143 Centura · Cherry Hill, NJ 08003

$169,900

2 bd · 2.0 ba · 1,442 sqft · Condo public records · 53 Days on market

Built 1980 $118/sqft · 22% below area Est $218k · 22% under $915/mo HOA · 31% of rent

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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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.1/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 143 Centura, a spacious and beautifully updated 2-bedroom, 2-bathroom condominium nestled within the secure, gated Centura community of Cherry Hill. This single-level second-floor unit offers 1,442 square feet of comfortable living with an open flow from the inviting main living area into the formal dining room, perfect for entertaining. The updated eat-in kitchen features granite countertops, stainless steel appliances, and elegant tile flooring, while in-unit laundry adds everyday convenience. The generous primary suite includes a walk-in closet and a fully renovated en-suite bath, and a versatile second bedroom with an additional updated full bathroom provides flexibility for guests or a home office. Two private garage spaces, central air, forced air heating, and luxury vinyl flooring round out the interior highlights. Residents enjoy access to a community pool and clubhouse, with HOA services covering water, heat, trash, lawn care, and more. Ideally located minutes from major highways, Cherry Hill East schools, shopping, and dining, this move-in ready home is an exceptional opportunity for first-time buyers, downsizers, or anyone seeking stylish, stress-free living.

Key facts

• Gated community
• Community pool
• Walk-in closet

Tags

• GATED COMMUNITY
• UPDATED KITCHEN
• IN-UNIT LAUNDRY
• WALK-IN CLOSET
• RENOVATED EN-SUITE BATH
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Cherry Hill School District (suburban): math 27% / reading 59% proficiency, ranked #181 of 472 in NJ (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 145 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $5k 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 53 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $170k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; HOA is 31% of rent.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.75% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 4.8

CMA / ARV

• ARV (median comp): $218,383
• List price: $169,900
• Delta: -22.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-20,720
• Equity at exit: $25,333

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-7,306
• Equity at exit: $14,690

Cash invested: $47,572 (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 08003

• Active inventory: 145
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $2,975 high
• Mortgage (P&I): −$891
• Tax from tax record: −$378 /mo · $4,536/yr
• Insurance: −$71
• HOA: −$915
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $96

Break-even live

Break-even rent $2,854

Max offer price $169,900

Occupancy floor 92%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Woodcrest Rd Cherry Hill, NJ	1.0–2.0	1.0–2.0	1045	$3,155	$3.02	1d	12	0.68mi
154 E Valleybrook Rd Cherry Hill, NJ	3.0	1.5	1413	$3,300	$2.34	44d	1	0.81mi
117 N Brookfield Rd Cherry Hill, NJ	3.0	1.5	1413	$3,200	$2.26	15d	1	0.98mi
1913 Delicious Way Cherry Hill, NJ	3.0	2.0	1468	$3,000	$2.04	17d	1	1.11mi
106 Carolina Ave Cherry Hill, NJ	3.0	1.0	1488	$2,800	$1.88	19d	1	1.15mi
400 E Oak Ave Lawnside, NJ	2.0	2.0	1138	$2,528	$2.22	2d	3	1.32mi
101 Railroad Blvd Cherry Hill, NJ	3.0	2.0	1374	$2,800	$2.04	20d	1	1.34mi
350 Tavistock Cherry Hill, NJ	2.0	2.0	1005	$2,300	$2.29	20d	1	1.40mi
1 Evans Mill Ln Cherry Hill Township, NJ	2.0	2.0	1373	$3,425	$2.49	1d	1	1.47mi
214 Tavistock Cherry Hill, NJ	2.0	2.0	1005	$2,650	$2.64	44d	1	1.48mi

HOA detail condo

• Monthly dues: $915 · $10,980/yr
• Likely covers: watertrashlandscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-01
   days on market $169,900 Active 53 DOM
2. 2026-05-31
   days on market $169,900 Active 52 DOM
3. 2026-04-09
   listed $169,900 Active 1199-char remark

   Show marketing remark (1199 chars)

   Welcome to 143 Centura, a spacious and beautifully updated 2-bedroom, 2-bathroom condominium nestled within the secure, gated Centura community of Cherry Hill. This single-level second-floor unit offers 1,442 square feet of comfortable living with an open flow from the inviting main living area into the formal dining room, perfect for entertaining. The updated eat-in kitchen features granite countertops, stainless steel appliances, and elegant tile flooring, while in-unit laundry adds everyday convenience. The generous primary suite includes a walk-in closet and a fully renovated en-suite bath, and a versatile second bedroom with an additional updated full bathroom provides flexibility for guests or a home office. Two private garage spaces, central air, forced air heating, and luxury vinyl flooring round out the interior highlights. Residents enjoy access to a community pool and clubhouse, with HOA services covering water, heat, trash, lawn care, and more. Ideally located minutes from major highways, Cherry Hill East schools, shopping, and dining, this move-in ready home is an exceptional opportunity for first-time buyers, downsizers, or anyone seeking stylish, stress-free living.

4. 2026-01-12
   soldstatus $110,000
5. 2025-12-05
   soldstatus $110,000 Closed 1321-char remark

   Show marketing remark (1321 chars)

   Stylish Condo Living in Gated Centura Community – Move-In Ready! Welcome to 143 Centura, a spacious and beautifully updated 2-bedroom, 2-bath condo nestled in the sought-after gated Centura community of Cherry Hill. This second-floor unit offers 1,442 square feet of comfortable living space with a thoughtful layout and modern finishes. Step into the inviting main living area featuring gleaming hardwood floors and an open flow into the formal dining room—perfect for entertaining. The updated eat-in kitchen boasts granite countertops, stainless steel appliances, elegant tile flooring, and ample space for casual meals. Retreat to the generous primary suite complete with a walk-in closet and a tastefully renovated full bath. A second bedroom and another updated full bathroom provide flexibility for guests, home office, or hobbies. Additional highlights include: Carpeted bedrooms for cozy comfort Central air and forced air heating Two garage spaces Stucco exterior and traditional floor plan Convenient access to major highways, shopping, and dining Located in a quiet, well-maintained community with secure entry, this condo offers the perfect blend of privacy and convenience. Whether you're a first-time buyer, downsizing, or seeking a low-maintenance lifestyle, this home is ready to welcome you.

6. 2025-11-12
   historical Active Under Contract 1321-char remark

   Show marketing remark (1321 chars)

   Stylish Condo Living in Gated Centura Community – Move-In Ready! Welcome to 143 Centura, a spacious and beautifully updated 2-bedroom, 2-bath condo nestled in the sought-after gated Centura community of Cherry Hill. This second-floor unit offers 1,442 square feet of comfortable living space with a thoughtful layout and modern finishes. Step into the inviting main living area featuring gleaming hardwood floors and an open flow into the formal dining room—perfect for entertaining. The updated eat-in kitchen boasts granite countertops, stainless steel appliances, elegant tile flooring, and ample space for casual meals. Retreat to the generous primary suite complete with a walk-in closet and a tastefully renovated full bath. A second bedroom and another updated full bathroom provide flexibility for guests, home office, or hobbies. Additional highlights include: Carpeted bedrooms for cozy comfort Central air and forced air heating Two garage spaces Stucco exterior and traditional floor plan Convenient access to major highways, shopping, and dining Located in a quiet, well-maintained community with secure entry, this condo offers the perfect blend of privacy and convenience. Whether you're a first-time buyer, downsizing, or seeking a low-maintenance lifestyle, this home is ready to welcome you.

7. 2025-09-27
   listed $125,000 Active 1321-char remark

   Show marketing remark (1321 chars)

   Stylish Condo Living in Gated Centura Community – Move-In Ready! Welcome to 143 Centura, a spacious and beautifully updated 2-bedroom, 2-bath condo nestled in the sought-after gated Centura community of Cherry Hill. This second-floor unit offers 1,442 square feet of comfortable living space with a thoughtful layout and modern finishes. Step into the inviting main living area featuring gleaming hardwood floors and an open flow into the formal dining room—perfect for entertaining. The updated eat-in kitchen boasts granite countertops, stainless steel appliances, elegant tile flooring, and ample space for casual meals. Retreat to the generous primary suite complete with a walk-in closet and a tastefully renovated full bath. A second bedroom and another updated full bathroom provide flexibility for guests, home office, or hobbies. Additional highlights include: Carpeted bedrooms for cozy comfort Central air and forced air heating Two garage spaces Stucco exterior and traditional floor plan Convenient access to major highways, shopping, and dining Located in a quiet, well-maintained community with secure entry, this condo offers the perfect blend of privacy and convenience. Whether you're a first-time buyer, downsizing, or seeking a low-maintenance lifestyle, this home is ready to welcome you.

8. 2025-09-24
   historical
9. 2025-09-12
   listed $125,000 Active
10. 2025-06-17
    historical
11. 2025-06-14
    listed $225,000 Active
12. 2022-01-30
    historical
13. 2022-01-19
    listed $155,000 Active
14. 2022-01-11
    listed $155,000 Active
15. 2022-01-11
    historical
16. 2020-01-30
    soldstatus $132,000
17. 1997-12-29
    soldstatus $72,500

ⓘ 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: $4,536 · $378/mo
• Projected year-2 tax: $4,536 · $378/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $35,705
• − Mortgage interest: −$9,517
• − Property taxes: −$4,536
• − Insurance: −$850
• − Repairs & maintenance: −$2,856
• − Management: −$2,856
• − HOA: −$10,980
• − Depreciation: −$4,943
• Taxable loss: −$833
• Est. tax savings @ 24.0%: +$200
• After-tax cash flow: $1,350/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: Cherry Hill School District
• NCES district ID: 3403000
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $90,394
• Composite: 40.71/100
• National rank: #3665
• State rank: #181 of 472 in NJ

Livability — Cherry Hill

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Ashland, NJ
• County: Camden County · 407,624 people
• City population: 76,725
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 31,809
• Household income: $155,059
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 583.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Asian 17% Hispanic / Latino 6% Two or more races 6% Black 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Scotch-Irish 7% Romanian 6% Subsaharan African 2%
• Foreign-born: 19% · China, South Korea, Canada
• Languages at home: 77% English-only · Chinese 5% Spanish 3% Other Indo-European 3%

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: ▼ -260.29%
• Current HPI: 334.8611
• 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

+134.3% since first listed

15 events — show timeline

• 2026-04-09 Listed $169,900 BRIGHT MLS
• 2026-01-12 Sold (Public Records) $110,000 Public Records
• 2025-12-05 Sold (MLS) $110,000 BRIGHT MLS
• 2025-11-12 Contingent — BRIGHT MLS
• 2025-09-27 Listed $125,000 BRIGHT MLS
• 2025-09-24 Listing Removed — BRIGHT MLS
• 2025-09-12 Listed $125,000 BRIGHT MLS
• 2025-06-17 Listing Removed — BRIGHT MLS
• 2025-06-14 Listed $225,000 BRIGHT MLS
• 2022-01-30 Listing Removed — BRIGHT MLS
• 2022-01-19 Listed $155,000 BRIGHT MLS
• 2022-01-11 Listing Removed — BRIGHT MLS
• 2022-01-11 Listed $155,000 BRIGHT MLS
• 2020-01-30 Sold (Public Records) $132,000 Public Records
• 1997-12-29 Sold (Public Records) $72,500 Public Records

Property tax history

-0.0%/yr

Latest (2025): $4,536 · +5.4% YoY. Source: county tax records.