847 & 849 York St · Camden, NJ 08102

$200,000

6 bd · 3.0 ba · 1,236 sqft · SingleFamily public records · 55 Days on market

Built 1909 980 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• 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

5k offered to buyers closing cost Package Deal – 847 & 849 York Street Sold Together. Unique opportunity to acquire two attached Camden properties currently configured as one combined unit. The combined layout features oversized rooms, a large living room, a formal dining room, and a welcoming front porch. Perfect for investors, contractors, or buyers looking to build equity in a rapidly developing area of Camden.

Key facts

• Formal dining room
• Oversized rooms
• Large living room

Tags

• COMBINED UNIT
• OVERSIZED ROOMS
• LARGE LIVING ROOM
• FORMAL DINING ROOM
• WELCOMING FRONT PORCH

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• At $2,963/mo this rent would consume 105% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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: 1.48% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.27%
• DSCR: 2.04
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.66×
• Total profit: $36,732
• Equity at exit: $29,821

10-year hold

• IRR: 24.9%
• Equity multiple: 3.16×
• Total profit: $120,922
• Equity at exit: $17,292

Cash invested: $56,000 (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: 5.6×

Monthly cashflow live

• Estimated rent: $2,963 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$123 /mo · $1,475/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $1,086

Break-even live

Break-even rent $1,589

Max offer price $200,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,199	-5% $1,143	+0% $1,086	+5% $1,029	+10% $973
Rent	-10% $852	-5% $969	+0% $1,086	+5% $1,203	+10% $1,320
Rate	-1.0pp $1,187	-0.5pp $1,137	base $1,086	+0.5pp $1,034	+1.0pp $982

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Birch St Camden, NJ	5.0	1.5	976	$3,500	$3.59	19d	1	0.59mi

Listing history 6 events

1. 2026-06-04
   status $200,000 Pending 55 DOM
2. 2026-06-03
   days on market $200,000 Active 55 DOM
3. 2026-06-02
   days on market $200,000 Active 54 DOM
4. 2026-06-01
   days on market $200,000 Active 53 DOM
5. 2026-05-31
   days on market $200,000 Active 52 DOM
6. 2026-04-09
   listed $260,000 Active 429-char remark

   Show marketing remark (429 chars)

   5k offered to buyers closing cost Package Deal – 847 & 849 York Street Sold Together. Unique opportunity to acquire two attached Camden properties currently configured as one combined unit. The combined layout features oversized rooms, a large living room, a formal dining room, and a welcoming front porch. Perfect for investors, contractors, or buyers looking to build equity in a rapidly developing area of Camden.

ⓘ 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: $1,475 · $123/mo
• Projected year-2 tax: $3,227 · $269/mo
• Expected delta: +$1,753/yr (+$146/mo · 118.8%)

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

Taxation est. · year 1

• Rental income: $35,562
• − Mortgage interest: −$11,203
• − Property taxes: −$1,475
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,845
• − Management: −$2,845
• − Depreciation: −$5,818
• Taxable income: $10,376
• Est. tax owed @ 24.0%: −$2,490
• After-tax cash flow: $10,543/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

1 event — show timeline

• 2026-04-09 Listed $260,000 BRIGHT MLS

Property tax history

+8.9%/yr

Latest (2025): $1,475 · +4.1% YoY. Source: county tax records.