1817 The Woods Ii · Cherry Hill, NJ 08003

$142,678

2 bd · 1.0 ba · 1,032 sqft · Condo public records · 47 Days on market

Built 1986 $225/mo HOA · 9% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• 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

It is hereby disclosed to all parties that the subject Property is DEED RESTRICTED under the Cherry Hill Township Moderate Priced Housing ( MPH) Homeownership Program. The buyer must have been approved by the Cherry Hill Township Department of Community Development as Income - Eligible for the program. Buyers must be approved before showing the property. Because this is a two-bedroom unit, a single person would not qualify within the program requirements. Owner Occupancy is required.

Key facts

• $225 HOA
• Built 1986
• Listed 47 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $143k.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $143k).
• Recommended offer: $138k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 145 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $986 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• 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 $138,397 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.81% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.08%
• DSCR: 1.98
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.9%
• Equity multiple: 1.60×
• Total profit: $23,926
• Equity at exit: $21,274

10-year hold

• IRR: 23.7%
• Equity multiple: 3.05×
• Total profit: $82,067
• Equity at exit: $12,336

Cash invested: $39,950 (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 08003

• Active inventory: 145
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,583 high
• Mortgage (P&I): −$748
• Tax from tax record: −$273 /mo · $3,272/yr
• Insurance: −$59
• HOA: −$225
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $735

Break-even live

Break-even rent $1,652

Max offer price $142,678

Occupancy floor 67%

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: $35,670
• Closing costs: $4,280
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1962 The Woods II Cherry Hill, NJ	2.0	2.0	1148	$2,500	$2.18	1d	1	0.06mi
1929 The Woods II Cherry Hill, NJ	2.0	2.0	1148	$2,350	$2.05	44d	1	0.12mi
1925 The Woods II Unit 1925 Cherry Hill Township, NJ	2.0	2.0	1032	$2,400	$2.33	19d	1	0.12mi
828 Chanticleer Cherry Hill, NJ	3.0	2.0	1379	$3,450	$2.50	44d	1	0.32mi
835 Chanticleer Cherry Hill, NJ	2.0	2.0	1347	$2,600	$1.93	1d	1	0.36mi
306 The Woods Cherry Hill, NJ	2.0	2.0	996	$2,700	$2.71	1d	1	0.39mi
704 The Woods Cherry Hill, NJ	2.0	2.0	1012	$2,400	$2.37	44d	1	0.42mi
1502 The Woods Cherry Hill, NJ	2.0	2.0	924	$2,200	$2.38	19d	1	0.43mi
1022 Main St Voorhees, NJ	2.0	2.0	1310	$2,300	$1.76	3d	1	0.53mi
1022 Main St Voorhees, NJ	2.0	2.0	1310	$2,500	$1.91	17d	1	0.53mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $142,678 Active 47 DOM
2. 2026-06-17
   days on market $142,678 Active 46 DOM
3. 2026-06-16
   days on market $142,678 Active 45 DOM
4. 2026-06-15
   days on market $142,678 Active 44 DOM
5. 2026-06-13
   days on market $142,678 Active 42 DOM
6. 2026-06-13
   remarks 512-char remark
7. 2026-06-13
   days on market $142,678 Active 41 DOM
8. 2026-06-09
   days on market $142,678 Active 38 DOM
9. 2026-06-08
   days on market $142,678 Active 37 DOM
10. 2026-06-07
    days on market $142,678 Active 36 DOM
11. 2026-06-04
    days on market $142,678 Active 33 DOM
12. 2026-06-03
    days on market $142,678 Active 32 DOM
13. 2026-06-02
    days on market $142,678 Active 31 DOM
14. 2026-06-01
    days on market $142,678 Active 30 DOM
15. 2026-05-31
    days on market $142,678 Active 29 DOM
16. 2026-05-18
    status Active 489-char remark

    Show marketing remark (489 chars)

    It is hereby disclosed to all parties that the subject Property is DEED RESTRICTED under the Cherry Hill Township Moderate Priced Housing ( MPH) Homeownership Program. The buyer must have been approved by the Cherry Hill Township Department of Community Development as Income - Eligible for the program. Buyers must be approved before showing the property. Because this is a two-bedroom unit, a single person would not qualify within the program requirements. Owner Occupancy is required.

17. 2026-03-25
    historical 489-char remark

    Show marketing remark (489 chars)

    It is hereby disclosed to all parties that the subject Property is DEED RESTRICTED under the Cherry Hill Township Moderate Priced Housing ( MPH) Homeownership Program. The buyer must have been approved by the Cherry Hill Township Department of Community Development as Income - Eligible for the program. Buyers must be approved before showing the property. Because this is a two-bedroom unit, a single person would not qualify within the program requirements. Owner Occupancy is required.

18. 2026-03-10
    listed $142,678 Active 489-char remark

    Show marketing remark (489 chars)

    It is hereby disclosed to all parties that the subject Property is DEED RESTRICTED under the Cherry Hill Township Moderate Priced Housing ( MPH) Homeownership Program. The buyer must have been approved by the Cherry Hill Township Department of Community Development as Income - Eligible for the program. Buyers must be approved before showing the property. Because this is a two-bedroom unit, a single person would not qualify within the program requirements. Owner Occupancy is required.

19. 2026-03-03
    historical $142,678 489-char remark

    Show marketing remark (489 chars)

    It is hereby disclosed to all parties that the subject Property is DEED RESTRICTED under the Cherry Hill Township Moderate Priced Housing ( MPH) Homeownership Program. The buyer must have been approved by the Cherry Hill Township Department of Community Development as Income - Eligible for the program. Buyers must be approved before showing the property. Because this is a two-bedroom unit, a single person would not qualify within the program requirements. Owner Occupancy is required.

20. 2023-06-30
    soldstatus $136,700
21. 2023-05-18
    soldstatus $136,700 Closed
22. 2023-04-11
    status Pending
23. 2023-04-05
    listed Active Under Contract
24. 2023-04-05
    listed $136,700
25. 1985-10-29
    soldstatus $36,945

ⓘ 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: $3,272 · $273/mo
• Projected year-2 tax: $3,412 · $284/mo
• Expected delta: +$140/yr (+$12/mo · 4.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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: $30,992
• − Mortgage interest: −$7,992
• − Property taxes: −$3,272
• − Insurance: −$713
• − Repairs & maintenance: −$2,479
• − Management: −$2,479
• − HOA: −$2,700
• − Depreciation: −$4,151
• Taxable income: $7,205
• Est. tax owed @ 24.0%: −$1,729
• After-tax cash flow: $7,090/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 — Cherry Hill

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

Census & demographics

• Census place: Springdale, NJ
• County: Camden County · 407,624 people
• City population: 76,725
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 31,809
• Household income: $155,059
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 583.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Asian 17% Hispanic / Latino 6% Two or more races 6% Black 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Scotch-Irish 7% Romanian 6% Subsaharan African 2%
• Foreign-born: 19% · China, South Korea, Canada
• Languages at home: 77% English-only · Chinese 5% Spanish 3% Other Indo-European 3%

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: ▼ -260.29%
• Current HPI: 334.8611
• 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

+286.2% since first listed

10 events — show timeline

• 2026-05-18 Relisted — BRIGHT MLS
• 2026-03-25 Listing Removed — BRIGHT MLS
• 2026-03-10 Listed $142,678 BRIGHT MLS
• 2026-03-03 Coming Soon $142,678 BRIGHT MLS
• 2023-06-30 Sold (Public Records) $136,700 Public Records
• 2023-05-18 Sold (MLS) $136,700 BRIGHT MLS
• 2023-04-11 Pending — BRIGHT MLS
• 2023-04-05 Listed — BRIGHT MLS
• 2023-04-05 Listed $136,700 BRIGHT MLS
• 1985-10-29 Sold (Public Records) $36,945 Public Records

Property tax history

+1.7%/yr

Latest (2025): $3,272 · +5.4% YoY. Source: county tax records.