126 Centura · Cherry Hill, NJ 08003

$210,000

2 bd · 1.5 ba · 1,574 sqft · Condo public records · 64 Days on market

Built 1980 $133/sqft · at area comps Est $220k · at est. $990/mo HOA · 33% 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).

• ARV discount +9.5/15.0
• 1% rule +9.2/10.0
• Cash flow +6.8/30.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 2-bedroom, 1.5-bathroom condo located in a desirable Centura , offering both comfort and convenience. Step inside to find a spacious and inviting layout featuring a formal dining room, perfect for entertaining, and an enclosed terrace that provides a private space to relax year-round. The kitchen is thoughtfully designed with white cabinetry, granite countertops, a center island, and a pantry, offering both style and functionality for everyday living. The primary suite features a private ensuite bathroom complete with a soaking tub and a separate shower stall, creating the perfect retreat. Additional highlights include garage parking with space for two cars, along with an additional storage unit for added convenience. Major updates such as a newer HVAC system (2022) and roof replacement (2023) provide peace of mind for years to come.

Key facts

• $990 HOA
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-325 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (27.4% below list).
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $153k (27.4% below list) — sets the bar for cash-flow.

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: 145 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $6k 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 64 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; HOA is 33% of rent.

Recommended offer $152,514 (27.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.42% ✓
• Cap rate: 4.43%
• Cash-on-cash: -6.64%
• DSCR: 0.70
• GRM: 5.9

CMA / ARV

• ARV (median comp): $220,008
• List price: $210,000
• Delta: -4.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.2%
• Equity multiple: 0.08×
• Total profit: $-53,950
• Equity at exit: $31,312

10-year hold

• IRR: -23.3%
• Equity multiple: -0.20×
• Total profit: $-70,398
• Equity at exit: $18,157

Cash invested: $58,800 (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 08003

• Active inventory: 145
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,990 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$508 /mo · $6,102/yr
• Insurance: −$88
• HOA: −$990
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $-325

Break-even live

Break-even rent $3,402

Max offer price $152,514

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.73mi
154 E Valleybrook Rd Cherry Hill, NJ	3.0	1.5	1413	$3,300	$2.34	43d	1	0.86mi
117 N Brookfield Rd Cherry Hill, NJ	3.0	1.5	1413	$3,200	$2.26	15d	1	1.03mi
1913 Delicious Way Cherry Hill, NJ	3.0	2.0	1468	$3,000	$2.04	17d	1	1.10mi
106 Carolina Ave Cherry Hill, NJ	3.0	1.0	1488	$2,800	$1.88	18d	1	1.17mi
400 E Oak Ave Lawnside, NJ	2.0	2.0	1138	$2,528	$2.22	1d	3	1.36mi
101 Railroad Blvd Cherry Hill, NJ	3.0	2.0	1374	$2,800	$2.04	20d	1	1.36mi

HOA detail condo

• Monthly dues: $990 · $11,880/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $210,000 Active 64 DOM
2. 2026-06-17
   days on market $210,000 Active 63 DOM
3. 2026-06-16
   days on market $210,000 Active 62 DOM
4. 2026-06-15
   days on market $210,000 Active 61 DOM
5. 2026-06-13
   days on market $210,000 Active 59 DOM
6. 2026-06-13
   days on market $210,000 Active 58 DOM
7. 2026-06-09
   days on market $210,000 Active 55 DOM
8. 2026-06-08
   days on market $210,000 Active 54 DOM
9. 2026-06-07
   days on market $210,000 Active 53 DOM
10. 2026-06-04
    days on market $210,000 Active 50 DOM
11. 2026-06-03
    days on market $210,000 Active 49 DOM
12. 2026-06-02
    days on market $210,000 Active 48 DOM
13. 2026-06-01
    days on market $210,000 Active 47 DOM
14. 2026-05-31
    days on market $210,000 Active 46 DOM
15. 2026-04-16
    listed $210,000 Active 884-char remark

    Show marketing remark (884 chars)

    Welcome to this beautifully maintained 2-bedroom, 1.5-bathroom condo located in a desirable Centura , offering both comfort and convenience. Step inside to find a spacious and inviting layout featuring a formal dining room, perfect for entertaining, and an enclosed terrace that provides a private space to relax year-round. The kitchen is thoughtfully designed with white cabinetry, granite countertops, a center island, and a pantry, offering both style and functionality for everyday living. The primary suite features a private ensuite bathroom complete with a soaking tub and a separate shower stall, creating the perfect retreat. Additional highlights include garage parking with space for two cars, along with an additional storage unit for added convenience. Major updates such as a newer HVAC system (2022) and roof replacement (2023) provide peace of mind for years to come.

16. 2026-04-12
    historical $210,000 884-char remark

    Show marketing remark (884 chars)

    Welcome to this beautifully maintained 2-bedroom, 1.5-bathroom condo located in a desirable Centura , offering both comfort and convenience. Step inside to find a spacious and inviting layout featuring a formal dining room, perfect for entertaining, and an enclosed terrace that provides a private space to relax year-round. The kitchen is thoughtfully designed with white cabinetry, granite countertops, a center island, and a pantry, offering both style and functionality for everyday living. The primary suite features a private ensuite bathroom complete with a soaking tub and a separate shower stall, creating the perfect retreat. Additional highlights include garage parking with space for two cars, along with an additional storage unit for added convenience. Major updates such as a newer HVAC system (2022) and roof replacement (2023) provide peace of mind for years to come.

17. 2022-02-08
    soldstatus $225,000
18. 2021-11-23
    soldstatus $225,000 Closed 1281-char remark

    Show marketing remark (1281 chars)

    ATTENTION THIS WILL NOT LAST LONG!! Welcome to this top floor, immaculate 2 bedroom 1.5 bath condo located in the Spanish style buildings of the gated and secured Centura Condominium Community. This is the largest 2 bedroom unit in the complex. The updated modern kitchen features granite countertops, matching stainless steel appliances with a breakfast bar, and modern light fixtures including plenty of cabinet and counter space. The spacious master suite with two separate walk-in closets, large master bath includes standing shower stall and large soaking tub. Brand new wall to wall carpeting in bedrooms as well as marble floors in the kitchen. Wrap around fireplace located in the living/dining room complete with crystal chandeliers and recessed lighting throughout. Large screened-in balcony overlooking the beautiful front court yard while the backyard is grass and nature . There is plenty of storage both inside the condo as well as a storage unit in the underground parking garage. The large underground parking garage has direct access to the vestibule with an elevator. Access to large swimming pool, tennis courts, and more. Located conveniently minutes from Philadelphia, Rt. 295, Patco & many great shopping destinations. Schedule your walk through today!!

19. 2021-09-24
    status Pending 1281-char remark

    Show marketing remark (1281 chars)

    ATTENTION THIS WILL NOT LAST LONG!! Welcome to this top floor, immaculate 2 bedroom 1.5 bath condo located in the Spanish style buildings of the gated and secured Centura Condominium Community. This is the largest 2 bedroom unit in the complex. The updated modern kitchen features granite countertops, matching stainless steel appliances with a breakfast bar, and modern light fixtures including plenty of cabinet and counter space. The spacious master suite with two separate walk-in closets, large master bath includes standing shower stall and large soaking tub. Brand new wall to wall carpeting in bedrooms as well as marble floors in the kitchen. Wrap around fireplace located in the living/dining room complete with crystal chandeliers and recessed lighting throughout. Large screened-in balcony overlooking the beautiful front court yard while the backyard is grass and nature . There is plenty of storage both inside the condo as well as a storage unit in the underground parking garage. The large underground parking garage has direct access to the vestibule with an elevator. Access to large swimming pool, tennis courts, and more. Located conveniently minutes from Philadelphia, Rt. 295, Patco & many great shopping destinations. Schedule your walk through today!!

20. 2021-09-18
    historical Active Under Contract 1281-char remark

    Show marketing remark (1281 chars)

    ATTENTION THIS WILL NOT LAST LONG!! Welcome to this top floor, immaculate 2 bedroom 1.5 bath condo located in the Spanish style buildings of the gated and secured Centura Condominium Community. This is the largest 2 bedroom unit in the complex. The updated modern kitchen features granite countertops, matching stainless steel appliances with a breakfast bar, and modern light fixtures including plenty of cabinet and counter space. The spacious master suite with two separate walk-in closets, large master bath includes standing shower stall and large soaking tub. Brand new wall to wall carpeting in bedrooms as well as marble floors in the kitchen. Wrap around fireplace located in the living/dining room complete with crystal chandeliers and recessed lighting throughout. Large screened-in balcony overlooking the beautiful front court yard while the backyard is grass and nature . There is plenty of storage both inside the condo as well as a storage unit in the underground parking garage. The large underground parking garage has direct access to the vestibule with an elevator. Access to large swimming pool, tennis courts, and more. Located conveniently minutes from Philadelphia, Rt. 295, Patco & many great shopping destinations. Schedule your walk through today!!

21. 2021-09-15
    listed $199,619 Active 1281-char remark

    Show marketing remark (1281 chars)

    ATTENTION THIS WILL NOT LAST LONG!! Welcome to this top floor, immaculate 2 bedroom 1.5 bath condo located in the Spanish style buildings of the gated and secured Centura Condominium Community. This is the largest 2 bedroom unit in the complex. The updated modern kitchen features granite countertops, matching stainless steel appliances with a breakfast bar, and modern light fixtures including plenty of cabinet and counter space. The spacious master suite with two separate walk-in closets, large master bath includes standing shower stall and large soaking tub. Brand new wall to wall carpeting in bedrooms as well as marble floors in the kitchen. Wrap around fireplace located in the living/dining room complete with crystal chandeliers and recessed lighting throughout. Large screened-in balcony overlooking the beautiful front court yard while the backyard is grass and nature . There is plenty of storage both inside the condo as well as a storage unit in the underground parking garage. The large underground parking garage has direct access to the vestibule with an elevator. Access to large swimming pool, tennis courts, and more. Located conveniently minutes from Philadelphia, Rt. 295, Patco & many great shopping destinations. Schedule your walk through today!!

22. 2018-02-15
    soldstatus $118,955
23. 2017-10-31
    soldstatus $118,955 Sold
24. 2017-08-24
    status Under Contract
25. 2017-08-08
    listed $129,900 Active
26. 2015-02-20
    soldstatus $150,000
27. 2007-01-17
    soldstatus $208,000
28. 2006-10-20
    soldstatus $208,000
29. 2006-09-27
    historical
30. 2006-08-07
    listed $208,000
31. 1982-06-25
    soldstatus $81,035

ⓘ 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: $6,102 · $508/mo
• Projected year-2 tax: $6,102 · $508/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: $35,876
• − Mortgage interest: −$11,763
• − Property taxes: −$6,102
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,870
• − Management: −$2,870
• − HOA: −$11,880
• − Depreciation: −$6,109
• Taxable loss: −$6,768
• Est. tax savings @ 24.0%: +$1,624
• After-tax cash flow: $-2,281/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

+159.1% since first listed

17 events — show timeline

• 2026-04-16 Listed $210,000 BRIGHT MLS
• 2026-04-12 Coming Soon $210,000 BRIGHT MLS
• 2022-02-08 Sold (Public Records) $225,000 Public Records
• 2021-11-23 Sold (MLS) $225,000 BRIGHT MLS
• 2021-09-24 Pending — BRIGHT MLS
• 2021-09-18 Contingent — BRIGHT MLS
• 2021-09-15 Listed $199,619 BRIGHT MLS
• 2018-02-15 Sold (Public Records) $118,955 Public Records
• 2017-10-31 Sold (MLS) $118,955 TREND
• 2017-08-24 Pending — TREND
• 2017-08-08 Listed $129,900 TREND
• 2015-02-20 Sold (Public Records) $150,000 Public Records
• 2007-01-17 Sold (Public Records) $208,000 Public Records
• 2006-10-20 Sold (MLS) $208,000 BRIGHT MLS
• 2006-09-27 Listing Removed — BRIGHT MLS
• 2006-08-07 Listed $208,000 BRIGHT MLS
• 1982-06-25 Sold (Public Records) $81,035 Public Records

Property tax history

+1.5%/yr

Latest (2025): $6,102 · +5.4% YoY. Source: county tax records.