1945 Berlin Rd · Cherry Hill, NJ 08003

$275,000

2 bd · 1.0 ba · 1,207 sqft · SingleFamily public records · 8 Days on market

Built 1880 7,362 sqft lot Est $368k · 25% under

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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 +13.4/30.0
• 1% rule +4.4/10.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1945 Berlin Rd! Located in Cherry Hill, this 2-bedroom, 1-bath home offers strong potential for both owner-occupants and investors. Upon entry, there is a flexible living space to the left, with the layout continuing to a full bathroom and kitchen toward the rear of the home. The main living area is joined by a formal dining space, creating a functional and connected floor plan. The property features new LVP flooring throughout, along with a septic system that is approximately 3 years old, adding valuable peace of mind. Whether used as a primary residence or investment property, this home offers a solid foundation with clear opportunity for customization and improvements in a con

Key facts

• Full bathroom
• Formal dining space
• New lvp flooring

Tags

• FULL BATHROOM
• FORMAL DINING SPACE
• NEW LVP FLOORING
• SEPTIC SYSTEM

Property features AI

Finance

• Other: Pets allowed with no pet restrictions
• Financial info: Ownership is fee simple
• HOA & community: Ground rent paid annually

Exterior

• Parking: Driveway
• Utilities: Natural gas heating and hot water; On-site septic; Public water
• Home design: Detached structure; Entry level is 1
• Construction: Frame construction; Brick/mortar foundation; Shingle roof; Built year reported by assessor
• Exterior features: Not in a federal flood zone; Lot measures approximately 46.00 x 160.00; Above-grade and below-grade structures; Public water

Interior

• Bedrooms: Two bedrooms on the upper level
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Luxury vinyl plank flooring; Unfinished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $7 ($80/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (6.0% below list).
• Recommended offer: $258k (6.0% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Cherry Hill High School East (math 33% / reading 62%, grade D, #121 of 399 statewide, top 31%, 2,087 students, 11% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: 145 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $275k implies a 358% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,440 (6.0% below list)

Questions for the listing agent

1. Built in 1880 — 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. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.10%
• DSCR: 1.00
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $368,135
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Sussex Ave	0.33mi	3/1.0 (+1)	1,248 (+3%)	6mo	$290,000	$232	69
20 Camden Ave	0.31mi	3/1.5 (+1)	1,134 (-6%)	12mo	$390,000	$344	59
8 Bergen Ave	0.28mi	2/1.0	1,032 (-14%)	10mo	$180,000	$174	54
121 Cuffys Ln	0.52mi	3/1.5 (+1)	1,294 (+7%)	14mo	$395,000	$305	45
206 Ford St	0.46mi	3/1.0 (+1)	1,319 (+9%)	22mo	$345,000	$262	39
307 Palmwood Ave	0.74mi	3/2.0 (+1)	1,332 (+10%)	10mo	$418,000	$314	31

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-44,017
• Equity at exit: $41,003

10-year hold

• IRR: -7.7%
• Equity multiple: 0.52×
• Total profit: $-37,291
• Equity at exit: $23,777

Cash invested: $77,000 (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 08003

• Active inventory: 145
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,584 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$478 /mo · $5,740/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $7

Break-even live

Break-even rent $2,576

Max offer price $275,000

Occupancy floor 95%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1913 Delicious Way Cherry Hill, NJ	3.0	2.0	1468	$3,000	$2.04	17d	1	0.11mi
106 Ford St Voorhees, NJ	3.0	1.0	1291	$2,750	$2.13	12d	1	0.41mi
106 Carolina Ave Cherry Hill, NJ	3.0	1.0	1488	$2,800	$1.88	18d	1	0.65mi
1139 Thackary Ct Voorhees, NJ	3.0	2.5	1380	$2,800	$2.03	1d	1	0.65mi
413 Gregorys Way Voorhees, NJ	1.0	1.0	775	$1,700	$2.19	1d	1	0.66mi
601 Gregorys Way Voorhees, NJ	1.0	1.0	775	$1,850	$2.39	1d	1	0.66mi
1512 Roberts Way Voorhees, NJ	2.0	2.0	1006	$2,300	$2.29	1d	1	0.72mi
1514 Roberts Way Voorhees, NJ	2.0	2.0	1006	$2,250	$2.24	22d	1	0.73mi
128 Kirkbride Rd #6 Voorhees, NJ	2.0	2.0	1190	$2,200	$1.85	1d	1	0.73mi
12 Sandra Rd Voorhees, NJ	2.0	1.0	1100	$2,050	$1.86	2d	1	0.76mi
109 Franklin Dr Voorhees, NJ	2.0	2.0	1050	$2,550	$2.43	1d	1	0.78mi
10100 Town Center Blvd Voorhees Township, NJ	1.0–3.0	1.0–2.0	1135	$2,296	$2.02	1d	6	0.79mi
2204 Sandra Rd Voorhees, NJ	2.0	2.0	1006	$2,200	$2.19	5d	1	0.83mi
225 Echelon Rd Voorhees, NJ	1.0–2.0	1.0–2.0	850	$2,205	$2.59	1d	1	0.84mi
101 Railroad Blvd Cherry Hill, NJ	3.0	2.0	1374	$2,800	$2.04	20d	1	0.91mi
314 Echelon Rd Voorhees Township, NJ	1.0–2.0	1.0	759	$2,000	$2.64	1d	1	1.00mi
222 Echelon Rd Voorhees Township, NJ	2.0	1.0	1056	$2,000	$1.89	10d	1	1.07mi
808 Britton Pl Voorhees, NJ	2.0	2.0	1112	$2,000	$1.80	1d	1	1.24mi
5104 Tracy Ct Voorhees, NJ	2.0	2.0	1119	$2,200	$1.97	1d	1	1.28mi
331 Preston Ave Voorhees, NJ	1.0–2.0	1.0	900	$2,114	$2.35	1d	1	1.30mi
110 Woodcrest Rd Cherry Hill, NJ	1.0–2.0	1.0–2.0	1045	$3,155	$3.02	1d	12	1.30mi
504 Britton Pl Voorhees, NJ	2.0	2.0	1112	$2,100	$1.89	1d	1	1.31mi
103 Lucas Ln Voorhees, NJ	2.0	2.0	1112	$2,100	$1.89	22d	1	1.33mi
201 Lucas Ln Voorhees, NJ	2.0	2.0	1112	$2,000	$1.80	12d	1	1.34mi
10 Lucas Ln Voorhees Township, NJ	2.0	1.0	658	$2,090	$3.18	1d	34	1.35mi
4 Millbank Ct Voorhees, NJ	3.0	2.5	1470	$3,400	$2.31	1d	1	1.43mi
208 Ashley Run Voorhees, NJ	2.0	2.0	1332	$2,450	$1.84	1d	1	1.45mi

Listing history 7 events

1. 2026-06-18
   days on market $275,000 Active 8 DOM
2. 2026-06-17
   days on market $275,000 Active 7 DOM
3. 2026-06-16
   days on market $275,000 Active 6 DOM
4. 2026-06-15
   days on market $275,000 Active 5 DOM
5. 2026-06-13
   days on market $275,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $275,000 Active 2 DOM

ⓘ 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: $5,740 · $478/mo
• Projected year-2 tax: $6,294 · $524/mo
• Expected delta: +$554/yr (+$46/mo · 9.6%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 13 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $31,013
• − Mortgage interest: −$15,404
• − Property taxes: −$5,740
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,481
• − Management: −$2,481
• − Depreciation: −$8,000
• Taxable loss: −$4,468
• Est. tax savings @ 24.0%: +$1,072
• After-tax cash flow: $1,152/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: Ashland, NJ
• County: Camden County · 407,624 people
• City population: 76,725
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 31,809
• Household income: $155,059
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 583.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Asian 17% Hispanic / Latino 6% Two or more races 6% Black 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Scotch-Irish 7% Romanian 6% Subsaharan African 2%
• Foreign-born: 19% · China, South Korea, Canada
• Languages at home: 77% English-only · Chinese 5% Spanish 3% Other Indo-European 3%

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: ▼ -260.29%
• Current HPI: 334.8611
• 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

+323.1% since first listed

3 events — show timeline

• 2026-06-10 Listed $275,000 BRIGHT MLS
• 1991-05-08 Sold (Public Records) $60,000 Public Records
• 1988-06-09 Sold (Public Records) $65,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $5,740 · +5.4% YoY. Source: county tax records.