1164 Jackson St · Camden, NJ 08104

$119,000

3 bd · 1.0 ba · 1,351 sqft · Townhouse public records · 23 Days on market

Built 1915 1,359 sqft lot Est $116k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.4/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming single family home featuring 3 bedrooms and 1 full bathroom. Property will be delivered vacant at closing, offering a great opportunity for both homeowners and investors. The home includes a newer roof replaced last year and has been maintained by the current occupants. Conveniently located near major roads, shopping, and local amenities. NOTE: The property will be sold in AS-IS condition. The buyer is responsible for U & O.

Key facts

• Newer roof
• Conveniently located
• Built 1915

Tags

• NEWER ROOF
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Fee simple ownership
• Construction: Other foundation
• Exterior features: Semi-detached property; Other above-grade and below-grade structures; Lot dimensions approximately 17.00 x 0.00

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Other heating; Other cooling; Other hot water source
• Interior features: Doors with lever handles; Basement present (other type)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $119k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 7.1% in Camden — 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 70/100 on livability (#262 in NJ) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A; Watch: schools F, crime F, employment F.
• Camden City School District (urban): math 3% / reading 16% proficiency, ranked #472 of 472 in NJ (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 86% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 95 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $823 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $119k implies a 781% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 40% 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 $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.52% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.72%
• DSCR: 2.01
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $116,186
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1085 Morton St	0.11mi	3/1.0	1,280 (-5%)	1mo	$83,000	$65	86
1099 Morton St	0.10mi	3/1.0	1,431 (+6%)	1mo	$65,000	$45	84
1154 Thurman St	0.13mi	3/1.0	1,255 (-7%)	1mo	$108,333	$86	81
933 Lansdowne Ave	0.35mi	3/1.0	1,372 (+2%)	1mo	$219,000	$160	80
1522 S 10th St	0.21mi	3/1.0	1,429 (+6%)	2mo	$125,000	$87	79
1155 Whitman Ave	0.25mi	3/1.5	1,431 (+6%)	2mo	$206,000	$144	75
936 Mechanic St	0.41mi	3/1.0	1,408 (+4%)	1mo	$78,750	$56	73
1211 Thurman St	0.19mi	3/1.0	1,173 (-13%)	1mo	$86,458	$74	68
1223 Whitman Ave	0.28mi	3/1.0	1,496 (+11%)	1mo	$86,458	$58	68
1352 Carl Miller Blvd	0.34mi	4/1.0 (+1)	1,536 (+14%)	1mo	$249,000	$162	55
1831 S 6th St	0.70mi	3/1.0	1,213 (-10%)	1mo	$75,000	$62	50
1586 Greenwood Ave	0.75mi	3/1.5	1,184 (-12%)	1mo	$250,000	$211	41

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: 15.6%
• Equity multiple: 1.63×
• Total profit: $20,920
• Equity at exit: $17,743

10-year hold

• IRR: 24.3%
• Equity multiple: 3.10×
• Total profit: $70,023
• Equity at exit: $10,289

Cash invested: $33,320 (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 08104

• Active inventory: 95
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$624
• Tax from tax record: −$128 /mo · $1,530/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $631

Break-even live

Break-even rent $1,014

Max offer price $119,000

Occupancy floor 60%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	19d	1	0.30mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	2d	1	0.57mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	16d	1	0.68mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	5d	1	0.68mi
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	10d	1	0.69mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	24d	1	0.70mi
457 Mechanic St Camden, NJ	3.0	2.0	1200	$1,950	$1.62	18d	1	0.82mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	24d	1	0.83mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	17d	1	1.01mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	18d	1	1.02mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	12d	1	1.02mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	24d	1	1.08mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	4d	3	1.13mi
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	24d	1	1.20mi
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	24d	1	1.20mi
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	24d	1	1.24mi
221 Haddon Ave Collingswood, NJ	4.0	2.0	1744	$3,100	$1.78	3d	1	1.25mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1211	$3,372	$2.78	1d	6	1.27mi
1220 Grant Ave Unit 2 Oaklyn, NJ	2.0	1.0	1000	$1,800	$1.80	20d	1	1.31mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	24d	1	1.31mi
132 E Franklin Ave Unit A Collingswood, NJ	2.0	1.0	1000	$2,400	$2.40	24d	1	1.35mi
430 Richey Ave Unit 1A Oaklyn, NJ	2.0	1.0	897	$2,100	$2.34	4d	1	1.38mi
1034 Collings Ave Oaklyn, NJ	2.0	1.0	1100	$1,750	$1.59	18d	1	1.39mi
3132 Independence Rd Camden, NJ	3.0	1.5	1168	$1,595	$1.37	22d	1	1.46mi
264 Boyd St Unit B Camden, NJ	2.0	1.0	1616	$1,700	$1.05	24d	1	1.48mi
1021 Monitor Rd Camden, NJ	3.0	1.0	1012	$1,710	$1.69	24d	1	1.48mi
809 Eldridge Ave Unit 2 Oaklyn, NJ	2.0	1.0	1720	$2,050	$1.19	24d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $119,000 Active 23 DOM
2. 2026-06-17
   days on market $119,000 Active 22 DOM
3. 2026-06-16
   days on market $119,000 Active 21 DOM
4. 2026-06-15
   days on market $119,000 Active 20 DOM
5. 2026-06-13
   days on market $119,000 Active 18 DOM
6. 2026-06-13
   days on market $119,000 Active 17 DOM
7. 2026-06-09
   days on market $119,000 Active 14 DOM
8. 2026-06-08
   days on market $119,000 Active 13 DOM
9. 2026-06-07
   days on market $119,000 Active 12 DOM
10. 2026-06-04
    days on market $119,000 Active 9 DOM
11. 2026-06-03
    days on market $119,000 Active 8 DOM
12. 2026-06-02
    days on market $119,000 Active 7 DOM
13. 2026-06-01
    days on market $119,000 Active 6 DOM
14. 2026-05-31
    days on market $119,000 Active 5 DOM
15. 2026-05-26
    listed $119,000 Active
16. 1980-07-01
    soldstatus $13,500

ⓘ 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: $1,530 · $128/mo
• Projected year-2 tax: $2,247 · $187/mo
• Expected delta: +$716/yr (+$60/mo · 46.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,754
• − Mortgage interest: −$6,666
• − Property taxes: −$1,530
• − Insurance: −$595
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$3,462
• Taxable income: $6,021
• Est. tax owed @ 24.0%: −$1,445
• After-tax cash flow: $6,127/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: Camden City School District
• NCES district ID: 3402640
• Math proficiency: 3% ▼ -6.00%
• Reading proficiency: 16% ▬ 0.00%
• Median HH income: $25,845
• Composite: 6.85/100
• National rank: #9981
• State rank: #472 of 472 in NJ

Livability — Camden

• Score: 70/100
• State rank: #262
• US rank: #7721

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, NJ
• City population: 20,865
• Population (ZIP): 21,508

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: Black 53% Hispanic / Latino 40% Two or more races 9% White 2% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 22% Cuban 2% Dominican 9%
• Common ancestry: Hispanic 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 69% English-only · Spanish 29% Vietnamese 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: ▼ -123.43%
• Current HPI: 209.3596
• Rent YoY: —
• Metro: —
• 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

+781.5% since first listed

2 events — show timeline

• 2026-05-26 Listed $119,000 BRIGHT MLS
• 1980-07-01 Sold (Public Records) $13,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,530 · +4.1% YoY. Source: county tax records.