804 Timber Crk · Lindenwold, NJ 08021

$160,000

2 bd · 1.0 ba · 992 sqft · Condo public records · 19 Days on market

Built 1973 $342/mo HOA · 19% of rent

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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).

• Cash flow +12.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

End building unit. Move-In Condition! All it needs is floor covering. Cheaper then renting. Roof and water heater are just 5 years old. A lot of house for the money!!! New wood flooring in Kitchen along with newer appliances and cabinetry. New floor in foyer and bathroom. Freshly two tone color painted throughout. Being sold as-is. All offers must have prequal or proof of funds. Will Not Last! Priced to sell! Show and it will sell.

Key facts

• $342 HOA
• Community pool
• Built 1973

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-20 ($-234/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (2.2% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $157k (2.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 68/100 on livability (#312 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, cost of living B; Watch: employment C-, crime D, schools F.
• Lindenwold Public School District (suburban): math 4% / reading 25% proficiency, ranked #461 of 472 in NJ (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 237 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 33% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• It's been on market 19 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 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 $74k; list at $160k implies a 116% gain — meaningful room to come down on a strong offer.

Recommended offer $156,549 (2.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-26,878
• Equity at exit: $23,857

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-23,816
• Equity at exit: $13,834

Cash invested: $44,800 (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 08021

• Home prices YoY: -31.6%
• Rents YoY: 3.0%
• Active inventory: 237
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,844 high
• Mortgage (P&I): −$839
• Tax from tax record: −$229 /mo · $2,744/yr
• Insurance: −$67
• HOA: −$342
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-20

Break-even live

Break-even rent $1,869

Max offer price $156,549

Occupancy floor 96%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1900 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0	625	$1,650	$2.64	24d	1	0.18mi
1990 Laurel Rd Apt AK313 Lindenwold, NJ	1.0–2.0	1.0	691	$1,450	$2.10	12d	3	0.24mi
51 Chiswick Dr Unit 1 Lindenwold, NJ	3.0	2.0	1110	$2,650	$2.39	1d	1	0.27mi
1800 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–2.0	885	$2,072	$2.34	1d	22	0.27mi
1600 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–1.5	900	$1,600	$1.78	24d	1	0.27mi
225 La Cascata Clementon, NJ	1.0	1.0	616	$1,575	$2.56	1d	1	0.30mi
500 Chews Landing Rd Lindenwold, NJ	1.0–2.0	1.0	875	$1,750	$2.00	24d	1	0.30mi
828 Blackwood Clementon Rd Pine Hill, NJ	1.0–2.0	1.0	734	$1,575	$2.15	21d	1	0.59mi
1801 Broadacres Dr Clementon, NJ	2.0	1.0–2.0	910	$2,032	$2.23	1d	8	0.66mi
1109 Huntingdon Mews Clementon, NJ	2.0	2.0	946	$1,750	$1.85	14d	1	0.69mi
105 Blackwood Clementon Rd Lindenwold, NJ	1.0–2.0	1.0	800	$1,600	$2.00	16d	1	0.77mi
1341 Blackwood Clementon Rd Clementon, NJ	1.0–2.0	1.0	925	$2,564	$2.77	1d	26	0.93mi
116 Blackwood Clementon Rd Clementon, NJ	1.0	1.0	610	$1,225	$2.01	5d	3	1.08mi
1200 Little Gloucester Rd Clementon, NJ	1.0–2.0	1.0	875	$3,100	$3.54	1d	1	1.18mi
432 Highland Ests Clementon, NJ	1.0	1.0	827	$1,500	$1.81	12d	1	1.22mi
1000 W Atlantic Ave Laurel Springs, NJ	1.0	1.0	740	$1,275	$1.72	5d	1	1.29mi
4 Lincoln Ave Clementon, NJ	1.0–2.0	1.0	725	$1,550	$2.14	5d	2	1.38mi
320 W Branch Ave Pine Hill, NJ	1.0–2.0	1.0	882	$1,700	$1.93	24d	1	1.45mi

HOA detail condo

• Monthly dues: $342 · $4,104/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-04-09
   status Pending
2. 2026-03-21
   listed $160,000 Active
3. 2026-03-15
   historical $160,000
4. 2009-04-01
   soldstatus $74,000
5. 2009-03-23
   soldstatus $74,000 436-char remark

   Show marketing remark (436 chars)

   End building unit. Move-In Condition! All it needs is floor covering. Cheaper then renting. Roof and water heater are just 5 years old. A lot of house for the money!!! New wood flooring in Kitchen along with newer appliances and cabinetry. New floor in foyer and bathroom. Freshly two tone color painted throughout. Being sold as-is. All offers must have prequal or proof of funds. Will Not Last! Priced to sell! Show and it will sell.

6. 2009-03-12
   historical 436-char remark

   Show marketing remark (436 chars)

   End building unit. Move-In Condition! All it needs is floor covering. Cheaper then renting. Roof and water heater are just 5 years old. A lot of house for the money!!! New wood flooring in Kitchen along with newer appliances and cabinetry. New floor in foyer and bathroom. Freshly two tone color painted throughout. Being sold as-is. All offers must have prequal or proof of funds. Will Not Last! Priced to sell! Show and it will sell.

7. 2008-10-09
   listed $78,999 436-char remark

   Show marketing remark (436 chars)

   End building unit. Move-In Condition! All it needs is floor covering. Cheaper then renting. Roof and water heater are just 5 years old. A lot of house for the money!!! New wood flooring in Kitchen along with newer appliances and cabinetry. New floor in foyer and bathroom. Freshly two tone color painted throughout. Being sold as-is. All offers must have prequal or proof of funds. Will Not Last! Priced to sell! Show and it will sell.

8. 2006-02-10
   soldstatus $113,000
9. 2006-01-31
   soldstatus $113,000 154-char remark

   Show marketing remark (154 chars)

   Lovely two bedroom condo with lots of space. Carpet, water heater and heater are just 3 years youg. Refrig is 1 year young. Alot of house for the money!!!

10. 2005-11-19
    historical 154-char remark

    Show marketing remark (154 chars)

    Lovely two bedroom condo with lots of space. Carpet, water heater and heater are just 3 years youg. Refrig is 1 year young. Alot of house for the money!!!

11. 2005-11-06
    listed $113,000 154-char remark

    Show marketing remark (154 chars)

    Lovely two bedroom condo with lots of space. Carpet, water heater and heater are just 3 years youg. Refrig is 1 year young. Alot of house for the money!!!

12. 1997-02-21
    soldstatus $46,000
13. 1997-02-21
    soldstatus $46,500
14. 1985-09-02
    soldstatus $33,200

ⓘ 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: $2,744 · $229/mo
• Projected year-2 tax: $3,364 · $280/mo
• Expected delta: +$620/yr (+$52/mo · 22.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,129
• − Mortgage interest: −$8,962
• − Property taxes: −$2,744
• − Insurance: −$800
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − HOA: −$4,104
• − Depreciation: −$4,655
• Taxable loss: −$2,676
• Est. tax savings @ 24.0%: +$642
• After-tax cash flow: $408/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: Lindenwold Public School District
• NCES district ID: 3408640
• Math proficiency: 4% ▼ -8.00%
• Reading proficiency: 25% ▲ 6.00%
• Median HH income: $42,390
• Composite: 12.54/100
• National rank: #9622
• State rank: #461 of 472 in NJ

Livability — Lindenwold

• Score: 68/100
• State rank: #312
• US rank: #9603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lindenwold, NJ
• County: Camden County · 407,624 people
• City population: 49,305
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 49,305
• Household income: $68,044
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 3050.0

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 0.69)
• Race & ethnicity: White 44% Black 27% Hispanic / Latino 20% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 14% Chinese 1% Tagalog/Filipino 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: ▼ -156.73%
• Current HPI: 338.8351
• Rent YoY: ▲ 3.02%
• 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

+381.9% since first listed

14 events — show timeline

• 2026-04-09 Pending — BRIGHT MLS
• 2026-03-21 Listed $160,000 BRIGHT MLS
• 2026-03-15 Coming Soon $160,000 BRIGHT MLS
• 2009-04-01 Sold (Public Records) $74,000 Public Records
• 2009-03-23 Sold (MLS) $74,000 BRIGHT MLS
• 2009-03-12 Listing Removed — BRIGHT MLS
• 2008-10-09 Listed $78,999 BRIGHT MLS
• 2006-02-10 Sold (Public Records) $113,000 Public Records
• 2006-01-31 Sold (MLS) $113,000 BRIGHT MLS
• 2005-11-19 Listing Removed — BRIGHT MLS
• 2005-11-06 Listed $113,000 BRIGHT MLS
• 1997-02-21 Sold (Public Records) $46,500 Public Records
• 1997-02-21 Sold (Public Records) $46,000 Public Records
• 1985-09-02 Sold (Public Records) $33,200 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,744 · +0.5% YoY. Source: county tax records.