1386 Haddon Ave · Camden, NJ 08103

$150,000

3 bd · 1.5 ba · 1,233 sqft · Townhouse public records · 29 Days on market

Built 1920 1,298 sqft lot Est $123k · 22% over

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +6.9/10.0
• Appreciation +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0

Listing remarks

THIS HOME IS STRICTLY FOR A OWNER OCCUPANT!THERE IS ALSO INCOME RESTICTIONS. PLEASE SEE DOCUMENTS UPLOADED!"Outstanding. " This home has gone thru a Major Renovation! Recently remodeled by Hardy Homes with all the Bells and Whistles! The luxury vinyl plank floors greet you as you walk thru this Open Floor concept. The huge living room comes complete with a newer bathroom. Once entering the gourmet kitchen, you're captivated by the numerous upgrades, which include granite countertops, upgraded Energy Star appliances, and cabinets that are simply beautiful. The upstairs features three large bedrooms, which have access to a gorgeous bathroom with all-new fixtures and custom tile floo

Key facts

• Huge storage area
• Gourmet kitchen
• French drain

Tags

• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• ENERGY STAR APPLIANCES
• HUGE STORAGE AREA
• FRENCH DRAIN
• 15 YEAR ROOF WARRANTY

Property features AI

Finance

• Other: Pets allowed with no pet restrictions; Accessibility features: Other
• Financial info: Fee simple ownership; Irrigation water rights

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric available; Natural gas available
• Home design: Semi-detached property; Excellent condition; Effective year built/major remodel: 2025; Built by Hardy Homes
• Construction: Frame construction; Block foundation; Flat roof; Above-grade and below-grade structures
• Exterior features: Porch(es); Lot dimensions approximately 13 x 0

Interior

• Kitchen: Built-in microwave; ENERGY STAR refrigerator; ENERGY STAR dishwasher
• Bedrooms: 3 bedrooms on the first upper level
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom on upper level; 1 half bathroom on main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Drywall walls and ceilings; Basement with drainage system
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/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.
• Cap rate 9.9% 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: 64 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• At $1,792/mo this rent would consume 58% of the median local household income ($37k/yr) (locally 1141% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.4%/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.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.19% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.76%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $123,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1154 Thurman St	0.39mi	3/1.0	1,255 (+2%)	1mo	$108,333	$86	76
1211 Thurman St	0.30mi	3/1.0	1,173 (-5%)	1mo	$86,458	$74	75
1586 Greenwood Ave	0.43mi	3/1.5	1,184 (-4%)	1mo	$250,000	$211	72
1085 Morton St	0.49mi	3/1.0	1,280 (+4%)	1mo	$83,000	$65	68
1248 Everett St	0.25mi	3/1.0	1,081 (-12%)	1mo	$108,333	$100	65
1246 Everett St	0.25mi	3/1.0	1,081 (-12%)	1mo	$108,333	$100	65
1235 Thurman St	0.29mi	3/1.0	1,084 (-12%)	1mo	$108,333	$100	64
1010 Kenwood Ave	0.45mi	3/1.0	1,088 (-12%)	1mo	$75,000	$69	57
933 Lansdowne Ave	0.52mi	3/1.0	1,372 (+11%)	1mo	$219,000	$160	54
1250 Sayrs	0.68mi	3/1.0	1,142 (-7%)	0mo	$100,000	$88	54
936 Mechanic St	0.50mi	3/1.0	1,408 (+14%)	1mo	$78,750	$56	50
1623 Pulaski St	0.56mi	2/1.0 (-1)	1,117 (-9%)	2mo	$145,000	$130	50

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

Projected returns pro-forma

-2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.20×
• Total profit: $8,194
• Equity at exit: $26,693

10-year hold

• IRR: 13.2%
• Equity multiple: 2.13×
• Total profit: $47,269
• Equity at exit: $20,527

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 08103

• Home prices YoY: -1.4%
• Active inventory: 64
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,792 high
• Mortgage (P&I): −$787
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $447

Break-even live

Break-even rent $1,227

Max offer price $150,000

Occupancy floor 70%

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 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	3d	1	0.08mi
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	10d	1	0.25mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	24d	1	0.36mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	24d	1	0.39mi
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	19d	1	0.59mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	18d	1	0.89mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	12d	1	0.89mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	17d	1	0.90mi
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	24d	1	0.92mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	24d	1	0.92mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	18d	1	0.93mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	5d	1	0.97mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	16d	1	0.97mi
457 Mechanic St Camden, NJ	3.0	2.0	1200	$1,950	$1.62	18d	1	1.03mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1211	$3,372	$2.78	1d	6	1.19mi
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	24d	1	1.19mi
132 E Franklin Ave Unit A Collingswood, NJ	2.0	1.0	1000	$2,400	$2.40	24d	1	1.21mi
324 S 27th St Camden, NJ	3.0	1.0	1152	$1,900	$1.65	24d	1	1.22mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	24d	1	1.24mi
1759 S 4th St Unit B Camden, NJ	2.0	1.0	800	$1,500	$1.88	24d	1	1.25mi
2752 Mickle St Camden, NJ	3.0	1.0	1450	$1,850	$1.28	16d	1	1.29mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	4d	3	1.39mi
380 Garden Ave Camden, NJ	2.0	2.0	1184	$2,100	$1.77	24d	1	1.42mi

Listing history 22 events

1. 2026-06-18
   days on market $150,000 Active 29 DOM
2. 2026-06-17
   days on market $150,000 Active 28 DOM
3. 2026-06-16
   days on market $150,000 Active 27 DOM
4. 2026-06-15
   days on market $150,000 Active 26 DOM
5. 2026-06-13
   days on market $150,000 Active 24 DOM
6. 2026-06-13
   days on market $150,000 Active 23 DOM
7. 2026-06-09
   days on market $150,000 Active 20 DOM
8. 2026-06-08
   days on market $150,000 Active 19 DOM
9. 2026-06-07
   days on market $150,000 Active 18 DOM
10. 2026-06-04
    days on market $150,000 Active 15 DOM
11. 2026-06-03
    days on market $150,000 Active 14 DOM
12. 2026-06-02
    days on market $150,000 Active 13 DOM
13. 2026-06-01
    days on market $150,000 Active 12 DOM
14. 2026-05-31
    days on market $150,000 Active 11 DOM
15. 2026-05-20
    listed $150,000 Active
16. 2026-04-30
    historical
17. 2026-03-16
    status Active
18. 2026-03-05
    historical
19. 2025-12-05
    status Active
20. 2025-11-30
    historical
21. 2025-06-06
    listed $150,000 Active
22. 2025-04-29
    historical

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $2,588 · $216/mo
• Expected delta: +$1,147/yr (+$96/mo · 79.5%)

ⓘ 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 27% 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: $21,507
• − Mortgage interest: −$8,402
• − Property taxes: −$1,442
• − Insurance: −$750
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$4,364
• Taxable income: $3,108
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $4,614/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
• County: Camden County · 407,624 people
• City population: 20,865
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 12,573
• Household income: $36,793
• Rent vs Own: 65.2% rent · 34.8% own
• Severe rent burden: 1141.0

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 0.57)
• Race & ethnicity: Black 54% Hispanic / Latino 36% Two or more races 9% White 5% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 19% Dominican 4%
• Common ancestry: Hispanic 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 22% Tagalog/Filipino 2%

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: ▼ -2.36%
• Current HPI: 162.557
• 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

+0.0% since first listed

8 events — show timeline

• 2026-05-20 Listed $150,000 BRIGHT MLS
• 2026-04-30 Listing Removed — BRIGHT MLS
• 2026-03-16 Relisted — BRIGHT MLS
• 2026-03-05 Listing Removed — BRIGHT MLS
• 2025-12-05 Relisted — BRIGHT MLS
• 2025-11-30 Listing Removed — BRIGHT MLS
• 2025-06-06 Listed $150,000 BRIGHT MLS
• 2025-04-29 Coming Soon — BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2025): $1,442 · +4.1% YoY. Source: county tax records.