feel. While the home is structurally sound, it does require a bit of TLC—perfect for buyers who want to customize finishes and build equity. Updates may include fresh paint, new flooring, kitchen and bathroom improvements, and minor system upgrades. Outside, you’ll find a small yard or outdoor space, ideal for relaxing or gardening, along with classic urban charm that fits right into the surrounding neighborhood. Overall, this property is a solid investment with strong upside, combining location, space, and potential—just waiting to be refreshed and made your own. Strictly as-is sale, buyer is responsible for the CO. Seller obtained property via tax lien foreclosure. Seller makes no guarantees or warranties as to the condition or accuracy of the information provided. Seller has never seen nor been to property The sellers prefer to use Surety Title to complete the transaction.

Key facts

• Natural light
• Nearby parks
• Multi-level layout

Tags

• WELL-CONNECTED NEIGHBORHOOD
• NEARBY SCHOOLS
• NEARBY PARKS
• NEARBY LOCAL SHOPS
• MULTI-LEVEL LAYOUT
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $127k).
• Recommended offer: $123k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 7.1% in Camden — 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 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: 24 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $2,664/mo this rent would consume 94% of the median local household income ($34k/yr) (locally 562% 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 (-3.0%/yr); year-one equity from $878 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 (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1909 — 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 $123,190 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1909 — 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: 2.10% ✓
• Cap rate: 18.48%
• Cash-on-cash: 43.51%
• DSCR: 2.94
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $245,760
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
941 Vine St	0.24mi	3/1.5 (-1)	1,400 (-9%)	22mo	$218,000	$156	49
911 N 2nd St	0.43mi	4/1.0	1,320 (-14%)	12mo	$210,940	$160	46

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: 40.4%
• Equity multiple: 2.73×
• Total profit: $61,548
• Equity at exit: $18,936

10-year hold

• IRR: 46.7%
• Equity multiple: 5.48×
• Total profit: $159,352
• Equity at exit: $10,981

Cash invested: $35,560 (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 08102

• Home prices YoY: -4.3%
• Active inventory: 24
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,664 high
• Mortgage (P&I): −$666
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $1,289

Break-even live

Break-even rent $1,031

Max offer price $127,000

Occupancy floor 47%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Market St Camden, NJ	3.0	1.0–2.0	1190	$2,456	$2.06	2d	15	0.71mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	24d	1	0.97mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	17d	1	1.06mi
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	24d	1	1.12mi
501 N Christopher Columbus Blvd Philadelphia, PA	1.0–3.0	1.0–3.0	1062	$5,148	$4.85	1d	100	1.18mi
2008 Northbank Pl Philadelphia, PA	3.0	3.5	2100	$3,600	$1.71	1d	1	1.22mi
503 N Christopher Columbus Blvd Unit 1503 Philadelphia, PA	3.0	2.5	1450	$3,825	$2.64	5d	1	1.25mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	24d	1	1.34mi
700 N Delaware Ave Philadelphia, PA	3.0	2.0	1067	$5,110	$4.79	1d	166	1.35mi
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	10d	1	1.45mi

Listing history 5 events

1. 2026-06-02
   status $127,000 Pending 58 DOM
2. 2026-06-01
   days on market $127,000 Active 58 DOM
3. 2026-05-31
   days on market $127,000 Active 57 DOM
4. 2026-05-18
   price $127,000 1787-char remark

   Show marketing remark (1787 chars)

   This 4-bedroom urban home offers a great opportunity for buyers looking to add their personal touch while enjoying a convenient, city-centered lifestyle. Situated on a residential block in a well-connected neighborhood, the home is just a short walk from public transportation options, making commuting simple and efficient. Nearby schools, parks, and local shops add to the everyday convenience, making it an ideal location for families or long-term investment. Inside, the home features a spacious, multi-level layout with four comfortably sized bedrooms, providing flexibility for growing households, guest space, or a home office. The main level includes a living room, dining area, and kitchen, with a layout that offers great potential for modern updates or an open-concept redesign. Natural light filters in through front and rear windows, giving the space a warm, inviting feel. While the home is structurally sound, it does require a bit of TLC—perfect for buyers who want to customize finishes and build equity. Updates may include fresh paint, new flooring, kitchen and bathroom improvements, and minor system upgrades. Outside, you’ll find a small yard or outdoor space, ideal for relaxing or gardening, along with classic urban charm that fits right into the surrounding neighborhood. Overall, this property is a solid investment with strong upside, combining location, space, and potential—just waiting to be refreshed and made your own. Strictly as-is sale, buyer is responsible for the CO. Seller obtained property via tax lien foreclosure. Seller makes no guarantees or warranties as to the condition or accuracy of the information provided. Seller has never seen nor been to property The sellers prefer to use Surety Title to complete the transaction.

5. 2026-04-04
   listed $149,000 Active 1787-char remark

   Show marketing remark (1787 chars)

   This 4-bedroom urban home offers a great opportunity for buyers looking to add their personal touch while enjoying a convenient, city-centered lifestyle. Situated on a residential block in a well-connected neighborhood, the home is just a short walk from public transportation options, making commuting simple and efficient. Nearby schools, parks, and local shops add to the everyday convenience, making it an ideal location for families or long-term investment. Inside, the home features a spacious, multi-level layout with four comfortably sized bedrooms, providing flexibility for growing households, guest space, or a home office. The main level includes a living room, dining area, and kitchen, with a layout that offers great potential for modern updates or an open-concept redesign. Natural light filters in through front and rear windows, giving the space a warm, inviting feel. While the home is structurally sound, it does require a bit of TLC—perfect for buyers who want to customize finishes and build equity. Updates may include fresh paint, new flooring, kitchen and bathroom improvements, and minor system upgrades. Outside, you’ll find a small yard or outdoor space, ideal for relaxing or gardening, along with classic urban charm that fits right into the surrounding neighborhood. Overall, this property is a solid investment with strong upside, combining location, space, and potential—just waiting to be refreshed and made your own. Strictly as-is sale, buyer is responsible for the CO. Seller obtained property via tax lien foreclosure. Seller makes no guarantees or warranties as to the condition or accuracy of the information provided. Seller has never seen nor been to property The sellers prefer to use Surety Title to complete the transaction.

ⓘ 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: $1,150 · $96/mo
• Projected year-2 tax: $2,156 · $180/mo
• Expected delta: +$1,006/yr (+$84/mo · 87.5%)

ⓘ 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: $31,963
• − Mortgage interest: −$7,114
• − Property taxes: −$1,150
• − Insurance: −$635
• − Repairs & maintenance: −$2,557
• − Management: −$2,557
• − Depreciation: −$3,695
• Taxable income: $14,255
• Est. tax owed @ 24.0%: −$3,421
• After-tax cash flow: $12,052/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): 8,292
• Household income: $33,852
• Rent vs Own: 76.4% rent · 23.6% own
• Severe rent burden: 562.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Black 20% Two or more races 14% White 13% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 40% Dominican 14%
• Common ancestry: Romanian 2% Hispanic 1% Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 48% English-only · Spanish 50%

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: ▼ -8.61%
• Current HPI: 192.0092
• 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

-14.8% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $127,000 BRIGHT MLS
• 2026-04-04 Listed $149,000 BRIGHT MLS

Property tax history

+13.6%/yr

Latest (2025): $1,150 · +4.1% YoY. Source: county tax records.