1003 Timber Crk · Lindenwold, NJ 08021

$105,000

2 bd · 1.0 ba · 992 sqft · Townhouse public records · 6 Days on market

Built 1973 $342/mo HOA · 19% of rent

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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 +27.0/30.0
• 1% rule +10.0/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 1003 Timber Creek. The interior space offers a living room, dining room, kitchen on the main floor. Upstairs has 2 bedrooms and 1 full bath. Plenty of closet and storage space found in this property, and a nice porch area to relax. This community offers a swimming pool, tennis courts, playground, and clubhouse, all covered by the HOA fee, in addition to all exterior maintenance, snow removal, and trash. This unit is priced to sell and affordable for those wanting a low maintenance home while enjoying the benefits of home ownership without all of the upkeep. Schedule your showing and see all the value and opportunity this property has to offer.

Key facts

• $342 HOA
• Built 1973
• Listed 6 days

Property features AI

Finance

• Other: Lease not considered
• Financial info: Ownership: Fee simple
• HOA & community: Monthly HOA fee of $342.38 covering ground fee, common area maintenance, exterior building maintenance, lawn maintenance, management, pool(s), snow removal, and trash

Exterior

• Parking: On-street parking
• Security: No security details provided
• Utilities: Public water; Public sewer; Natural gas for heating, cooling fuel, and hot water
• Home design: Interior townhouse/rowhouse; Frame construction
• Construction: Frame construction; Slab foundation; Above-grade finished area reported as 992 (Assessor)
• Exterior features: No tidal water; Lot dimensions recorded as 0.00 x 0.00 (Assessor)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two bedrooms on the first upper level
• Flooring: No flooring details provided
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Assessor-provided living area; 6 total rooms; No basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $105k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 9.6% vs local median 5.3% in Lindenwold — 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 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; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $726 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 $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.76% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.99%
• DSCR: 1.53
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $210,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 Timber Crk	0.00mi	2/1.0	992 (0%)	0mo	$107,000	$108	100
804 Timber Crk	0.07mi	2/1.0	992 (0%)	1mo	$160,000	$161	96
54 La Cascata Tnhs	0.35mi	2/1.5	1,016 (+2%)	0mo	$218,000	$215	77
402 La Cascata Tnhs	0.44mi	2/1.5	992 (0%)	0mo	$250,000	$252	77
285 La Cascata	0.35mi	2/1.5	1,016 (+2%)	3mo	$223,510	$220	76
86 La Cascata Tnhs	0.38mi	2/1.5	1,016 (+2%)	2mo	$215,000	$212	75
280 La Cascata Tnhs	0.36mi	2/1.5	1,016 (+2%)	3mo	$200,000	$197	75
113 La Cascata Tnhs	0.43mi	2/1.5	1,016 (+2%)	1mo	$175,000	$172	73
35 La Cascata Tnhs	0.42mi	2/1.5	1,016 (+2%)	3mo	$227,500	$224	72
143 La Cascata Tnhs	0.44mi	2/1.5	1,016 (+2%)	2mo	$230,000	$226	71
124 La Cascata Tnhs	0.44mi	2/1.5	1,016 (+2%)	3mo	$205,000	$202	71
51 Chiswick Dr	0.30mi	3/1.5 (+1)	1,110 (+12%)	1mo	$140,000	$126	58

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 · 3.02% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,025
• Equity at exit: $15,656

10-year hold

• IRR: 11.6%
• Equity multiple: 1.93×
• Total profit: $27,212
• Equity at exit: $9,078

Cash invested: $29,400 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,846 high
• Mortgage (P&I): −$551
• Tax from tax record: −$229 /mo · $2,744/yr
• Insurance: −$44
• HOA: −$342
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $294

Break-even live

Break-even rent $1,475

Max offer price $105,000

Occupancy floor 79%

Sensitivity live

Price	-10% $353	-5% $323	+0% $294	+5% $264	+10% $234
Rent	-10% $148	-5% $221	+0% $294	+5% $367	+10% $440
Rate	-1.0pp $347	-0.5pp $320	base $294	+0.5pp $266	+1.0pp $239

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Chews Landing Rd Lindenwold, NJ	1.0–2.0	1.0	875	$1,750	$2.00	25d	1	0.21mi
51 Chiswick Dr Unit 1 Lindenwold, NJ	3.0	2.0	1110	$2,650	$2.39	2d	1	0.22mi
1900 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0	625	$1,650	$2.64	25d	1	0.22mi
1600 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–1.5	900	$1,600	$1.78	25d	1	0.22mi
1800 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–2.0	885	$2,072	$2.34	2d	22	0.25mi
1990 Laurel Rd Apt AK313 Lindenwold, NJ	1.0–2.0	1.0	691	$1,450	$2.10	13d	3	0.32mi
225 La Cascata Clementon, NJ	1.0	1.0	616	$1,575	$2.56	2d	1	0.35mi
828 Blackwood Clementon Rd Pine Hill, NJ	1.0–2.0	1.0	734	$1,575	$2.15	22d	1	0.57mi
105 Blackwood Clementon Rd Lindenwold, NJ	1.0–2.0	1.0	800	$1,600	$2.00	17d	1	0.73mi
1801 Broadacres Dr Clementon, NJ	2.0	1.0–2.0	910	$2,032	$2.23	2d	8	0.74mi
1109 Huntingdon Mews Clementon, NJ	2.0	2.0	946	$1,750	$1.85	15d	1	0.78mi
1341 Blackwood Clementon Rd Clementon, NJ	1.0–2.0	1.0	925	$2,564	$2.77	2d	26	0.98mi
116 Blackwood Clementon Rd Clementon, NJ	1.0	1.0	610	$1,225	$2.01	6d	3	1.04mi
1000 W Atlantic Ave Laurel Springs, NJ	1.0	1.0	740	$1,275	$1.72	6d	1	1.21mi
1200 Little Gloucester Rd Clementon, NJ	1.0–2.0	1.0	875	$3,100	$3.54	2d	1	1.26mi
432 Highland Ests Clementon, NJ	1.0	1.0	827	$1,500	$1.81	13d	1	1.29mi
4 Lincoln Ave Clementon, NJ	1.0–2.0	1.0	725	$1,550	$2.14	6d	2	1.32mi
320 W Branch Ave Pine Hill, NJ	1.0–2.0	1.0	882	$1,700	$1.93	25d	1	1.47mi
506 S White Horse Pike Unit F104 Stratford, NJ	2.0	1.0	930	$1,410	$1.52	20d	1	1.49mi
506 S White Horse Pike Unit F104 Stratford, NJ	2.0	1.0	930	$1,300	$1.40	3d	1	1.49mi

HOA detail

• Monthly dues: $342 · $4,104/yr
• Likely covers: trashsnow removalexterior maint.pool

Listing history 4 events

1. 2026-06-02
   status $105,000 Pending 6 DOM
2. 2026-05-20
   historical Active Under Contract
3. 2026-05-15
   listed $105,000 Active
4. 2026-05-13
   historical $105,000

ⓘ 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: $2,744 · $229/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,158
• − Mortgage interest: −$5,882
• − Property taxes: −$2,744
• − Insurance: −$525
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − HOA: −$4,104
• − Depreciation: −$3,055
• Taxable income: $2,303
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $2,971/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: 6,965
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-20 Contingent — BRIGHT MLS
• 2026-05-15 Listed $105,000 BRIGHT MLS
• 2026-05-13 Coming Soon $105,000 BRIGHT MLS

Property tax history

+0.7%/yr

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