632 Raritan St · Camden, NJ 08105

$140,000

3 bd · 1.0 ba · 1,080 sqft · Townhouse public records · 1 Days on market

Built 1940 1,420 sqft lot Est $195k · 28% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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 MLS

House on Pennsauken Border. House has new kitchen with stainless steel refrigerator and stove, new cabinets and marbel floor. New hardwood floors and new windows. Fourth bedroom in basement. Front patio deck, central air. Cement 4 car driveway in rear. Beautiful move in condition. This house is a gem.

Key facts

• Private driveway
• Value-add project
• 2 parking spots

Tags

• PRIVATE DRIVEWAY
• PARTIALLY FINISHED BASEMENT
• VALUE-ADD PROJECT
• SOLID CAMDEN LOCATION

Property features AI

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage and parking spaces
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: End of Row/Townhouse design; Fee simple ownership
• Construction: Vinyl siding and brick exterior; Brick/mortar foundation; Year built per assessor
• Exterior features: End of row townhouse; Lot dimensions listed as 18.00 x 0.00; Not in tidal water zone; Above-grade and below-grade structures

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning (electric)
• Interior features: Partially finished basement with outside entrance; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 11.4% vs local median 7.1% in Camden — 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 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: 61 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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 $108k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $140,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.46% ✓
• Cap rate: 11.36%
• Cash-on-cash: 18.11%
• DSCR: 1.81
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $195,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 Raritan St	0.00mi	3/1.0	1,080 (0%)	1mo	$135,000	$125	99
528 Randolph St	0.17mi	3/1.5	1,162 (+8%)	2mo	$180,000	$155	76
541 Randolph St	0.16mi	3/2.0	1,162 (+8%)	1mo	$210,000	$181	75
3007 Clinton St	0.41mi	3/1.0	1,152 (+7%)	1mo	$166,000	$144	69
11 N 28th St	0.58mi	3/1.0	1,110 (+3%)	1mo	$150,000	$135	67
2920 Stevens St	0.48mi	3/1.5	1,152 (+7%)	3mo	$250,000	$217	62
2112 Howell St	0.75mi	3/1.0	1,064 (-2%)	3mo	$140,000	$132	60
242 Morse St	0.34mi	3/1.5	1,236 (+14%)	0mo	$255,000	$206	58
2916 Carman St	0.56mi	3/1.5	1,232 (+14%)	0mo	$240,000	$195	48
1586 Greenwood Ave	0.74mi	3/1.5	1,184 (+10%)	1mo	$250,000	$211	46
363 Garden Ave	0.45mi	2/2.0 (-1)	928 (-14%)	3mo	$180,000	$194	44
112 N 23rd St	0.70mi	3/1.0	1,232 (+14%)	3mo	$120,000	$97	41

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-11,841
• Equity at exit: $20,874

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $4,553
• 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 08105

• Home prices YoY: -30.6%
• Active inventory: 61
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,038 high
• Mortgage (P&I): −$734
• Tax from tax record: −$226 /mo · $2,706/yr
• Insurance: −$58
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $165

Break-even live

Break-even rent $1,829

Max offer price $140,000

Occupancy floor 87%

Sensitivity live

Price	-10% $244	-5% $205	+0% $165	+5% $126	+10% $86
Rent	-10% $4	-5% $85	+0% $165	+5% $246	+10% $326
Rate	-1.0pp $236	-0.5pp $201	base $165	+0.5pp $129	+1.0pp $92

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
324 S 27th St Camden, NJ	3.0	1.0	1152	$1,900	$1.65	25d	1	0.32mi
380 Garden Ave Camden, NJ	2.0	2.0	1184	$2,100	$1.77	25d	1	0.49mi
2752 Mickle St Camden, NJ	3.0	1.0	1450	$1,850	$1.28	18d	1	0.49mi
2754 Mickle St Camden, NJ	3.0	1.0	1500	$1,850	$1.23	0d	1	0.49mi
4137 Marlton Pike Pennsauken Township, NJ	2.0	1.0	900	$1,800	$2.00	25d	1	0.66mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	25d	1	0.86mi
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	11d	1	0.88mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	4d	1	0.88mi
106 N 34th St Unit B Camden, NJ	3.0	2.0	900	$1,950	$2.17	25d	1	1.00mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	25d	1	1.03mi
4621 Woodland Ave Pennsauken, NJ	3.0	1.5	1148	$2,200	$1.92	25d	1	1.05mi
132 E Franklin Ave Unit A Collingswood, NJ	2.0	1.0	1000	$2,400	$2.40	25d	1	1.08mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1219	$3,372	$2.76	0d	7	1.18mi
5122 Garfield Ave Pennsauken, NJ	3.0	1.0	1308	$2,500	$1.91	25d	1	1.23mi
5454 Burwood Ave Pennsauken, NJ	3.0	1.5	1419	$2,650	$1.87	6d	1	1.40mi
2395 New Jersey Cherry Hill Township, NJ	3.0	1.0–3.0	1050	$3,100	$2.95	0d	15	1.44mi
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	25d	1	1.46mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	19d	1	1.47mi

Listing history 11 events

1. 2026-05-15
   status Pending
2. 2026-05-15
   historical Active Under Contract
3. 2026-05-15
   listed $140,000 Active
4. 2008-07-17
   soldstatus $108,500
5. 2008-07-17
   soldstatus $108,500
6. 2008-06-30
   soldstatus $125,000 302-char remark

   Show marketing remark (302 chars)

   House on Pennsauken Border. House has new kitchen with stainless steel refrigerator and stove, new cabinets and marbel floor. New hardwood floors and new windows. Fourth bedroom in basement. Front patio deck, central air. Cement 4 car driveway in rear. Beautiful move in condition. This house is a gem.

7. 2008-04-14
   historical 302-char remark

   Show marketing remark (302 chars)

   House on Pennsauken Border. House has new kitchen with stainless steel refrigerator and stove, new cabinets and marbel floor. New hardwood floors and new windows. Fourth bedroom in basement. Front patio deck, central air. Cement 4 car driveway in rear. Beautiful move in condition. This house is a gem.

8. 2008-04-05
   listed $125,000 302-char remark

   Show marketing remark (302 chars)

   House on Pennsauken Border. House has new kitchen with stainless steel refrigerator and stove, new cabinets and marbel floor. New hardwood floors and new windows. Fourth bedroom in basement. Front patio deck, central air. Cement 4 car driveway in rear. Beautiful move in condition. This house is a gem.

9. 1993-04-27
   soldstatus $26,000
10. 1992-09-17
    soldstatus $21,057
11. 1986-03-27
    soldstatus $25,000

ⓘ 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: $2,706 · $226/mo
• Projected year-2 tax: $3,096 · $258/mo
• Expected delta: +$390/yr (+$32/mo · 14.4%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 29% 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: $24,452
• − Mortgage interest: −$7,842
• − Property taxes: −$2,706
• − Insurance: −$5,818
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$4,073
• Taxable income: $100
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $1,958/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

+460.0% since first listed

11 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-15 Contingent — BRIGHT MLS
• 2026-05-15 Listed $140,000 BRIGHT MLS
• 2008-07-17 Sold (Public Records) $108,500 Public Records
• 2008-07-17 Sold (Public Records) $108,500 Public Records
• 2008-06-30 Sold (MLS) $125,000 BRIGHT MLS
• 2008-04-14 Listing Removed — BRIGHT MLS
• 2008-04-05 Listed $125,000 BRIGHT MLS
• 1993-04-27 Sold (Public Records) $26,000 Public Records
• 1992-09-17 Sold (Public Records) $21,057 Public Records
• 1986-03-27 Sold (Public Records) $25,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,706 · +4.1% YoY. Source: county tax records.