830 N 32nd St · Camden, NJ 08105

$225,000

3 bd · 1.0 ba · 1,052 sqft · SingleFamily public records · 36 Days on market

Built 1920 1,899 sqft lot Est $288k · 22% 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).

• Cash flow +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Recently remodeled 3 Bedroom home situated in the extremely desirable Cramer Hill section of BOOMING Camden! Property features updated flooring, fresh custom paint job, recessed lighting & six-paneled doors throughout. Sun room at entrance is bright and airy, with an abundance of natural light flooding in through a wall of windows, leading to a spacious living room with cozy stone fireplace. Renovated kitchen offers new LVP flooring, stylish blue-grey shaker cabinets, quartz countertops with an island & stainless steel appliances. Three generously sized bedrooms are located upstairs, along with a full bathroom offering tiled floor, matching custom tiled tub surround, high-effici

Key facts

• Sun room
• Natural light
• Updated flooring

Tags

• UPDATED FLOORING
• FRESH CUSTOM PAINT JOB
• RECESSED LIGHTING
• SIX-PANELED DOORS
• SUN ROOM
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $125 ($2k/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 $206k (8.4% below list).
• Recommended offer: $206k (8.4% below list) — sets the bar for 1% rule.

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: 59 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 36 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; list at $225k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $206,023 (8.4% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.92% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $288,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
840 N 30th St	0.19mi	3/1.0	1,088 (+3%)	14mo	$240,000	$221	74
908 Bergen	0.10mi	3/1.0	921 (-12%)	14mo	$204,900	$222	63
370 N 34th St	0.49mi	3/2.0	986 (-6%)	1mo	$270,000	$274	62
2423 Sherman Ave	0.56mi	2/1.0 (-1)	994 (-6%)	3mo	$95,000	$96	57
1627 44th St	0.58mi	3/2.0	1,092 (+4%)	6mo	$339,000	$310	57
2825 Thompson St	0.49mi	3/2.0	1,144 (+9%)	8mo	$150,000	$131	52
1615 47th St	0.72mi	4/1.0 (+1)	1,066 (+1%)	11mo	$325,000	$305	50
1408 Hillside Ter	0.47mi	4/2.0 (+1)	1,140 (+8%)	6mo	$325,000	$285	50
243 N 40th St	0.71mi	3/2.0	1,120 (+6%)	6mo	$229,900	$205	47
435 N 41st St	0.58mi	3/1.0	1,175 (+12%)	7mo	$369,000	$314	47
1542 44th St	0.59mi	3/1.5	1,162 (+10%)	10mo	$280,000	$241	45
2738 Lincoln Ave	0.49mi	4/2.0 (+1)	920 (-12%)	5mo	$320,000	$348	43

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-28,499
• Equity at exit: $33,548

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-14,568
• Equity at exit: $19,454

Cash invested: $63,000 (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 08105

• Home prices YoY: -30.6%
• Active inventory: 59
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,060 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$229 /mo · $2,747/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $125

Break-even live

Break-even rent $1,902

Max offer price $225,000

Occupancy floor 89%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 N 34th St Unit B Camden, NJ	3.0	2.0	900	$1,950	$2.17	24d	1	0.74mi
4601 High St Pennsauken, NJ	1.0–2.0	1.0	800	$1,675	$2.09	3d	4	0.74mi
2752 Mickle St Camden, NJ	3.0	1.0	1450	$1,850	$1.28	16d	1	0.90mi
324 S 27th St Camden, NJ	3.0	1.0	1152	$1,900	$1.65	24d	1	1.10mi
4621 Woodland Ave Pennsauken, NJ	3.0	1.5	1148	$2,200	$1.92	24d	1	1.11mi
380 Garden Ave Camden, NJ	2.0	2.0	1184	$2,100	$1.77	24d	1	1.13mi
2323 Browning Rd Pennsauken, NJ	3.0	1.0	923	$2,500	$2.71	24d	1	1.14mi
1535 Gross Ave Pennsauken, NJ	3.0	1.0	1272	$2,150	$1.69	24d	1	1.16mi
2277 Hollinshed Ave Pennsauken, NJ	3.0	1.5	1164	$2,400	$2.06	24d	1	1.38mi
5729 Irving Ave Pennsauken, NJ	3.0	1.5	1200	$2,150	$1.79	16d	1	1.48mi

Listing history 4 events

1. 2026-04-21
   status Pending
2. 2026-03-16
   listed $225,000 Active
3. 2026-02-05
   soldstatus $150,000
4. 1986-07-30
   soldstatus $29,000

ⓘ 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: $2,747 · $229/mo
• Projected year-2 tax: $4,175 · $348/mo
• Expected delta: +$1,428/yr (+$119/mo · 52.0%)

ⓘ 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: $24,723
• − Mortgage interest: −$12,603
• − Property taxes: −$2,747
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,978
• − Management: −$1,978
• − Depreciation: −$6,545
• Taxable loss: −$2,254
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $2,041/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
• City population: 20,865
• Population (ZIP): 26,681

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 Hispanic (71%)
• Race & ethnicity: Hispanic / Latino 71% Black 24% Two or more races 11% Asian 2% White 1% Native American 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 33% Dominican 20%
• Common ancestry: Russian 1%
• Foreign-born: 28% · Canada, Vietnam
• Languages at home: 36% English-only · Spanish 59% French/Haitian/Cajun 2% Vietnamese 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: ▼ -130.41%
• Current HPI: 295.6492
• 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

+675.9% since first listed

4 events — show timeline

• 2026-04-21 Pending — BRIGHT MLS
• 2026-03-16 Listed $225,000 BRIGHT MLS
• 2026-02-05 Sold (Public Records) $150,000 Public Records
• 1986-07-30 Sold (Public Records) $29,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,747 · +4.1% YoY. Source: county tax records.