128-E Cherry Parke · Haddonfield, NJ 08002

$140,000

1 bd · 1.0 ba · 944 sqft · Condo public records · 106 Days on market

Built 1950 $148/sqft · 27% below area Est $150k · 7% under $456/mo HOA · 22% 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 +21.4/30.0
• ARV discount +10.6/15.0
• 1% rule +9.8/10.0
• DSCR +6.8/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 128 Cherry Parke, Unit E, a charming one bedroom, one bath condominium located in the highly desirable Cherry Parke community in the heart of Cherry Hill. This light-filled unit offers a comfortable and functional layout featuring a spacious living room, dining area, and a galley kitchen complete with a gas stove, dishwasher, and convenient breakfast bar. Enjoy the ease of in-unit laundry with a washer and dryer, along with additional private storage located in the basement. The monthly condo fee INCLUDES heat, water, exterior maintenance and snow removal, providing both value and peace of mind. Residents of Cherry Parke also enjoy access to a community swimming pool and Cherry Hill Public Schools. Ideally situated directly across from Cooper River Park, this home is surrounded by scenic outdoor space while remaining close to shopping centers, restaurants, and local entertainment. With convenient access to major roadways, commuting throughout the area is simple and efficient. A great opportunity to own a well-located condo in a sought-after community

Key facts

• Close to restaurants
• Private storage
• In unit laundry

Tags

• IN UNIT LAUNDRY
• PRIVATE STORAGE
• COMMUNITY SWIMMING POOL
• ACCESS TO COOPER RIVER PARK
• CLOSE TO SHOPPING CENTERS
• CLOSE TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 1.6% in Haddonfield — 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 85/100 on livability (#17 in NJ, #495 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• 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: Clara Barton Elementary School (math 12% / reading 54%, grade F, #650 of 1,303 statewide, top 50%, 473 students, 32% FRL); John A. Carusi Middle School (math 12% / reading 51%, grade F, #289 of 431 statewide, top 69%, 841 students, 29% FRL); Cherry Hill High School West (math 11% / reading 51%, grade F, #277 of 399 statewide, top 70%, 1,355 students, 24% FRL).
• Market conditions: Rents rising (+2.9%/yr); 101 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $968 of loan paydown is wiped out by about $4k 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 106 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $140k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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.
9. 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.
10. 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: 1.48% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 5.6

CMA / ARV

• ARV (median comp): $150,495
• List price: $140,000
• Delta: -6.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.9% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-9,334
• Equity at exit: $20,874

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $9,354
• Equity at exit: $12,105

Cash invested: $39,200 (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 08002

• Rents YoY: 2.9%
• Active inventory: 101
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$734
• Tax from tax record: −$181 /mo · $2,167/yr
• Insurance: −$58
• HOA: −$456
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $208

Break-even live

Break-even rent $1,809

Max offer price $140,000

Occupancy floor 85%

Sensitivity live

Price	-10% $287	-5% $248	+0% $208	+5% $168	+10% $129
Rent	-10% $44	-5% $126	+0% $208	+5% $290	+10% $372
Rate	-1.0pp $278	-0.5pp $244	base $208	+0.5pp $172	+1.0pp $135

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Cherry Parke Unit C Cherry Hill, NJ	2.0	1.0	950	$1,950	$2.05	45d	1	0.10mi
116 Cherry Parke Cherry Hill, NJ	2.0	1.0	944	$1,850	$1.96	17d	1	0.10mi
274 Kings Hwy E Haddonfield, NJ	2.0	1.0	869	$2,800	$3.22	24d	1	0.62mi
1 Evans Mill Ln Cherry Hill Township, NJ	1.0–2.0	1.0–2.0	1040	$2,000	$1.92	0d	6	0.78mi
205 Douglas Ave Haddonfield, NJ	2.0	2.0	1116	$3,500	$3.14	0d	1	0.79mi
13 Wilkins Ave Unit 2ND FL Haddonfield, NJ	1.0	1.0	700	$2,500	$3.57	26d	1	0.90mi
13 Wilkins Ave Unit 1ST FLOOR Haddonfield, NJ	2.0	1.5	885	$3,500	$3.95	24d	1	0.90mi
220 Lakeview Ave Haddonfield, NJ	2.0	1.5	960	$3,500	$3.65	17d	1	1.02mi
2 Linden Ave Haddonfield, NJ	1.0	1.0	595	$1,750	$2.94	26d	1	1.07mi
414 Park Place Dr Cherry Hill, NJ	1.0	1.0	768	$1,800	$2.34	45d	1	1.11mi
214 Tavistock Cherry Hill, NJ	2.0	2.0	1005	$2,650	$2.64	45d	1	1.13mi
350 Tavistock Cherry Hill, NJ	2.0	2.0	1005	$2,300	$2.29	22d	1	1.20mi
325 Tavistock Cherry Hill, NJ	2.0	2.0	1101	$2,400	$2.18	45d	1	1.20mi
401 Cooper Landing Rd Cherry Hill, NJ	2.0	2.0	1030	$2,000	$1.94	20d	1	1.29mi
401 Cooper Landing Rd Cherry Hill, NJ	2.0	2.0	1030	$1,900	$1.84	45d	1	1.29mi
1200 Marlton Pike E Cherry Hill, NJ	2.0	2.0	857	$2,100	$2.45	46d	1	1.45mi
1200 Marlton Pike E Cherry Hill, NJ	1.0	1.0	698	$1,675	$2.40	45d	1	1.45mi
210 W Crystal Lake Ave Haddonfield, NJ	1.0–3.0	1.0	850	$1,649	$1.94	1d	16	1.49mi

HOA detail condo

• Monthly dues: $456 · $5,472/yr
• Likely covers: watergassnow removalexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-19
   status Pending 1082-char remark

   Show marketing remark (1082 chars)

   Welcome home to 128 Cherry Parke, Unit E, a charming one bedroom, one bath condominium located in the highly desirable Cherry Parke community in the heart of Cherry Hill. This light-filled unit offers a comfortable and functional layout featuring a spacious living room, dining area, and a galley kitchen complete with a gas stove, dishwasher, and convenient breakfast bar. Enjoy the ease of in-unit laundry with a washer and dryer, along with additional private storage located in the basement. The monthly condo fee INCLUDES heat, water, exterior maintenance and snow removal, providing both value and peace of mind. Residents of Cherry Parke also enjoy access to a community swimming pool and Cherry Hill Public Schools. Ideally situated directly across from Cooper River Park, this home is surrounded by scenic outdoor space while remaining close to shopping centers, restaurants, and local entertainment. With convenient access to major roadways, commuting throughout the area is simple and efficient. A great opportunity to own a well-located condo in a sought-after community

2. 2026-04-07
   price $140,000 1082-char remark

   Show marketing remark (1082 chars)

   Welcome home to 128 Cherry Parke, Unit E, a charming one bedroom, one bath condominium located in the highly desirable Cherry Parke community in the heart of Cherry Hill. This light-filled unit offers a comfortable and functional layout featuring a spacious living room, dining area, and a galley kitchen complete with a gas stove, dishwasher, and convenient breakfast bar. Enjoy the ease of in-unit laundry with a washer and dryer, along with additional private storage located in the basement. The monthly condo fee INCLUDES heat, water, exterior maintenance and snow removal, providing both value and peace of mind. Residents of Cherry Parke also enjoy access to a community swimming pool and Cherry Hill Public Schools. Ideally situated directly across from Cooper River Park, this home is surrounded by scenic outdoor space while remaining close to shopping centers, restaurants, and local entertainment. With convenient access to major roadways, commuting throughout the area is simple and efficient. A great opportunity to own a well-located condo in a sought-after community

3. 2026-02-02
   listed $150,000 Active 1082-char remark

   Show marketing remark (1082 chars)

   Welcome home to 128 Cherry Parke, Unit E, a charming one bedroom, one bath condominium located in the highly desirable Cherry Parke community in the heart of Cherry Hill. This light-filled unit offers a comfortable and functional layout featuring a spacious living room, dining area, and a galley kitchen complete with a gas stove, dishwasher, and convenient breakfast bar. Enjoy the ease of in-unit laundry with a washer and dryer, along with additional private storage located in the basement. The monthly condo fee INCLUDES heat, water, exterior maintenance and snow removal, providing both value and peace of mind. Residents of Cherry Parke also enjoy access to a community swimming pool and Cherry Hill Public Schools. Ideally situated directly across from Cooper River Park, this home is surrounded by scenic outdoor space while remaining close to shopping centers, restaurants, and local entertainment. With convenient access to major roadways, commuting throughout the area is simple and efficient. A great opportunity to own a well-located condo in a sought-after community

4. 2026-01-31
   historical $1,800
5. 2025-08-09
   listed $1,800
6. 2021-05-26
   soldstatus $85,000
7. 2021-04-19
   soldstatus $85,000 Closed
8. 2021-03-16
   listed $80,000 Active
9. 2018-07-13
   soldstatus $45,000
10. 1998-10-30
    soldstatus $34,900
11. 1998-09-04
    historical
12. 1997-06-18
    listed $34,900

ⓘ 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: $2,167 · $181/mo
• Projected year-2 tax: $2,827 · $236/mo
• Expected delta: +$659/yr (+$55/mo · 30.4%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $24,867
• − Mortgage interest: −$7,842
• − Property taxes: −$2,167
• − Insurance: −$700
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − HOA: −$5,472
• − Depreciation: −$4,073
• Taxable income: $634
• Est. tax owed @ 24.0%: −$152
• After-tax cash flow: $2,343/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 — Haddonfield

• Score: 85/100
• State rank: #17
• US rank: #495

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Camden County · 407,624 people
• City population: 17,763
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 24,015
• Household income: $100,951
• Rent vs Own: 32.0% rent · 68.0% own
• Severe rent burden: 430.0

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 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 12% Asian 12% Black 8% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 8% Scotch-Irish 2% Italian 2%
• Foreign-born: 18% · Vietnam, Canada, China
• Languages at home: 73% English-only · Spanish 8% Russian/Polish/Slavic 4% Vietnamese 4%

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: ▼ -201.30%
• Current HPI: 358.1597
• Rent YoY: ▲ 2.90%
• 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

+301.1% since first listed

12 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-04-07 Price Changed $140,000 BRIGHT MLS
• 2026-02-02 Listed $150,000 BRIGHT MLS
• 2026-01-31 Rental Removed $1,800 BRIGHTMLS
• 2025-08-09 Listed for Rent $1,800 BRIGHTMLS
• 2021-05-26 Sold (Public Records) $85,000 Public Records
• 2021-04-19 Sold (MLS) $85,000 BRIGHT MLS
• 2021-03-16 Listed $80,000 BRIGHT MLS
• 2018-07-13 Sold (Public Records) $45,000 Public Records
• 1998-10-30 Sold (MLS) $34,900 BRIGHT MLS
• 1998-09-04 Listing Removed — BRIGHT MLS
• 1997-06-18 Listed $34,900 BRIGHT MLS

Property tax history

-0.1%/yr

Latest (2025): $2,167 · +5.4% YoY. Source: county tax records.