1169 Magnolia Ave · Camden, NJ 08103

$149,900

2 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 12 Days on market

Built 1952 2,026 sqft lot Est $225k · 34% 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.0/10.0
• Appreciation +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Newly renovated end unit townhome located in the historic Parkside subdivision of Camden City. Home features a seamless perimeter sidewalk providing access from the front of the home to the backyard and entry to a walkout basement. There is plumbing in the basement to add a bathroom as there was once a bathroom that has been removed. The front of the home includes a gated entry with Flagstar stone stairs and a front deck. Hardwood first level floors and newly carpeted bedrooms will provide you comfort in your new home. Homes in Parkside do not stay on the market long. This home will go fast!

Key facts

• End unit townhome
• Front deck
• Gated entry

Tags

• END UNIT TOWNHOME
• HISTORIC PARKSIDE SUBDIVISION
• SEAMLESS PERIMETER SIDEWALK
• GATED ENTRY
• FLAGSTAR STONE STAIRS
• FRONT DECK

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Underground utilities
• Home design: End of row townhouse; Fee simple ownership; Property in average condition; Finished area above grade reported as 1,116 (per assessor)
• Construction: Brick construction; Block foundation; Above grade and below grade structures
• Exterior features: Chain link fencing; Lot dimensions approx. 23.00 x 0.00 (per assessor)

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: 90% forced air heating; Oil heating fuel; Natural gas cooling fuel; Electric hot water
• Interior features: Full basement with outside entrance; 5 total rooms; Finished above-grade living area reported by assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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: 64 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $1,645/mo this rent would consume 54% of the median local household income ($37k/yr) (locally 1141% 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 (-2.4%/yr); year-one equity from $1k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $150k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $149,900

Questions for the listing agent

1. Built in 1952 — 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 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?
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 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: 1.10% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $225,432
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1251 Atlantic Ave	0.38mi	3/1.5 (+1)	1,162 (+4%)	14mo	$235,000	$202	57
1443 Crestmont Ave	0.51mi	3/1.0 (+1)	1,152 (+3%)	21mo	$178,000	$155	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.89×
• Total profit: $-4,485
• Equity at exit: $26,675

10-year hold

• IRR: 5.9%
• Equity multiple: 1.48×
• Total profit: $20,019
• Equity at exit: $20,513

Cash invested: $41,972 (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 08103

• Home prices YoY: -1.4%
• Active inventory: 64
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,645 high
• Mortgage (P&I): −$786
• Tax from tax record: −$205 /mo · $2,456/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $247

Break-even live

Break-even rent $1,333

Max offer price $149,900

Occupancy floor 80%

Sensitivity live

Price	-10% $331	-5% $289	+0% $247	+5% $204	+10% $162
Rent	-10% $117	-5% $182	+0% $247	+5% $312	+10% $377
Rate	-1.0pp $322	-0.5pp $285	base $247	+0.5pp $208	+1.0pp $168

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	11d	1	0.06mi
1245 Empire Ave Unit 1 Camden, NJ	1.0	1.0	825	$1,500	$1.82	25d	1	0.08mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	25d	1	0.13mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	3d	1	0.20mi
1532 Bradley Ave Unit A Camden, NJ	1.0	1.0	900	$1,175	$1.31	18d	1	0.39mi
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	20d	1	0.76mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	13d	1	0.77mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	19d	1	0.77mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	25d	1	0.79mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	18d	1	0.79mi
700 New St #102 Camden, NJ	1.0	1.0	820	$1,850	$2.26	4d	1	0.83mi
324 S 27th St Camden, NJ	3.0	1.0	1152	$1,900	$1.65	25d	1	1.07mi
457 Mechanic St Camden, NJ	3.0	2.0	1200	$1,950	$1.62	19d	1	1.09mi
2752 Mickle St Camden, NJ	3.0	1.0	1450	$1,850	$1.28	17d	1	1.10mi
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	25d	1	1.12mi
435 Mechanic St Camden, NJ	1.0	1.0	980	$1,350	$1.38	19d	1	1.12mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	25d	1	1.13mi
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	25d	1	1.18mi
697 Ferry Ave Camden, NJ	1.0	1.0	700	$1,120	$1.60	25d	1	1.19mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	19d	1	1.19mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	6d	1	1.24mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	17d	1	1.24mi
951 S 3rd St Unit F2 Camden, NJ	1.0	1.0	800	$1,050	$1.31	25d	1	1.24mi
380 Garden Ave Camden, NJ	2.0	2.0	1184	$2,100	$1.77	25d	1	1.29mi
527 Penn St Unit 1A Camden, NJ	2.0	1.0	800	$1,500	$1.88	19d	1	1.32mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1211	$3,372	$2.78	2d	6	1.36mi
132 E Franklin Ave Unit A Collingswood, NJ	2.0	1.0	1000	$2,400	$2.40	25d	1	1.36mi
1759 S 4th St Unit B Camden, NJ	2.0	1.0	800	$1,500	$1.88	25d	1	1.40mi
196 White Horse Pike Collingswood, NJ	1.0	1.0	754	$1,488	$1.97	22d	1	1.42mi
4137 Marlton Pike Pennsauken Township, NJ	2.0	1.0	900	$1,800	$2.00	25d	1	1.45mi

Listing history 7 events

1. 2026-05-06
   status Pending
2. 2026-04-24
   listed $149,900 Active
3. 2025-02-04
   soldstatus $45,000
4. 2005-11-04
   soldstatus $1
5. 2005-09-13
   soldstatus $1
6. 1999-11-15
   soldstatus $23,571
7. 1984-11-01
   soldstatus $35,000

ⓘ 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: $2,456 · $205/mo
• Projected year-2 tax: $3,094 · $258/mo
• Expected delta: +$638/yr (+$53/mo · 26.0%)

ⓘ 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 ≥103°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: $19,743
• − Mortgage interest: −$8,397
• − Property taxes: −$2,456
• − Insurance: −$750
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$4,361
• Taxable income: $622
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $2,810/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): 12,573
• Household income: $36,793
• Rent vs Own: 65.2% rent · 34.8% own
• Severe rent burden: 1141.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 54% Hispanic / Latino 36% Two or more races 9% White 5% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 19% Dominican 4%
• Common ancestry: Hispanic 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 22% Tagalog/Filipino 2%

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: ▼ -2.36%
• Current HPI: 162.557
• 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

+328.3% since first listed

7 events — show timeline

• 2026-05-06 Pending — BRIGHT MLS
• 2026-04-24 Listed $149,900 BRIGHT MLS
• 2025-02-04 Sold (Public Records) $45,000 Public Records
• 2005-11-04 Sold (Public Records) $1 Public Records
• 2005-09-13 Sold (Public Records) $1 Public Records
• 1999-11-15 Sold (Public Records) $23,571 Public Records
• 1984-11-01 Sold (Public Records) $35,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,456 · +4.1% YoY. Source: county tax records.