4566 Harding Rd · Merchantville, NJ 08109

$200,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 64 Days on market

Built 1929 3,106 sqft lot Est $265k · 25% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.8/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

HERE’S YOUR CHANCE to own this 3BR, 1BA two‑story side‑by‑side home (right unit), now back on the market. Perfect for investors or buyers looking to add their personal touch. Home features solar panels, a valuable asset offering energy efficiency and long‑term savings. Property is being sold AS‑IS; buyer responsible for all certificates and repairs. Submit your strongest offer—seller may not call for Highest & Best. This gem won’t last. Schedule your showing today.

Key facts

• 2 parking spots
• Built 1929
• Listed 64 days

Property features AI

Exterior

• Parking: Concrete driveway; Driveway parking (2 spaces); On-street parking; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water; Natural gas heating
• Home design: Semi-detached property; Entry on level 1
• Construction: Frame construction; Block foundation; Flat rubber roof; Estimated year built
• Exterior features: Wrought iron fencing; Not located in a federal flood zone; Above- and below-grade structures noted

Interior

• Kitchen: Gas range/oven; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Hardwood; Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Wall unit cooling
• Interior features: Very good condition; Full basement
• Laundry & utility: Washer and dryer; Laundry located in the basement; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.2% in Merchantville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#30 in NJ, #773 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, crime A; Watch: cost of living D+.
• Pennsauken Township Board Of Education School District (suburban): math 12% / reading 32% proficiency, ranked #410 of 472 in NJ (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 78 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $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 ($188k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $41k; list at $200k implies a 383% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $264,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 West End Ave	0.08mi	3/1.5	1,165 (+6%)	8mo	$285,000	$245	78
4755 W End Ave	0.16mi	2/1.5 (-1)	1,038 (-6%)	2mo	$170,000	$164	74
4749 Poplar Ave	0.17mi	3/1.0	996 (-10%)	5mo	$215,000	$216	72
4742 Browning Rd	0.24mi	2/1.0 (-1)	1,010 (-8%)	1mo	$250,000	$248	69
243 N 40th St	0.58mi	3/2.0	1,120 (+1%)	6mo	$229,900	$205	62
2249 39th St	0.45mi	3/2.0	1,200 (+9%)	1mo	$201,000	$168	60
2232 42nd St	0.49mi	3/1.5	1,196 (+8%)	4mo	$268,000	$224	58
6415 Walton Ave	0.69mi	3/2.0	1,144 (+4%)	3mo	$352,000	$308	56
4116 Burwood Ave	0.60mi	4/1.0 (+1)	1,167 (+6%)	6mo	$330,000	$283	53
4766 Springfield Ave	0.58mi	3/1.5	1,200 (+9%)	5mo	$260,000	$217	53
2503 48th St	0.49mi	3/1.0	1,248 (+13%)	3mo	$300,000	$240	52
6501 Roosevelt Ave	0.70mi	2/1.5 (-1)	1,080 (-2%)	6mo	$290,000	$269	52

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-15,466
• Equity at exit: $29,821

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $8,538
• Equity at exit: $17,292

Cash invested: $56,000 (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 08109

• Active inventory: 78
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,158 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$308 /mo · $3,692/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $265

Break-even live

Break-even rent $1,823

Max offer price $200,000

Occupancy floor 83%

Sensitivity live

Price	-10% $378	-5% $322	+0% $265	+5% $208	+10% $152
Rent	-10% $94	-5% $180	+0% $265	+5% $350	+10% $435
Rate	-1.0pp $366	-0.5pp $316	base $265	+0.5pp $213	+1.0pp $160

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4621 Woodland Ave Pennsauken, NJ	3.0	1.5	1148	$2,200	$1.92	25d	1	0.24mi
5122 Garfield Ave Pennsauken, NJ	3.0	1.0	1308	$2,500	$1.91	25d	1	0.53mi
106 N 34th St Unit B Camden, NJ	3.0	2.0	900	$1,950	$2.17	25d	1	0.57mi
2323 Browning Rd Pennsauken, NJ	3.0	1.0	923	$2,500	$2.71	25d	1	0.65mi
380 Garden Ave Camden, NJ	2.0	2.0	1184	$2,100	$1.77	25d	1	0.79mi
5729 Irving Ave Pennsauken, NJ	3.0	1.5	1200	$2,150	$1.79	18d	1	0.85mi
4137 Marlton Pike Pennsauken Township, NJ	2.0	1.0	900	$1,800	$2.00	25d	1	0.86mi
4601 High St Pennsauken, NJ	1.0–2.0	1.0	800	$1,675	$2.09	4d	4	0.86mi
2277 Hollinshed Ave Pennsauken, NJ	3.0	1.5	1164	$2,400	$2.06	25d	1	0.91mi
5454 Burwood Ave Pennsauken, NJ	3.0	1.5	1419	$2,650	$1.87	6d	1	0.94mi
324 S 27th St Camden, NJ	3.0	1.0	1152	$1,900	$1.65	25d	1	1.02mi
6366 Rogers Ave Unit 3 Pennsauken Township, NJ	3.0	1.0	1100	$2,100	$1.91	25d	1	1.03mi
2752 Mickle St Camden, NJ	3.0	1.0	1450	$1,850	$1.28	18d	1	1.06mi
200 E Maple Ave Unit 10 Merchantville, NJ	2.0	1.0	1000	$2,000	$2.00	5d	1	1.10mi
200 E Maple Ave Apt 13 Merchantville, NJ	2.0	1.0	1000	$2,000	$2.00	4d	1	1.10mi
200 E Maple Ave Unit 08 Merchantville, NJ	2.0	1.0	1000	$2,000	$2.00	19d	1	1.10mi
1535 Gross Ave Pennsauken, NJ	3.0	1.0	1272	$2,150	$1.69	25d	1	1.17mi
2395 New Jersey Cherry Hill Township, NJ	3.0	1.0–3.0	1050	$3,100	$2.95	0d	15	1.23mi
202 Park Blvd Cherry Hill, NJ	1.0–2.0	1.0–2.0	1075	$4,570	$4.25	0d	7	1.32mi
300 Monroe Ave Unit B Cherry Hill Township, NJ	3.0	1.0	900	$2,250	$2.50	25d	1	1.41mi

Listing history 11 events

1. 2026-06-15
   status $200,000 Pending 64 DOM
2. 2026-06-15
   days on market $200,000 Active 64 DOM
3. 2026-06-13
   days on market $200,000 Active 62 DOM
4. 2026-06-13
   days on market $200,000 Active 61 DOM
5. 2026-06-09
   days on market $200,000 Active 58 DOM
6. 2026-06-08
   days on market $200,000 Active 57 DOM
7. 2026-06-07
   days on market $200,000 Active 56 DOM
8. 2026-06-04
   days on market $200,000 Active 53 DOM
9. 2026-06-03
   days on market $200,000 Active 52 DOM
10. 2026-06-02
    remarks 471-char remark
11. 2026-06-02
    listed $200,000 Active 51 DOM

ⓘ 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: $3,692 · $308/mo
• Projected year-2 tax: $4,336 · $361/mo
• Expected delta: +$644/yr (+$54/mo · 17.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $25,895
• − Mortgage interest: −$11,203
• − Property taxes: −$3,692
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − Depreciation: −$5,818
• Taxable income: $39
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $3,170/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: Pennsauken Township Board Of Education School District
• NCES district ID: 3412870
• Math proficiency: 12% ▼ -16.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $60,336
• Composite: 20.48/100
• National rank: #8573
• State rank: #410 of 472 in NJ

Livability — Merchantville

• Score: 84/100
• State rank: #30
• US rank: #773

Category grades

Amenities B+ Commute A Cost of living D+ Crime A Employment A+ Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Camden County · 407,624 people
• City population: 24,022
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 24,022
• Household income: $90,242
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 874.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 39% Hispanic / Latino 31% Black 18% Two or more races 11% Asian 9%
• Hispanic origin (detail): Puerto Rican 16% Dominican 6%
• Common ancestry: Romanian 5% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 72% English-only · Spanish 20% Vietnamese 4% 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: ▼ -197.50%
• Current HPI: 331.3072
• 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

+506.1% since first listed

17 events — show timeline

• 2026-06-02 Relisted — BRIGHT MLS
• 2026-04-25 Listing Removed — BRIGHT MLS
• 2026-03-05 Listed $200,000 BRIGHT MLS
• 2026-03-03 Listing Removed — BRIGHT MLS
• 2026-02-18 Price Changed $274,000 BRIGHT MLS
• 2026-02-18 Price Changed $274,000 NJMLS
• 2026-01-31 Price Changed $299,000 BRIGHT MLS
• 2026-01-30 Price Changed $299,000 NJMLS
• 2025-12-15 Listed $325,000 BRIGHT MLS
• 2025-12-07 Listed $325,000 NJMLS
• 2025-12-05 Coming Soon — BRIGHT MLS
• 2023-06-11 Listing Removed — BRIGHT MLS
• 2023-04-15 Listed $210,000 BRIGHT MLS
• 2023-03-30 Coming Soon — BRIGHT MLS
• 1989-01-09 Sold (Public Records) $41,400 Public Records
• 1987-06-15 Sold (Public Records) $52,300 Public Records
• 1982-12-01 Sold (Public Records) $33,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $3,692 · -5.6% YoY. Source: county tax records.