50 Mara Ct · Cherry Hill, NJ 08002

$345,000

3 bd · 2.5 ba · 1,704 sqft · SingleFamily public records · 69 Days on market

Built 1981 $202/sqft · 17% below area Est $416k · 17% under $135/mo HOA · 5% 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 +15.0/15.0
• Cash flow +7.4/30.0
• Schools +4.1/10.0
• 1% rule +3.6/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful townhome tucked away in the quiet community of Mara Court! This 3-bedroom, 2.5-bath home with a full basement offers complete comfort. Step inside to a welcoming foyer with a powder room off to the side. The open kitchen features tile flooring and stainless-steel appliances, flowing into a spacious dining area. Just a few steps down, the cozy living room awaits, complete with sliding doors that open to the backyard. Upstairs, the main bedroom includes a private bathroom, walk-in closet, and its own balcony. Two additional generously sized bedrooms share this level, offering plenty of space for family or guests. The full basement provides endless possibilities whether you need extra entertainment space, storage, and you will find laundry area. Recent updates include HVAC and water heater (less than 5 years old) and roof (less than 10 years old). Central air keeps the home comfortable year-round. Dedicated parking and guest parking ensure convenience for you and your visitors. Home is located just minutes from Cherry Hill Mall, dining, and major highways. Don’t miss out on this property as it will not last long.

Key facts

• Own balcony
• Tile flooring
• Private bathroom

Tags

• OPEN KITCHEN
• TILE FLOORING
• STAINLESS STEEL APPLIANCES
• PRIVATE BATHROOM
• WALK IN CLOSET
• OWN BALCONY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $298k (13.5% below list).
• Recommended offer: $267k (22.7% 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: Rents rising (+2.9%/yr); 101 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 35% of the median local income ($101k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 69 days — a 6% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $109k; list at $345k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,663 (22.7% 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 69 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.75
• GRM: 9.6

CMA / ARV

• ARV (median comp): $415,504
• List price: $345,000
• Delta: -16.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
748 Cooperlanding Rd	0.18mi	3/1.5	1,590 (-7%)	2mo	$375,000	$236	75
345 Oak Ave	0.23mi	3/2.0	1,847 (+8%)	7mo	$350,000	$189	67
18 Embassy Ct	0.53mi	3/2.0	1,617 (-5%)	1mo	$505,000	$312	64
10 Coles Ave	0.42mi	4/1.5 (+1)	1,800 (+6%)	1mo	$418,250	$232	62
3000 Church Rd	0.49mi	2/2.0 (-1)	1,640 (-4%)	5mo	$355,000	$216	60
3005 Garfield Ave	0.56mi	3/1.5	1,604 (-6%)	3mo	$470,000	$293	58
205 Wilson Rd	0.52mi	3/2.0	1,833 (+8%)	6mo	$465,000	$254	56
307 Wilson Rd	0.48mi	3/1.5	1,560 (-8%)	8mo	$395,000	$253	53
316 Cherry Hill Blvd	0.37mi	3/2.0	1,472 (-14%)	8mo	$380,000	$258	52
228 N Madison Ave	0.70mi	4/2.5 (+1)	1,861 (+9%)	4mo	$505,000	$271	44
117 Columbia Blvd	0.50mi	4/2.0 (+1)	1,916 (+12%)	9mo	$510,000	$266	42
454 Martin Ave	0.51mi	4/1.0 (+1)	1,486 (-13%)	9mo	$385,000	$259	37

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 · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -25.7%
• Equity multiple: 0.13×
• Total profit: $-84,147
• Equity at exit: $51,441

10-year hold

• IRR: -22.2%
• Equity multiple: -0.14×
• Total profit: $-109,647
• Equity at exit: $29,829

Cash invested: $96,600 (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 08002

• Rents YoY: 2.9%
• Active inventory: 101
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,984 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$713 /mo · $8,551/yr
• Insurance: −$144
• HOA: −$135
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $-443

Break-even live

Break-even rent $3,545

Max offer price $266,663

Occupancy floor —

Sensitivity live

Price	-10% $-248	-5% $-346	+0% $-443	+5% $-541	+10% $-639
Rent	-10% $-679	-5% $-561	+0% $-443	+5% $-326	+10% $-208
Rate	-1.0pp $-270	-0.5pp $-356	base $-443	+0.5pp $-533	+1.0pp $-624

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
836 Cooper Landing Rd Cherry Hill, NJ	3.0	1.0–2.0	901	$2,925	$3.25	0d	16	0.10mi
801 Cooper Landing Rd Cherry Hill, NJ	1.0–2.0	1.0–2.0	830	$2,097	$2.53	0d	10	0.12mi
747 Hedy Ave Cherry Hill, NJ	4.0	2.0	1888	$3,695	$1.96	6d	1	0.19mi
715 Cooper Landing Rd Cherry Hill, NJ	3.0	2.0	1334	$3,100	$2.32	45d	1	0.38mi
2904 Church Rd Cherry Hill, NJ	4.0	2.5	2044	$3,500	$1.71	23d	1	0.46mi
1 Burroughs Mill Cir Cherry Hill, NJ	1.0–3.0	1.0–2.5	1142	$3,493	$3.06	0d	23	0.62mi
2145 New Jersey 38 Cherry Hill Township, NJ	1.0–2.0	1.0–2.0	943	$2,589	$2.75	0d	17	0.62mi
1980 Route 70 W Cherry Hill, NJ	1.0–3.0	1.0–2.0	1043	$3,135	$3.01	0d	8	0.97mi
3005 Chapel Ave W Cherry Hill, NJ	3.0	1.0–2.0	1103	$2,774	$2.51	0d	59	1.01mi
2022 Crescent Way Cherry Hill, NJ	2.0	2.0	1358	$3,100	$2.28	45d	1	1.21mi
2000 Maplewood Dr Maple Shade, NJ	1.0–2.0	1.0–1.5	1072	$2,480	$2.31	25d	1	1.27mi
700 Citation Ln Cherry Hill, NJ	1.0–2.0	1.0–2.0	1513	$3,500	$2.31	0d	84	1.31mi
819 Mercer St Cherry Hill, NJ	3.0	2.0	1883	$3,200	$1.70	21d	1	1.36mi
4543 Champions Run Cherry Hill Township, NJ	2.0	2.0	1196	$2,450	$2.05	23d	1	1.43mi
4536 Champions Run #4536 Cherry Hill, NJ	2.0	2.0	1212	$3,000	$2.48	45d	1	1.43mi
223 Breeders Cup Dr Cherry Hill, NJ	3.0	2.0	1460	$3,400	$2.33	45d	1	1.46mi
Breeders Cup Dr Cherry Hill, NJ	2.0	2.0	1196	$2,650	$2.22	45d	1	1.47mi
4322 Champions Run Cherry Hill, NJ	2.0	2.0	1212	$2,850	$2.35	45d	1	1.49mi

HOA detail

• Monthly dues: $135 · $1,620/yr
• Likely covers: water

Listing history 21 events

1. 2026-05-31
   days on market $345,000 Active 69 DOM
2. 2026-05-13
   price $345,000 1159-char remark

   Show marketing remark (1159 chars)

   Welcome to this beautiful townhome tucked away in the quiet community of Mara Court! This 3-bedroom, 2.5-bath home with a full basement offers complete comfort. Step inside to a welcoming foyer with a powder room off to the side. The open kitchen features tile flooring and stainless-steel appliances, flowing into a spacious dining area. Just a few steps down, the cozy living room awaits, complete with sliding doors that open to the backyard. Upstairs, the main bedroom includes a private bathroom, walk-in closet, and its own balcony. Two additional generously sized bedrooms share this level, offering plenty of space for family or guests. The full basement provides endless possibilities whether you need extra entertainment space, storage, and you will find laundry area. Recent updates include HVAC and water heater (less than 5 years old) and roof (less than 10 years old). Central air keeps the home comfortable year-round. Dedicated parking and guest parking ensure convenience for you and your visitors. Home is located just minutes from Cherry Hill Mall, dining, and major highways. Don’t miss out on this property as it will not last long.

3. 2026-04-06
   price $350,000 1159-char remark

   Show marketing remark (1159 chars)

   Welcome to this beautiful townhome tucked away in the quiet community of Mara Court! This 3-bedroom, 2.5-bath home with a full basement offers complete comfort. Step inside to a welcoming foyer with a powder room off to the side. The open kitchen features tile flooring and stainless-steel appliances, flowing into a spacious dining area. Just a few steps down, the cozy living room awaits, complete with sliding doors that open to the backyard. Upstairs, the main bedroom includes a private bathroom, walk-in closet, and its own balcony. Two additional generously sized bedrooms share this level, offering plenty of space for family or guests. The full basement provides endless possibilities whether you need extra entertainment space, storage, and you will find laundry area. Recent updates include HVAC and water heater (less than 5 years old) and roof (less than 10 years old). Central air keeps the home comfortable year-round. Dedicated parking and guest parking ensure convenience for you and your visitors. Home is located just minutes from Cherry Hill Mall, dining, and major highways. Don’t miss out on this property as it will not last long.

4. 2026-04-06
   status Active 1159-char remark

   Show marketing remark (1159 chars)

   Welcome to this beautiful townhome tucked away in the quiet community of Mara Court! This 3-bedroom, 2.5-bath home with a full basement offers complete comfort. Step inside to a welcoming foyer with a powder room off to the side. The open kitchen features tile flooring and stainless-steel appliances, flowing into a spacious dining area. Just a few steps down, the cozy living room awaits, complete with sliding doors that open to the backyard. Upstairs, the main bedroom includes a private bathroom, walk-in closet, and its own balcony. Two additional generously sized bedrooms share this level, offering plenty of space for family or guests. The full basement provides endless possibilities whether you need extra entertainment space, storage, and you will find laundry area. Recent updates include HVAC and water heater (less than 5 years old) and roof (less than 10 years old). Central air keeps the home comfortable year-round. Dedicated parking and guest parking ensure convenience for you and your visitors. Home is located just minutes from Cherry Hill Mall, dining, and major highways. Don’t miss out on this property as it will not last long.

5. 2026-02-03
   historical 1159-char remark

   Show marketing remark (1159 chars)

   Welcome to this beautiful townhome tucked away in the quiet community of Mara Court! This 3-bedroom, 2.5-bath home with a full basement offers complete comfort. Step inside to a welcoming foyer with a powder room off to the side. The open kitchen features tile flooring and stainless-steel appliances, flowing into a spacious dining area. Just a few steps down, the cozy living room awaits, complete with sliding doors that open to the backyard. Upstairs, the main bedroom includes a private bathroom, walk-in closet, and its own balcony. Two additional generously sized bedrooms share this level, offering plenty of space for family or guests. The full basement provides endless possibilities whether you need extra entertainment space, storage, and you will find laundry area. Recent updates include HVAC and water heater (less than 5 years old) and roof (less than 10 years old). Central air keeps the home comfortable year-round. Dedicated parking and guest parking ensure convenience for you and your visitors. Home is located just minutes from Cherry Hill Mall, dining, and major highways. Don’t miss out on this property as it will not last long.

6. 2026-01-20
   listed $365,000 Active 1159-char remark

   Show marketing remark (1159 chars)

   Welcome to this beautiful townhome tucked away in the quiet community of Mara Court! This 3-bedroom, 2.5-bath home with a full basement offers complete comfort. Step inside to a welcoming foyer with a powder room off to the side. The open kitchen features tile flooring and stainless-steel appliances, flowing into a spacious dining area. Just a few steps down, the cozy living room awaits, complete with sliding doors that open to the backyard. Upstairs, the main bedroom includes a private bathroom, walk-in closet, and its own balcony. Two additional generously sized bedrooms share this level, offering plenty of space for family or guests. The full basement provides endless possibilities whether you need extra entertainment space, storage, and you will find laundry area. Recent updates include HVAC and water heater (less than 5 years old) and roof (less than 10 years old). Central air keeps the home comfortable year-round. Dedicated parking and guest parking ensure convenience for you and your visitors. Home is located just minutes from Cherry Hill Mall, dining, and major highways. Don’t miss out on this property as it will not last long.

7. 2025-12-31
   historical
8. 2025-09-24
   listed $375,000 Active
9. 2025-09-22
   historical
10. 2018-03-16
    historical
11. 2018-03-06
    status Active
12. 2018-03-02
    listed Active Under Contract
13. 2017-11-14
    listed $195,000
14. 2004-01-31
    historical
15. 2003-07-27
    listed $160,000
16. 2000-03-16
    soldstatus $109,000
17. 2000-01-03
    soldstatus $109,000
18. 1999-10-21
    historical
19. 1999-06-11
    listed $109,000
20. 1989-02-16
    soldstatus $75,000
21. 1983-01-05
    soldstatus $75,000

ⓘ 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: $8,551 · $713/mo
• Projected year-2 tax: $8,571 · $714/mo
• Expected delta: +$20/yr (+$2/mo · 0.2%)

ⓘ 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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $35,804
• − Mortgage interest: −$19,325
• − Property taxes: −$8,551
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,864
• − Management: −$2,864
• − HOA: −$1,620
• − Depreciation: −$10,036
• Taxable loss: −$11,182
• Est. tax savings @ 24.0%: +$2,684
• After-tax cash flow: $-2,638/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: Cherry Hill Mall, 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

+360.0% since first listed

20 events — show timeline

• 2026-05-13 Price Changed $345,000 BRIGHT MLS
• 2026-04-06 Price Changed $350,000 BRIGHT MLS
• 2026-04-06 Relisted — BRIGHT MLS
• 2026-02-03 Listing Removed — BRIGHT MLS
• 2026-01-20 Listed $365,000 BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-09-24 Listed $375,000 BRIGHT MLS
• 2025-09-22 Coming Soon — BRIGHT MLS
• 2018-03-16 Listing Removed — BRIGHT MLS
• 2018-03-06 Relisted — BRIGHT MLS
• 2018-03-02 Listed — BRIGHT MLS
• 2017-11-14 Listed $195,000 BRIGHT MLS
• 2004-01-31 Listing Removed — BRIGHT MLS
• 2003-07-27 Listed $160,000 BRIGHT MLS
• 2000-03-16 Sold (Public Records) $109,000 Public Records
• 2000-01-03 Sold (MLS) $109,000 BRIGHT MLS
• 1999-10-21 Listing Removed — BRIGHT MLS
• 1999-06-11 Listed $109,000 BRIGHT MLS
• 1989-02-16 Sold (Public Records) $75,000 Public Records
• 1983-01-05 Sold (Public Records) $75,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $8,551 · +5.4% YoY. Source: county tax records.