1522 S 10th St · Camden, NJ 08104

$134,900

3 bd · 1.0 ba · 1,429 sqft · SingleFamily public records

Built 1900 1,500 sqft lot Est $174k · 23% under

---

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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A good deal more for a good deal less! Awesome well-maintained twinhouse with month to month tenant. Open front porch, patio and fenced yard. Newer roof, heater and solar panels. Call and see it today! Being sold as is.

Key facts

• Built 1900

🏷️ Possibly a rental listed for sale. The $134,900 price doesn't fit this home's estimated sale value (~$174,338) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 10.1% 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: 95 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $933 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $134,900

Questions for the listing agent

1. Built in 1900 — 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: 1.28% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.43%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $174,338
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1306 Thurman St	0.42mi	3/1.0	1,398 (-2%)	4mo	$140,000	$100	74
1314 Atlantic Ave	0.47mi	3/1.5	1,380 (-3%)	2mo	$245,000	$178	69
1216 Sheridan St	0.32mi	3/1.5	1,524 (+7%)	5mo	$252,000	$165	68
1240 Chase Street St S	0.34mi	4/1.5 (+1)	1,500 (+5%)	2mo	$143,000	$95	67
851 Carl Miller Blvd	0.25mi	3/1.0	1,557 (+9%)	12mo	$190,000	$122	64
1128 Everett St	0.17mi	3/1.5	1,575 (+10%)	12mo	$175,000	$111	63
1243 Magnolia Ave	0.73mi	3/1.0	1,460 (+2%)	6mo	$115,000	$79	57
621 Ferry Ave	0.55mi	3/1.0	1,312 (-8%)	5mo	$25,000	$19	56
634 Walnut St	0.62mi	3/2.0	1,462 (+2%)	8mo	$225,000	$154	56
1744 S 6th St	0.55mi	4/2.0 (+1)	1,536 (+8%)	14mo	$86,058	$56	42
2115 S 10th St	0.63mi	3/1.5	1,636 (+14%)	16mo	$225,000	$138	31
1353 Park Blvd	0.63mi	4/1.0 (+1)	1,638 (+15%)	15mo	$210,000	$128	29

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $5,102
• Equity at exit: $20,114

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $39,244
• Equity at exit: $11,664

Cash invested: $37,772 (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: 95
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$707
• Tax from tax record: −$175 /mo · $2,105/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $423

Break-even live

Break-even rent $1,189

Max offer price $134,900

Occupancy floor 70%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	19d	1	0.10mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	2d	1	0.57mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	24d	1	0.60mi
457 Mechanic St Camden, NJ	3.0	2.0	1200	$1,950	$1.62	18d	1	0.62mi
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	10d	1	0.64mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	24d	1	0.76mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	17d	1	0.81mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	18d	1	0.83mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	12d	1	0.83mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	5d	1	0.89mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	16d	1	0.89mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	24d	1	0.89mi
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	24d	1	0.99mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	24d	1	1.11mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	4d	3	1.33mi
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	24d	1	1.34mi
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	24d	1	1.40mi
221 Haddon Ave Collingswood, NJ	4.0	2.0	1744	$3,100	$1.78	3d	1	1.43mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1211	$3,372	$2.78	1d	6	1.46mi
264 Boyd St Unit B Camden, NJ	2.0	1.0	1616	$1,700	$1.05	24d	1	1.47mi

Listing history 10 events

1. 2026-03-04
   historical
2. 2026-03-04
   listed $134,900
3. 2026-02-09
   soldstatus $125,000 Closed 221-char remark

   Show marketing remark (221 chars)

   A good deal more for a good deal less! Awesome well-maintained twinhouse with month to month tenant. Open front porch, patio and fenced yard. Newer roof, heater and solar panels. Call and see it today! Being sold as is.

4. 2026-01-24
   status Pending 221-char remark

   Show marketing remark (221 chars)

   A good deal more for a good deal less! Awesome well-maintained twinhouse with month to month tenant. Open front porch, patio and fenced yard. Newer roof, heater and solar panels. Call and see it today! Being sold as is.

5. 2026-01-09
   soldstatus $125,000 Closed 221-char remark

   Show marketing remark (221 chars)

   A good deal more for a good deal less! Awesome well-maintained twinhouse with month to month tenant. Open front porch, patio and fenced yard. Newer roof, heater and solar panels. Call and see it today! Being sold as is.

6. 2025-11-24
   status Pending 221-char remark

   Show marketing remark (221 chars)

   A good deal more for a good deal less! Awesome well-maintained twinhouse with month to month tenant. Open front porch, patio and fenced yard. Newer roof, heater and solar panels. Call and see it today! Being sold as is.

7. 2025-10-15
   listed $134,900 Active 221-char remark

   Show marketing remark (221 chars)

   A good deal more for a good deal less! Awesome well-maintained twinhouse with month to month tenant. Open front porch, patio and fenced yard. Newer roof, heater and solar panels. Call and see it today! Being sold as is.

8. 2011-07-25
   historical
9. 2010-06-25
   listed $79,900
10. 1992-10-22
    soldstatus $16,500

ⓘ 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: $2,105 · $175/mo
• Projected year-2 tax: $2,732 · $228/mo
• Expected delta: +$627/yr (+$52/mo · 29.8%)

ⓘ 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: $20,688
• − Mortgage interest: −$7,556
• − Property taxes: −$2,105
• − Insurance: −$674
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$3,924
• Taxable income: $3,117
• Est. tax owed @ 24.0%: −$748
• After-tax cash flow: $4,326/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

+717.6% since first listed

10 events — show timeline

• 2026-03-04 Listed $134,900 BRIGHT MLS
• 2026-03-04 Listing Removed — BRIGHT MLS
• 2026-02-09 Sold (MLS) $125,000 BRIGHT MLS
• 2026-01-24 Pending — BRIGHT MLS
• 2026-01-09 Sold (MLS) $125,000 BRIGHT MLS
• 2025-11-24 Pending — BRIGHT MLS
• 2025-10-15 Listed $134,900 BRIGHT MLS
• 2011-07-25 Listing Removed — BRIGHT MLS
• 2010-06-25 Listed $79,900 BRIGHT MLS
• 1992-10-22 Sold (Public Records) $16,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,105 · +4.1% YoY. Source: county tax records.