123 Ashland Ave · Lawnside, NJ 08045

$225,000

3 bd · 1.0 ba · 1,474 sqft · MultiFamily public records · 27 Days on market

Built 1936 0.35 ac lot

---

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 +23.5/30.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

A Fixer Upper! 3 Bedroom, Living Room, Dining Room, Large Kitchen, Full Basement, Corner Lot. Close Shopping & Transportation.

Key facts

• 0.35 acre lot
• 2 parking spots
• Built 1936

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles; Total of 2 garage/parking spaces
• Utilities: Public water; Private sewer; Natural gas for heating, cooling fuel, and hot water
• Home design: Detached single-family home; Located on a corner lot in Lawnside Borough
• Construction: Stone construction; Block foundation; Estimated year built
• Exterior features: Corner lot; Shed on the property; Above-grade and below-grade structures noted; Pets allowed with no restrictions

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 3 bedrooms on the main level; Total rooms include dining room, family room, and 3 bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Not furnished; Full basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#152 in NJ, #3,974 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, employment A-; Watch: schools D-, crime F, amenities F.
• Lawnside School Distric (suburban): math 20% / reading 35% proficiency, ranked #566 of 612 in NJ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Camden County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $110k; list at $225k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. Built in 1936 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 3.37×
• Total profit: $149,426
• Equity at exit: $202,698

10-year hold

• IRR: 26.1%
• Equity multiple: 7.66×
• Total profit: $419,294
• Equity at exit: $437,126

Cash invested: $63,000 (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 08045

• Home prices YoY: 13.5%
• Active inventory: 21
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,713 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$449 /mo · $5,393/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $420

Break-even live

Break-even rent $2,181

Max offer price $225,000

Occupancy floor 80%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 David Pl Magnolia, NJ	4.0	1.0	1280	$2,695	$2.11	1d	1	0.43mi
400 E Oak Ave Lawnside, NJ	2.0	2.0	1138	$2,528	$2.22	2d	3	0.68mi
401 Glendale Dr Somerdale, NJ	3.0	1.0	1060	$2,400	$2.26	1d	1	1.02mi
101 Railroad Blvd Cherry Hill, NJ	3.0	2.0	1374	$2,800	$2.04	20d	1	1.07mi
331 Preston Ave Voorhees, NJ	1.0–2.0	1.0	900	$2,114	$2.35	1d	1	1.09mi
208 Ashley Run Voorhees, NJ	2.0	2.0	1332	$2,450	$1.84	1d	1	1.24mi
37 E Gloucester Pike Unit 1 Barrington, NJ	4.0	2.0	1683	$2,000	$1.19	11d	1	1.28mi
110 Woodcrest Rd Cherry Hill, NJ	1.0–2.0	1.0–2.0	1045	$3,155	$3.02	1d	12	1.32mi
106 Carolina Ave Cherry Hill, NJ	3.0	1.0	1488	$2,800	$1.88	18d	1	1.32mi
116 Eaton Pl Voorhees, NJ	4.0	1.5	1734	$3,200	$1.85	1d	1	1.38mi
154 E Valleybrook Rd Cherry Hill, NJ	3.0	1.5	1413	$3,300	$2.34	44d	1	1.41mi
16 Whaler Ave Runnemede, NJ	3.0	2.5	1558	$3,050	$1.96	18d	1	1.47mi
10 Whaler Dr Runnemede, NJ	3.0	2.0	1558	$3,000	$1.93	1d	1	1.48mi

Listing history 8 events

1. 2026-05-13
   status Pending
2. 2026-04-16
   listed $225,000 Active
3. 2026-04-15
   historical $225,000
4. 2006-07-18
   soldstatus $110,000
5. 2006-07-18
   soldstatus $110,000
6. 2006-06-26
   soldstatus $110,000 132-char remark

   Show marketing remark (132 chars)

   A Fixer Upper! 3 Bedroom, Living Room, Dining Room, Large Kitchen, Full Basement, Corner Lot. Close Shopping & Transportation.

7. 2006-03-23
   historical 132-char remark

   Show marketing remark (132 chars)

   A Fixer Upper! 3 Bedroom, Living Room, Dining Room, Large Kitchen, Full Basement, Corner Lot. Close Shopping & Transportation.

8. 2006-02-26
   listed $110,000 132-char remark

   Show marketing remark (132 chars)

   A Fixer Upper! 3 Bedroom, Living Room, Dining Room, Large Kitchen, Full Basement, Corner Lot. Close Shopping & Transportation.

ⓘ 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: $5,393 · $449/mo
• Projected year-2 tax: $5,498 · $458/mo
• Expected delta: +$105/yr (+$9/mo · 1.9%)

ⓘ 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 · 13 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $32,551
• − Mortgage interest: −$12,603
• − Property taxes: −$5,393
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,604
• − Management: −$2,604
• − Depreciation: −$6,545
• Taxable income: $1,676
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $4,636/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: Lawnside School Distric
• NCES district ID: 3408340
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $57,050
• Composite: 27.71/100
• National rank: #12312
• State rank: #566 of 612 in NJ

Livability — Lawnside

• Score: 75/100
• State rank: #152
• US rank: #3974

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lawnside, NJ
• City population: 3,124
• Population (ZIP): 3,124

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 Black (72%)
• Race & ethnicity: Black 72% Hispanic / Latino 20% Two or more races 5% White 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 4% Dominican 2%
• Common ancestry: Italian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 16% Other Indo-European 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: ▲ 40.66%
• Current HPI: 341.1483
• 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

+104.5% since first listed

8 events — show timeline

• 2026-05-13 Pending — BRIGHT MLS
• 2026-04-16 Listed $225,000 BRIGHT MLS
• 2026-04-15 Coming Soon $225,000 BRIGHT MLS
• 2006-07-18 Sold (Public Records) $110,000 Public Records
• 2006-07-18 Sold (Public Records) $110,000 Public Records
• 2006-06-26 Sold (MLS) $110,000 BRIGHT MLS
• 2006-03-23 Listing Removed — BRIGHT MLS
• 2006-02-26 Listed $110,000 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2025): $5,393 · +3.5% YoY. Source: county tax records.