640 York St · Camden, NJ 08102

$89,900

3 bd · 1.0 ba · 1,317 sqft · SingleFamily public records · 14 Days on market

Built 1904 993 sqft lot

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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 +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0
• Schools +0.7/10.0

Listing remarks

A small sleeper 3-bedroom home in an urban neighborhood with plenty of hidden potential. This modest property features three cozy bedrooms, a compact living area, and a functional kitchen layout, offering a solid foundation for comfortable city living. While the home could benefit from a little TLC and cosmetic updates, it presents a great opportunity for buyers or investors to add personal touches and build equity. With its manageable size and convenient urban location close to shops, transit, and local amenities, this home is a true sleeper—full of promise for the right owner. Seller obtained property via tax lien foreclosure. Seller makes no guarantees or warranties as to the condi

Key facts

• Urban neighborhood
• Built 1904
• Listed 14 days

Tags

• URBAN NEIGHBORHOOD
• FUNCTIONAL KITCHEN LAYOUT
• CONVENIENT URBAN LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 22.9% 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: 24 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 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 $2,445/mo this rent would consume 87% of the median local household income ($34k/yr) (locally 562% 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 (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1904 — 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 $89,900

Questions for the listing agent

1. Built in 1904 — 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: 2.72% ✓
• Cap rate: 22.87%
• Cash-on-cash: 59.22%
• DSCR: 3.63
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $210,720
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
911 N 2nd St	0.39mi	4/1.0 (+1)	1,320 (+0%)	12mo	$210,940	$160	66
941 Vine St	0.27mi	3/1.5	1,400 (+6%)	22mo	$218,000	$156	57

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: 57.9%
• Equity multiple: 3.57×
• Total profit: $64,629
• Equity at exit: $13,404

10-year hold

• IRR: 62.8%
• Equity multiple: 7.30×
• Total profit: $158,476
• Equity at exit: $7,773

Cash invested: $25,172 (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 08102

• Home prices YoY: -4.3%
• Active inventory: 24
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,445 high
• Mortgage (P&I): −$471
• Tax from tax record: −$181 /mo · $2,168/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $1,242

Break-even live

Break-even rent $873

Max offer price $89,900

Occupancy floor 44%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 Point St Camden, NJ	3.0	1.0	1000	$1,900	$1.90	18d	1	0.60mi
1 Market St Camden, NJ	3.0	1.0–2.0	1190	$2,456	$2.06	2d	15	0.67mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	24d	1	0.95mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	24d	1	0.96mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	12d	1	1.02mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	18d	1	1.02mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	17d	1	1.06mi
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	24d	1	1.11mi
501 N Christopher Columbus Blvd Philadelphia, PA	1.0–3.0	1.0–3.0	1062	$5,148	$4.85	1d	100	1.13mi
1325 N Beach St Philadelphia, PA	1.0–2.0	1.0–2.0	859	$4,039	$4.70	1d	10	1.17mi
503 N Christopher Columbus Blvd Unit 1503 Philadelphia, PA	3.0	2.5	1450	$3,825	$2.64	5d	1	1.20mi
503 N Christopher Columbus Blvd Unit TOWNHOUSE Philadelphia, PA	2.0	2.5	1311	$3,610	$2.75	3d	1	1.20mi
503 N Christopher Columbus Blvd Unit TOWNHOUSE Philadelphia, PA	2.0	2.5	1311	$4,593	$3.50	1d	1	1.20mi
1130 N Delaware Ave Philadelphia, PA	2.0	1.0–2.5	1194	$3,600	$3.01	10d	12	1.23mi
700 N Delaware Ave Philadelphia, PA	3.0	2.0	1067	$5,110	$4.79	1d	166	1.30mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	24d	1	1.35mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	24d	1	1.36mi
205 Race St Philadelphia, PA	2.0	1.0–2.0	728	$3,524	$4.84	2d	14	1.44mi
209 Vine St Philadelphia, PA	1.0–3.0	1.0–2.0	991	$4,325	$4.36	1d	4	1.45mi
200 Spring Garden St Philadelphia, PA	2.0	1.0–2.0	694	$4,049	$5.83	16d	13	1.47mi
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	10d	1	1.48mi

Listing history 2 events

1. 2026-04-27
   status Pending
2. 2026-04-13
   listed $89,900 Active

ⓘ 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: $2,168 · $181/mo
• Projected year-2 tax: $2,203 · $184/mo
• Expected delta: +$35/yr (+$3/mo · 1.6%)

ⓘ 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 ≥104°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: $29,344
• − Mortgage interest: −$5,036
• − Property taxes: −$2,168
• − Insurance: −$450
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − Depreciation: −$2,615
• Taxable income: $14,380
• Est. tax owed @ 24.0%: −$3,451
• After-tax cash flow: $11,455/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): 8,292
• Household income: $33,852
• Rent vs Own: 76.4% rent · 23.6% own
• Severe rent burden: 562.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Black 20% Two or more races 14% White 13% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 40% Dominican 14%
• Common ancestry: Romanian 2% Hispanic 1% Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 48% English-only · Spanish 50%

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: ▼ -8.61%
• Current HPI: 192.0092
• 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

2 events — show timeline

• 2026-04-27 Pending — BRIGHT MLS
• 2026-04-13 Listed $89,900 BRIGHT MLS

Property tax history

+17.5%/yr

Latest (2025): $2,168 · +4.1% YoY. Source: county tax records.