546 Walnut St · Camden, NJ 08103

$255,000

4 bd · 0.0 ba · 2,576 sqft · MultiFamily · 80 Days on market

Built 1910 Good condition 1,712 sqft lot Est $466k · 45% under ↓ 6% since listing

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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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Appreciation +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +0.7/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to this well-maintained and spacious multi-family duplex located in the heart of Camden City. With a generous 2,587 square feet of living space, this property offers an excellent opportunity for both investors and owner-occupants looking for comfort, functionality, and strong rental potential. Each unit features two large bedrooms and two full bathrooms, designed to provide plenty of space and privacy. The open layouts offer ample living and dining areas, creating a comfortable flow perfect for everyday living or entertaining. Both units are equipped with in-unit washer and dryer, adding convenience and modern functionality for residents. The property’s thoughtful layout and generous room sizes make each unit feel bright and spacious, while still maintaining the charm of a classic Camden multi-family home. With separate living areas, full bathroom, and large bedrooms, this duplex is ideal for multi-generational living or generating steady rental income. Located near major highways, public transportation, schools, shopping, and local amenities, this property provides easy access to everything Camden and the surrounding South Jersey/Philadelphia area has to offer. Key Features: - 2,587 Sq Ft Multi-Family Duplex - Two Units - Each Unit: 2 Bedrooms / 1 Full Bathroom - In-Unit Washer & Dryer - Spacious Living Areas - Large Bedrooms with Ample Space - Strong Rental or Owner-Occupant Opportunity - Convenient Camden City Location This is a fantastic opportunity to own a large duplex with great income potential in Camden City.

Key facts

• 1,712 sq ft lot
• Built 1910
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2-bath units multifamily listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $840 ($10k/yr) — positive. Per door: $420/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $240k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: 64 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• At $3,294/mo this rent would consume 107% of the median local household income ($37k/yr) (locally 1141% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $2k 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.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $239,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.29% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.12%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $466,256
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
622 Benson St	0.50mi	3/— (-1)	2,566 (-0%)	16mo	$450,000	$175	58
632 Benson St	0.50mi	5/— (+1)	2,483 (-4%)	16mo	$450,000	$181	52
620 Benson St	0.50mi	5/— (+1)	2,268 (-12%)	16mo	$450,000	$198	39
1715 S Broadway	0.73mi	4/3.5	2,280 (-12%)	1mo	$160,000	$70	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.27×
• Total profit: $19,145
• Equity at exit: $45,378

10-year hold

• IRR: 14.9%
• Equity multiple: 2.29×
• Total profit: $91,819
• Equity at exit: $34,895

Cash invested: $71,400 (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 08103

• Home prices YoY: -1.4%
• Active inventory: 64
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $3,294 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $840

Break-even live

Break-even rent $2,231

Max offer price $255,000

Occupancy floor 70%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,294
Total (2 units)			$3,294

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Market St Camden, NJ	3.0	1.0–2.0	1190	$2,456	$2.06	2d	15	1.02mi

Listing history 4 events

1. 2026-05-05
   price $255,000 1563-char remark

   Show marketing remark (1563 chars)

   Welcome to this well-maintained and spacious multi-family duplex located in the heart of Camden City. With a generous 2,587 square feet of living space, this property offers an excellent opportunity for both investors and owner-occupants looking for comfort, functionality, and strong rental potential. Each unit features two large bedrooms and two full bathrooms, designed to provide plenty of space and privacy. The open layouts offer ample living and dining areas, creating a comfortable flow perfect for everyday living or entertaining. Both units are equipped with in-unit washer and dryer, adding convenience and modern functionality for residents. The property’s thoughtful layout and generous room sizes make each unit feel bright and spacious, while still maintaining the charm of a classic Camden multi-family home. With separate living areas, full bathroom, and large bedrooms, this duplex is ideal for multi-generational living or generating steady rental income. Located near major highways, public transportation, schools, shopping, and local amenities, this property provides easy access to everything Camden and the surrounding South Jersey/Philadelphia area has to offer. Key Features: - 2,587 Sq Ft Multi-Family Duplex - Two Units - Each Unit: 2 Bedrooms / 1 Full Bathroom - In-Unit Washer & Dryer - Spacious Living Areas - Large Bedrooms with Ample Space - Strong Rental or Owner-Occupant Opportunity - Convenient Camden City Location This is a fantastic opportunity to own a large duplex with great income potential in Camden City.

2. 2026-04-10
   price $257,900 1563-char remark

   Show marketing remark (1563 chars)

   Welcome to this well-maintained and spacious multi-family duplex located in the heart of Camden City. With a generous 2,587 square feet of living space, this property offers an excellent opportunity for both investors and owner-occupants looking for comfort, functionality, and strong rental potential. Each unit features two large bedrooms and two full bathrooms, designed to provide plenty of space and privacy. The open layouts offer ample living and dining areas, creating a comfortable flow perfect for everyday living or entertaining. Both units are equipped with in-unit washer and dryer, adding convenience and modern functionality for residents. The property’s thoughtful layout and generous room sizes make each unit feel bright and spacious, while still maintaining the charm of a classic Camden multi-family home. With separate living areas, full bathroom, and large bedrooms, this duplex is ideal for multi-generational living or generating steady rental income. Located near major highways, public transportation, schools, shopping, and local amenities, this property provides easy access to everything Camden and the surrounding South Jersey/Philadelphia area has to offer. Key Features: - 2,587 Sq Ft Multi-Family Duplex - Two Units - Each Unit: 2 Bedrooms / 1 Full Bathroom - In-Unit Washer & Dryer - Spacious Living Areas - Large Bedrooms with Ample Space - Strong Rental or Owner-Occupant Opportunity - Convenient Camden City Location This is a fantastic opportunity to own a large duplex with great income potential in Camden City.

3. 2026-03-11
   listed $269,900 Active 1563-char remark

   Show marketing remark (1563 chars)

   Welcome to this well-maintained and spacious multi-family duplex located in the heart of Camden City. With a generous 2,587 square feet of living space, this property offers an excellent opportunity for both investors and owner-occupants looking for comfort, functionality, and strong rental potential. Each unit features two large bedrooms and two full bathrooms, designed to provide plenty of space and privacy. The open layouts offer ample living and dining areas, creating a comfortable flow perfect for everyday living or entertaining. Both units are equipped with in-unit washer and dryer, adding convenience and modern functionality for residents. The property’s thoughtful layout and generous room sizes make each unit feel bright and spacious, while still maintaining the charm of a classic Camden multi-family home. With separate living areas, full bathroom, and large bedrooms, this duplex is ideal for multi-generational living or generating steady rental income. Located near major highways, public transportation, schools, shopping, and local amenities, this property provides easy access to everything Camden and the surrounding South Jersey/Philadelphia area has to offer. Key Features: - 2,587 Sq Ft Multi-Family Duplex - Two Units - Each Unit: 2 Bedrooms / 1 Full Bathroom - In-Unit Washer & Dryer - Spacious Living Areas - Large Bedrooms with Ample Space - Strong Rental or Owner-Occupant Opportunity - Convenient Camden City Location This is a fantastic opportunity to own a large duplex with great income potential in Camden City.

4. 2026-03-10
   historical $269,900 1563-char remark

   Show marketing remark (1563 chars)

   Welcome to this well-maintained and spacious multi-family duplex located in the heart of Camden City. With a generous 2,587 square feet of living space, this property offers an excellent opportunity for both investors and owner-occupants looking for comfort, functionality, and strong rental potential. Each unit features two large bedrooms and two full bathrooms, designed to provide plenty of space and privacy. The open layouts offer ample living and dining areas, creating a comfortable flow perfect for everyday living or entertaining. Both units are equipped with in-unit washer and dryer, adding convenience and modern functionality for residents. The property’s thoughtful layout and generous room sizes make each unit feel bright and spacious, while still maintaining the charm of a classic Camden multi-family home. With separate living areas, full bathroom, and large bedrooms, this duplex is ideal for multi-generational living or generating steady rental income. Located near major highways, public transportation, schools, shopping, and local amenities, this property provides easy access to everything Camden and the surrounding South Jersey/Philadelphia area has to offer. Key Features: - 2,587 Sq Ft Multi-Family Duplex - Two Units - Each Unit: 2 Bedrooms / 1 Full Bathroom - In-Unit Washer & Dryer - Spacious Living Areas - Large Bedrooms with Ample Space - Strong Rental or Owner-Occupant Opportunity - Convenient Camden City Location This is a fantastic opportunity to own a large duplex with great income potential in Camden City.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥103°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: $39,528
• − Mortgage interest: −$14,284
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$3,162
• − Management: −$3,162
• − Depreciation: −$7,418
• Taxable income: $6,401
• Est. tax owed @ 24.0%: −$1,536
• After-tax cash flow: $8,544/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.

Condition & rehab AI · 30 photos

Good 75/100 Cosmetic rehab

This well-maintained multi-family duplex offers spacious living areas and modern amenities, making it an excellent investment opportunity.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace blinds — Improves natural light and aesthetics
• Both Replace ceiling fans — Modernizes and improves airflow

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace blinds — Improves natural light and aesthetics ↑
• Both Replace ceiling fans — Modernizes and improves airflow ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• County: Camden County · 407,624 people
• City population: 20,865
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 12,573
• Household income: $36,793
• Rent vs Own: 65.2% rent · 34.8% own
• Severe rent burden: 1141.0

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 0.57)
• Race & ethnicity: Black 54% Hispanic / Latino 36% Two or more races 9% White 5% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 19% Dominican 4%
• Common ancestry: Hispanic 1%
• Foreign-born: 12% · Canada, Jamaica
• Languages at home: 75% English-only · Spanish 22% Tagalog/Filipino 2%

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: ▼ -2.36%
• Current HPI: 162.557
• Rent YoY: —
• 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

-5.5% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $255,000 BRIGHT MLS
• 2026-04-10 Price Changed $257,900 BRIGHT MLS
• 2026-03-11 Listed $269,900 BRIGHT MLS
• 2026-03-10 Coming Soon $269,900 BRIGHT MLS