682 Jackson Rd · Atco, NJ 08004

$210,000

3 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 43 Days on market

Built 1960 1.00 ac lot Est $336k · 37% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +6.2/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Retired, And Tired Of Working Around The House-Want To Sell As-Is. Recent Work Includes Newer Roof, Newer Well/Water Treatment System, Newer Wiring, Some New Windows. Great Opportunity. Beautiful 1 Acre Lot. Call Today! Poss:Settlement

Key facts

• Second floor
• First floor bedroom
• 1 acre lot

Tags

• FULL UNFINISHED BASEMENT
• FIRST FLOOR BEDROOM
• SECOND FLOOR

Property features AI

Exterior

• Parking: Driveway parking (3 spaces)
• Utilities: Well water; On-site septic; Electric available; Municipal trash service
• Home design: Detached structure; Two floors; Main entrance faces east; Fee simple ownership
• Construction: Frame construction; Asphalt roof; Block foundation; Building winterized; Estimated year built
• Exterior features: Outbuilding(s); Crushed stone driveway

Interior

• Bedrooms: One bedroom on the main level; Two bedrooms on the upper level
• Flooring: Hardwood flooring; Laminate flooring; Vinyl flooring
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Oil heating; Oil hot water
• Interior features: Dry wall walls and ceilings; Basement with poured concrete

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.0% in Atco — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Waterford Township School District (suburban): math 22% / reading 35% proficiency, ranked #334 of 472 in NJ (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Thomas Richards Early Childhood Center (267 students, 21% FRL); Waterford Elementary School (math 23% / reading 36%, grade F, #731 of 1,303 statewide, top 59%, 466 students, 20% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: 53 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 43 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y 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 $88k; list at $210k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $335,790
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2410 Louden Ln	0.22mi	3/1.0	1,284 (+4%)	17mo	$350,000	$273	64

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-18,541
• Equity at exit: $31,312

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $4,298
• Equity at exit: $18,157

Cash invested: $58,800 (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 08004

• Home prices YoY: -15.5%
• Active inventory: 53
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,436 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$496 /mo · $5,946/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $240

Break-even live

Break-even rent $2,132

Max offer price $210,000

Occupancy floor 85%

Sensitivity live

Price	-10% $359	-5% $300	+0% $240	+5% $181	+10% $121
Rent	-10% $48	-5% $144	+0% $240	+5% $337	+10% $433
Rate	-1.0pp $346	-0.5pp $294	base $240	+0.5pp $186	+1.0pp $131

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-04
   status $210,000 Pending 43 DOM
2. 2026-06-03
   days on market $210,000 Active 43 DOM
3. 2026-06-02
   days on market $210,000 Active 42 DOM
4. 2026-06-01
   days on market $210,000 Active 41 DOM
5. 2026-05-31
   days on market $210,000 Active 40 DOM
6. 2026-04-21
   listed $210,000 Active
7. 1999-01-21
   soldstatus $88,000
8. 1998-12-15
   soldstatus $88,000 235-char remark

   Show marketing remark (235 chars)

   Retired, And Tired Of Working Around The House-Want To Sell As-Is. Recent Work Includes Newer Roof, Newer Well/Water Treatment System, Newer Wiring, Some New Windows. Great Opportunity. Beautiful 1 Acre Lot. Call Today! Poss:Settlement

9. 1998-11-06
   historical 235-char remark

   Show marketing remark (235 chars)

   Retired, And Tired Of Working Around The House-Want To Sell As-Is. Recent Work Includes Newer Roof, Newer Well/Water Treatment System, Newer Wiring, Some New Windows. Great Opportunity. Beautiful 1 Acre Lot. Call Today! Poss:Settlement

10. 1998-08-05
    listed $88,000 235-char remark

    Show marketing remark (235 chars)

    Retired, And Tired Of Working Around The House-Want To Sell As-Is. Recent Work Includes Newer Roof, Newer Well/Water Treatment System, Newer Wiring, Some New Windows. Great Opportunity. Beautiful 1 Acre Lot. Call Today! Poss:Settlement

ⓘ 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: $5,946 · $496/mo
• Projected year-2 tax: $5,946 · $496/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $29,235
• − Mortgage interest: −$11,763
• − Property taxes: −$5,946
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,339
• − Management: −$2,339
• − Depreciation: −$6,109
• Taxable loss: −$311
• Est. tax savings @ 24.0%: +$75
• After-tax cash flow: $2,959/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: Waterford Township School District
• NCES district ID: 3417250
• Math proficiency: 22% ▼ -17.00%
• Reading proficiency: 35% ▼ -7.00%
• Median HH income: $77,964
• Composite: 27.58/100
• National rank: #6939
• State rank: #334 of 472 in NJ

Livability — Atco

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Atco, NJ
• City population: 10,946
• Population (ZIP): 10,946

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 (75%)
• Race & ethnicity: White 75% Black 11% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 8% Serbian 2% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 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: ▼ -60.00%
• Current HPI: 325.9847
• 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

+138.6% since first listed

5 events — show timeline

• 2026-04-21 Listed $210,000 BRIGHT MLS
• 1999-01-21 Sold (Public Records) $88,000 Public Records
• 1998-12-15 Sold (MLS) $88,000 BRIGHT MLS
• 1998-11-06 Listing Removed — BRIGHT MLS
• 1998-08-05 Listed $88,000 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2025): $5,946 · +3.5% YoY. Source: county tax records.