575 Berkley St · Camden, NJ 08103

$160,000

3 bd · 2.0 ba · 1,662 sqft · Townhouse public records · 50 Days on market

Built 1884 1,999 sqft lot Est $228k · 30% under ↓ 9% since listing

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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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.1/10.0
• 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

INVESTOR ALERT!!! Nestled in the heart of the Eds & Meds section of BOOMING Camden in the highly sought-after neighborhood of Lanning Square. Blank slate overflowing with historic charm with original wood and antique fixtures. Primary bedroom includes private ensuite bathroom. Seller is listing on behalf of their sister and does not have any additional information about the home.

Key facts

• Antique fixtures
• Original wood
• Historic charm

Tags

• HISTORIC CHARM
• ORIGINAL WOOD
• ANTIQUE FIXTURES
• PRIVATE ENSUITE BATHROOM
• SOUGHT-AFTER NEIGHBORHOOD

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas for heating and hot water
• Home design: Fee simple ownership
• Construction: Permanent foundation; Above grade and below grade structures
• Exterior features: Semi-detached property; Brick construction; Lot dimensions approximately 20.00 x 0.00

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Radiator heating; Electric cooling
• Interior features: Living Room; Dining Room; Kitchen; Basement (full)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.

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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,784/mo this rent would consume 58% 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

• It's been on market 50 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1884 — 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 $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1884 — 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: 1.11% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $227,694
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 Berkley St	0.05mi	4/2.5 (+1)	1,770 (+6%)	8mo	$266,900	$151	73
576 Washington St	0.03mi	4/2.5 (+1)	1,882 (+13%)	3mo	$359,000	$191	67
808 Haddon Ave	0.46mi	3/1.0	1,608 (-3%)	10mo	$99,000	$62	61
323-1/2 Kaighn Ave	0.64mi	3/1.0	1,637 (-2%)	8mo	$33,000	$20	57
522 Line St	0.19mi	4/2.0 (+1)	1,510 (-9%)	17mo	$222,000	$147	57
340 Chestnut St	0.56mi	4/1.0 (+1)	1,636 (-2%)	8mo	$165,000	$101	56
950 Pine St	0.41mi	3/1.0	1,710 (+3%)	21mo	$75,000	$44	55
846 Haddon Ave	0.52mi	4/2.0 (+1)	1,584 (-5%)	13mo	$217,000	$137	52
857 Haddon Ave	0.50mi	4/2.0 (+1)	1,513 (-9%)	14mo	$245,000	$162	45
822 S 6th St	0.24mi	3/1.0	1,430 (-14%)	22mo	$53,000	$37	43
1155 Cooper St	0.56mi	3/1.5	1,446 (-13%)	14mo	$199,000	$138	39
820 S 6th St	0.24mi	4/1.0 (+1)	1,430 (-14%)	22mo	$95,000	$66	39

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: -1.9%
• Equity multiple: 0.92×
• Total profit: $-3,365
• Equity at exit: $28,473

10-year hold

• IRR: 6.7%
• Equity multiple: 1.55×
• Total profit: $24,438
• Equity at exit: $21,895

Cash invested: $44,800 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,784 high
• Mortgage (P&I): −$839
• Tax from tax record: −$218 /mo · $2,614/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $286

Break-even live

Break-even rent $1,422

Max offer price $160,000

Occupancy floor 79%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	17d	1	0.16mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	12d	1	0.18mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	18d	1	0.18mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	24d	1	0.19mi
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	24d	1	0.22mi
840 Haddon Ave Unit A Camden, NJ	2.0	1.0	2032	$1,725	$0.85	24d	1	0.49mi
457 Mechanic St Camden, NJ	3.0	2.0	1200	$1,950	$1.62	18d	1	0.67mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	24d	1	0.74mi
1 Market St Camden, NJ	3.0	1.0–2.0	1190	$2,456	$2.06	2d	15	0.74mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	24d	1	0.86mi
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	19d	1	0.90mi
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	10d	1	0.91mi
1 Dock St Philadelphia, PA	3.0	1.0–3.5	1164	$10,341	$8.88	1d	18	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $160,000 Active 50 DOM
2. 2026-06-17
   days on market $160,000 Active 49 DOM
3. 2026-06-16
   days on market $160,000 Active 48 DOM
4. 2026-06-15
   days on market $160,000 Active 47 DOM
5. 2026-06-13
   days on market $160,000 Active 45 DOM
6. 2026-06-13
   days on market $160,000 Active 44 DOM
7. 2026-06-09
   days on market $160,000 Active 41 DOM
8. 2026-06-08
   days on market $160,000 Active 40 DOM
9. 2026-06-07
   days on market $160,000 Active 39 DOM
10. 2026-06-04
    days on market $160,000 Active 36 DOM
11. 2026-06-03
    days on market $160,000 Active 35 DOM
12. 2026-06-02
    pricedays on market $160,000 Active 34 DOM
13. 2026-06-01
    days on market $175,000 Active 33 DOM
14. 2026-05-31
    days on market $175,000 Active 32 DOM
15. 2026-04-29
    listed $175,000 Active 388-char remark

ⓘ 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: $2,614 · $218/mo
• Projected year-2 tax: $3,299 · $275/mo
• Expected delta: +$685/yr (+$57/mo · 26.2%)

ⓘ 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: $21,404
• − Mortgage interest: −$8,962
• − Property taxes: −$2,614
• − Insurance: −$800
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$4,655
• Taxable income: $948
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $3,199/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

-8.6% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $160,000 BRIGHT MLS
• 2026-04-29 Listed $175,000 BRIGHT MLS

Property tax history

+3.8%/yr

Latest (2025): $2,614 · +4.1% YoY. Source: county tax records.