320 Company St · Lawnside, NJ 08045

$269,999

4 bd · 4.0 ba · 3,324 sqft · SingleFamily public records · 136 Days on market

Built 1920 ↓ 12% since listing

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

Listing remarks

Investor opportunity with strong upside potential! This spacious 2-story property offers generous living space and flexibility for a variety of residential needs. Currently configured with multiple living areas, the home presents an excellent opportunity for buyers seeking extended living arrangements or creative space utilization. Located in desirable Lawnside, this property sits on a convenient street with easy access to major roadways, shopping, and public transportation. Property is being sold as-is. Buyer responsible for all inspections, certifications, and verification of permitted uses with the Borough.

Key facts

• 2 garage spots
• Built 1920
• Listed 135 days

Property features AI

Finance

• Other: Ownership is fee simple

Exterior

• Parking: Detached front-entry garage with 2 spaces
• Utilities: Public water; Cesspool sewer; Natural gas hot water
• Home design: Detached single-family home; Above-grade finished area approximately 3,324 (per assessor)
• Construction: Frame construction; Concrete perimeter foundation
• Exterior features: Full basement; Lot dimensions approximately 278 x 0

Interior

• Bedrooms: Two main-level bedrooms; Two upper-level bedrooms
• Bathrooms: Two full bathrooms on the main level; One full bathroom on the upper level; One full bathroom on the lower level (basement)
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Two fireplaces

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $270k).
• Recommended offer: $238k (12.0% 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: 22 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k 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 $76k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $38k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.77% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.77%
• DSCR: 2.06
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $834,324
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
349 John F Kennedy Blvd	0.47mi	3/2.5 (-1)	3,047 (-8%)	7mo	$275,000	$90	47
1216 Warwick Rd	0.49mi	4/2.5	3,592 (+8%)	13mo	$900,000	$251	47
902 Warwick Rd	0.71mi	5/3.5 (+1)	3,772 (+14%)	11mo	$1,150,000	$305	29

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

Projected returns pro-forma

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

5-year hold

• IRR: 42.2%
• Equity multiple: 4.21×
• Total profit: $242,768
• Equity at exit: $243,236

10-year hold

• IRR: 36.5%
• Equity multiple: 9.47×
• Total profit: $640,547
• Equity at exit: $524,549

Cash invested: $75,600 (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: 22
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $4,784 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$753 /mo · $9,035/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,005
• Net cashflow: $1,498

Break-even live

Break-even rent $2,888

Max offer price $269,999

Occupancy floor 64%

Sensitivity live

Price	-10% $1,651	-5% $1,574	+0% $1,498	+5% $1,421	+10% $1,345
Rent	-10% $1,120	-5% $1,309	+0% $1,498	+5% $1,687	+10% $1,876
Rate	-1.0pp $1,634	-0.5pp $1,566	base $1,498	+0.5pp $1,428	+1.0pp $1,357

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Heritage Rd Haddonfield, NJ	4.0	2.0	2452	$7,500	$3.06	2d	1	1.00mi
302 NW Atlantic Ave Magnolia, NJ	3.0	1.0	2461	$1,950	$0.79	18d	1	1.05mi

Listing history 21 events

1. 2026-06-21
   days on market $269,999 Active 136 DOM
2. 2026-06-18
   days on market $269,999 Active 133 DOM
3. 2026-06-17
   days on market $269,999 Active 132 DOM
4. 2026-06-16
   days on market $269,999 Active 131 DOM
5. 2026-06-15
   pricedays on market $269,999 Active 130 DOM
6. 2026-06-13
   days on market $279,999 Active 128 DOM
7. 2026-06-09
   days on market $279,999 Active 124 DOM
8. 2026-06-08
   days on market $279,999 Active 123 DOM
9. 2026-06-07
   days on market $279,999 Active 122 DOM
10. 2026-06-04
    days on market $279,999 Active 119 DOM
11. 2026-06-03
    days on market $279,999 Active 118 DOM
12. 2026-06-02
    days on market $279,999 Active 117 DOM
13. 2026-06-01
    days on market $279,999 Active 116 DOM
14. 2026-05-31
    days on market $279,999 Active 115 DOM
15. 2026-04-01
    price $279,999
16. 2026-03-06
    price $299,999
17. 2026-03-02
    historical
18. 2026-03-01
    listed $307,900 Active
19. 2026-02-24
    price $307,900
20. 2026-02-06
    listed $319,900 Active
21. 2026-02-03
    historical $319,900

ⓘ 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: $9,035 · $753/mo
• Projected year-2 tax: $9,035 · $753/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $57,404
• − Mortgage interest: −$15,124
• − Property taxes: −$9,035
• − Insurance: −$1,350
• − Repairs & maintenance: −$4,592
• − Management: −$4,592
• − Depreciation: −$7,855
• Taxable income: $14,855
• Est. tax owed @ 24.0%: −$3,565
• After-tax cash flow: $14,408/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

-12.5% since first listed

7 events — show timeline

• 2026-04-01 Price Changed $279,999 BRIGHT MLS
• 2026-03-06 Price Changed $299,999 BRIGHT MLS
• 2026-03-02 Listing Removed — BRIGHT MLS
• 2026-03-01 Listed $307,900 BRIGHT MLS
• 2026-02-24 Price Changed $307,900 BRIGHT MLS
• 2026-02-06 Listed $319,900 BRIGHT MLS
• 2026-02-03 Coming Soon $319,900 BRIGHT MLS

Property tax history

+2.3%/yr

Latest (2025): $9,035 · +3.5% YoY. Source: county tax records.