401 Cooper Landing Rd, #628 · Cherry Hill, NJ 08002

$150,000

1 bd · 1.0 ba · 506 sqft · SingleFamily · 17 Days on market

Built 1963 $296/sqft · 9% below area Est $165k · 9% under $300/mo HOA · 17% of rent

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Why this score? — see what drove the D+ 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 +14.3/30.0
• ARV discount +11.5/15.0
• 1% rule +6.5/10.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

401 Cooper Landing Road, Unit 628 offers easy, low maintenance living in the heart of Cherry Hill. Located on the sixth floor of the Playa Del Sol building, this one bedroom, one bathroom condo features great natural light and an open, comfortable layout. Large floor-to-ceiling windows and a sliding glass door brightens both the living room and bedroom, while the private balcony gives you a spot to step out and enjoy the view. The kitchen opens directly to the living space and includes granite countertops, tile backsplash, ample cabinetry, a refrigerator, and oven/range. Vinyl and linoleum flooring run throughout the home for easy upkeep. The spacious bedroom sits across from the bathroom,

Key facts

• Great natural light
• Ample cabinetry
• Private balcony

Tags

• GREAT NATURAL LIGHT
• PRIVATE BALCONY
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• AMPLE CABINETRY
• MINI SPLIT FOR COOLING

Property features AI

Finance

• Other: Property manager present; Above-grade finished area approximately 506 square feet (estimated)
• HOA & community: Monthly HOA fee of $300; HOA covers common area maintenance, front and rear lawn care, lawn maintenance, management, pools, snow removal, and other services; Community amenities include common grounds, elevator, laundry facilities, outdoor pool, and tennis courts; Pets allowed (cats OK)

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric power
• Home design: Condominium; Elevator access (2 elevators)
• Construction: Above-grade and below-grade structures
• Exterior features: Community pool; Tennis court(s); Street lighting; Balcony

Interior

• Kitchen: Electric range/oven; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Vinyl flooring; Tile/brick flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (forced air); Ductless/mini-split cooling; Hot water: other
• Interior features: Open floor plan; Combination kitchen and living area; Tub with shower; Sliding glass door(s)
• Laundry & utility: Laundry facilities in the building

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $29 ($344/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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: Rents rising (+2.9%/yr); 99 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $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 17 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.15% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 7.2

CMA / ARV

• ARV (median comp): $164,752
• List price: $150,000
• Delta: -8.95%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.47×
• Total profit: $-22,446
• Equity at exit: $22,365

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-17,053
• Equity at exit: $12,969

Cash invested: $42,000 (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 08002

• Rents YoY: 2.9%
• Active inventory: 99
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,728 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$300
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $29

Break-even live

Break-even rent $1,692

Max offer price $150,000

Occupancy floor 93%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Cooper Landing Rd Cherry Hill, NJ	1.0	1.0	506	$1,700	$3.36	24d	1	0.01mi
3005 Chapel Ave W Cherry Hill, NJ	3.0	1.0–2.0	1015	$1,841	$1.81	2d	55	0.66mi
801 Cooper Landing Rd Cherry Hill, NJ	1.0–2.0	1.0–2.0	830	$1,560	$1.88	2d	10	0.91mi
111 Chestnut St Unit 507 Cherry Hill, NJ	—	1.0	650	$1,500	$2.31	3d	1	1.00mi
106 Chestnut St Cherry Hill, NJ	2.0	1.0	732	$1,795	$2.45	3d	10	1.03mi
2145 New Jersey 38 Cherry Hill Township, NJ	1.0–2.0	1.0–2.0	943	$1,844	$1.96	1d	17	1.04mi
836 Cooper Landing Rd Cherry Hill, NJ	3.0	1.0–2.0	901	$2,115	$2.35	1d	18	1.04mi
700 Meadowlands BLVD Cherry Hill Township, NJ	1.0	1.0	729	$1,184	$1.62	44d	1	1.13mi
1200 Marlton Pike E Cherry Hill, NJ	1.0	1.0	698	$1,675	$2.40	44d	1	1.31mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 7 events

1. 2026-05-12
   listed $150,000 Active 1214-char remark
2. 2024-04-30
   soldstatus $150,000 Closed
3. 2024-03-29
   historical Active Under Contract
4. 2024-03-21
   listed $144,900 Active
5. 2006-05-02
   soldstatus $135,000
6. 2006-03-26
   historical
7. 2006-01-27
   listed $135,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,738
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$3,600
• − Depreciation: −$4,364
• Taxable loss: −$1,946
• Est. tax savings @ 24.0%: +$467
• After-tax cash flow: $811/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: Ellisburg, NJ
• County: Camden County · 407,624 people
• City population: 76,725
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 24,015
• Household income: $100,951
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 430.0

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 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 12% Asian 12% Black 8% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 8% Scotch-Irish 2% Italian 2%
• Foreign-born: 18% · Vietnam, Canada, China
• Languages at home: 73% English-only · Spanish 8% Russian/Polish/Slavic 4% Vietnamese 4%

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: ▼ -201.30%
• Current HPI: 358.1597
• Rent YoY: ▲ 2.90%
• 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

+11.1% since first listed

8 events — show timeline

• 2026-05-29 Pending — BRIGHT MLS
• 2026-05-12 Listed $150,000 BRIGHT MLS
• 2024-04-30 Sold (MLS) $150,000 BRIGHT MLS
• 2024-03-29 Contingent — BRIGHT MLS
• 2024-03-21 Listed $144,900 BRIGHT MLS
• 2006-05-02 Sold (MLS) $135,000 BRIGHT MLS
• 2006-03-26 Listing Removed — BRIGHT MLS
• 2006-01-27 Listed $135,000 BRIGHT MLS