1405 Farrell Ave · Cherry Hill, NJ 08002-0000

$74,000

2 bd · 1.0 ba · 756 sqft · Manufactured · 21 Days on market

Built 2021 $900/mo HOA · 38% of rent

---

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
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this newer two-bedroom, one-bath home located in the desirable Cherry Hill, New Jersey area. This well-maintained residence offers a comfortable and efficient layout, perfect for easy living. Step inside to find a bright and inviting living space, complemented by a modern kitchen with ample cabinetry and room for casual dining. Both bedrooms are generously sized, providing flexibility for a primary bedroom, guest room, or home office. The full bathroom features contemporary finishes and thoughtful design. Enjoy the benefits of a newer build, including updated systems, energy-efficient features, and low-maintenance living. Conveniently located near shopping, dining, major hig

Key facts

• Modern kitchen
• Conveniently located
• Parking

Tags

• MODERN KITCHEN
• ENERGY EFFICIENT FEATURES
• LOW MAINTENANCE LIVING
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: HOA fee of $900 per month

Exterior

• Parking: One exterior parking space; No garage
• Utilities: Public water; Public sewer; Electric water heater
• Home design: For sale; Property is 2–5 years old
• Construction: Shingle and vinyl exterior siding
• Exterior features: Gray exterior; Shingle and vinyl siding; Not waterfront; Not in a floodplain; Lot smaller than 1 acre

Interior

• Kitchen: Dishwasher; Gas stove; Microwave; Refrigerator
• Bedrooms: Both bedrooms on the main level
• Flooring: Wall-to-wall carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air (electric); Natural gas heating; Hot water heating with above-ground tank
• Interior features: Eat-in kitchen
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $74k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $73k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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: 1 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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

• In year one you build about $3k of equity ($512 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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 $35k; list at $74k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $72,890 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.19% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.40%
• DSCR: 2.17
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $43,092
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1405 Farrell Ave #106	0.01mi	1/1.0 (-1)	720 (-5%)	22mo	$41,000	$57	69

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: 32.8%
• Equity multiple: 2.86×
• Total profit: $38,538
• Equity at exit: $33,274

10-year hold

• IRR: 33.3%
• Equity multiple: 5.70×
• Total profit: $97,320
• Equity at exit: $51,279

Cash invested: $20,720 (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 08002-0000

• Active inventory: 1
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,364 high
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• HOA: −$900
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $456

Break-even live

Break-even rent $1,787

Max offer price $74,000

Occupancy floor 76%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
414 Park Place Dr Cherry Hill, NJ	1.0	1.0	768	$1,800	$2.34	43d	1	0.17mi
700 Meadowlands BLVD Cherry Hill Township, NJ	1.0	1.0	729	$1,184	$1.62	43d	1	0.42mi
3506 Del Mar Dr Cherry Hill Township, NJ	1.0	1.0	794	$2,968	$3.74	43d	1	0.49mi
1307 Churchill Downs Way Cherry Hill Township, NJ	1.0	1.0	919	$2,668	$2.90	43d	1	0.56mi
1 Park Lane Blvd Cherry Hill, NJ	1.0–2.0	1.0–2.0	1197	$4,712	$3.94	1d	26	0.61mi
114 E Cuthbert Blvd Haddon Township, NJ	2.0	1.0	900	$1,750	$1.94	43d	1	0.87mi
700 Citation Ln Cherry Hill, NJ	1.0–2.0	1.0–2.0	1513	$3,500	$2.31	1d	84	0.91mi
1980 Route 70 W Cherry Hill, NJ	1.0–3.0	1.0–2.0	1043	$2,668	$2.56	1d	8	1.09mi
116 Cherry Parke Cherry Hill, NJ	2.0	1.0	944	$1,850	$1.96	15d	1	1.18mi
116 Cherry Parke Unit C Cherry Hill, NJ	2.0	1.0	950	$1,950	$2.05	43d	1	1.18mi
210 W Crystal Lake Ave Haddonfield, NJ	1.0–2.0	1.0	780	$2,395	$3.07	2d	14	1.25mi
401 Cooper Landing Rd Cherry Hill, NJ	2.0	2.0	1030	$1,900	$1.84	43d	1	1.27mi
401 Cooper Landing Rd Cherry Hill, NJ	2.0	2.0	1030	$2,000	$1.94	18d	1	1.27mi
202 Park Blvd Cherry Hill, NJ	1.0–2.0	1.0–2.0	1075	$4,570	$4.25	1d	7	1.28mi
864 Haddon Ave Unit 2ND FLOOR Collingswood, NJ	2.0	1.0	1000	$2,400	$2.40	18d	1	1.38mi
2395 New Jersey Cherry Hill Township, NJ	3.0	1.0–3.0	1050	$3,389	$3.23	1d	15	1.38mi
13 Wilkins Ave Unit 2ND FL Haddonfield, NJ	1.0	1.0	700	$2,500	$3.57	24d	1	1.43mi
13 Wilkins Ave Unit 1ST FLOOR Haddonfield, NJ	2.0	1.5	885	$3,500	$3.95	22d	1	1.43mi
274 Kings Hwy E Haddonfield, NJ	2.0	1.0	869	$2,800	$3.22	22d	1	1.48mi

HOA detail

• Monthly dues: $900 · $10,800/yr

Listing history 33 events

1. 2026-06-18
   days on market $74,000 Active 21 DOM
2. 2026-06-17
   days on market $74,000 Active 20 DOM
3. 2026-06-16
   days on market $74,000 Active 19 DOM
4. 2026-06-15
   days on market $74,000 Active 18 DOM
5. 2026-06-13
   days on market $74,000 Active 16 DOM
6. 2026-06-13
   days on market $74,000 Active 15 DOM
7. 2026-06-09
   days on market $74,000 Active 12 DOM
8. 2026-06-08
   days on market $74,000 Active 11 DOM
9. 2026-06-07
   days on market $74,000 Active 10 DOM
10. 2026-06-04
    days on market $74,000 Active 7 DOM
11. 2026-06-03
    days on market $74,000 Active 6 DOM
12. 2026-06-02
    days on market $74,000 Active 5 DOM
13. 2026-06-02
    price $74,000 Active 4 DOM
14. 2026-06-01
    days on market $74,500 Active 4 DOM
15. 2026-05-31
    days on market $74,500 Active 3 DOM
16. 2026-01-02
    listed $74,500 Active
17. 2015-05-15
    historical
18. 2014-09-10
    listed $30,000
19. 2014-08-30
    historical
20. 2014-03-08
    listed $40,000
21. 2011-10-21
    historical
22. 2011-09-19
    historical
23. 2011-04-21
    listed $55,900
24. 2011-02-22
    listed $32,000
25. 2009-04-17
    soldstatus $35,000
26. 2009-04-02
    historical
27. 2008-10-23
    listed $39,999
28. 2008-10-23
    historical
29. 2008-06-13
    listed $49,995
30. 2005-12-30
    historical
31. 2005-10-18
    historical
32. 2005-10-15
    listed $9,000
33. 2005-07-10
    listed $18,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,364
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$370
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − HOA: −$10,800
• − Depreciation: −$2,153
• Taxable income: $5,248
• Est. tax owed @ 24.0%: −$1,259
• After-tax cash flow: $4,211/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: Golden Triangle, NJ

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+294.2% since first listed

18 events — show timeline

• 2026-01-02 Listed $74,500 SJSRMLS
• 2015-05-15 Listing Removed — BRIGHT MLS
• 2014-09-10 Listed $30,000 BRIGHT MLS
• 2014-08-30 Listing Removed — BRIGHT MLS
• 2014-03-08 Listed $40,000 BRIGHT MLS
• 2011-10-21 Listing Removed — BRIGHT MLS
• 2011-09-19 Listing Removed — BRIGHT MLS
• 2011-04-21 Listed $55,900 BRIGHT MLS
• 2011-02-22 Listed $32,000 BRIGHT MLS
• 2009-04-17 Sold (MLS) $35,000 BRIGHT MLS
• 2009-04-02 Listing Removed — BRIGHT MLS
• 2008-10-23 Listing Removed — BRIGHT MLS
• 2008-10-23 Listed $39,999 BRIGHT MLS
• 2008-06-13 Listed $49,995 BRIGHT MLS
• 2005-12-30 Listing Removed — BRIGHT MLS
• 2005-10-18 Listing Removed — BRIGHT MLS
• 2005-10-15 Listed $9,000 BRIGHT MLS
• 2005-07-10 Listed $18,900 BRIGHT MLS