4 Russell Ave · Merchantville, NJ 08109

$260,000

4 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 13 Days on market

Built 1934 2,550 sqft lot Est $331k · 21% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is being sold tenant occupied. Long term good paying tenant is paying $1870/mo through 3/31/2027. This is a 4 Bedroom (2 up and 2 down). - 1 Bedroom is being used as a dining room currently and has 2 full bathrooms (1 up and 1 down) Updated kitchen, hardwood floors, large basement , detached garage, front enclosed porch, and well cared for. Property being sold in as-is condition

Key facts

• Front enclosed porch
• Large basement
• Updated kitchen

Tags

• UPDATED KITCHEN
• HARDWOOD FLOORS
• LARGE BASEMENT
• FRONT ENCLOSED PORCH

🏷️ Possibly a rental listed for sale. The $260,000 price doesn't fit this home's estimated sale value (~$330,624) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $55 ($655/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (7.3% below list).
• Recommended offer: $241k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.2% in Merchantville — 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 84/100 on livability (#30 in NJ, #773 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, crime A; Watch: cost of living D+.
• Merchantville School District (suburban): math 23% / reading 48% proficiency, ranked #272 of 472 in NJ (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Merchantville Elementary School (math 23% / reading 48%, grade F, #579 of 1,303 statewide, top 44%, 377 students, 31% FRL).
• Market conditions: 77 active listings in the ZIP; 13 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).
• This rent runs 32% of the median local income ($90k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 27y 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 $82k; list at $260k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 40% 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 $241,092 (7.3% below list)

Questions for the listing agent

1. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $330,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4766 Springfield Ave	0.37mi	3/1.5 (-1)	1,200 (+4%)	5mo	$260,000	$217	65
322 Monroe Ave	0.63mi	4/2.0	1,220 (+6%)	0mo	$430,000	$352	60
217 Glenwood Ave	0.63mi	3/1.0 (-1)	1,144 (-1%)	5mo	$310,000	$271	56
323 Saint James Ave	0.52mi	3/1.0 (-1)	1,232 (+7%)	7mo	$290,000	$235	49
600 Jerome Ave	0.69mi	3/2.0 (-1)	1,170 (+2%)	14mo	$360,000	$308	49
610 Helena Ave	0.65mi	4/2.0	1,292 (+12%)	8mo	$371,100	$287	43
513 Franklin Ave	0.60mi	3/1.0 (-1)	1,058 (-8%)	12mo	$315,000	$298	40
305 Monroe Ave	0.64mi	3/1.0 (-1)	1,060 (-8%)	11mo	$305,000	$288	39
5131 Elvena Ave	0.69mi	3/2.0 (-1)	1,308 (+14%)	4mo	$340,000	$260	37
6722 Marion Ave	0.66mi	3/1.0 (-1)	1,320 (+15%)	2mo	$315,000	$239	35
3257 N 49th St	0.67mi	3/1.5 (-1)	1,274 (+11%)	13mo	$387,000	$304	33
4749 Poplar Ave	0.73mi	3/1.0 (-1)	996 (-14%)	5mo	$215,000	$216	30

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-38,587
• Equity at exit: $38,767

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-28,845
• Equity at exit: $22,480

Cash invested: $72,800 (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 08109

• Active inventory: 77
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,411 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$378 /mo · $4,539/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $55

Break-even live

Break-even rent $2,342

Max offer price $260,000

Occupancy floor 93%

Sensitivity live

Price	-10% $202	-5% $128	+0% $55	+5% $-19	+10% $-93
Rent	-10% $-136	-5% $-41	+0% $55	+5% $150	+10% $245
Rate	-1.0pp $185	-0.5pp $121	base $55	+0.5pp $-13	+1.0pp $-81

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6366 Rogers Ave Unit 3 Pennsauken Township, NJ	3.0	1.0	1100	$2,100	$1.91	26d	1	0.59mi
300 Monroe Ave Unit B Cherry Hill Township, NJ	3.0	1.0	900	$2,250	$2.50	26d	1	0.64mi
5729 Irving Ave Pennsauken, NJ	3.0	1.5	1200	$2,150	$1.79	18d	1	0.72mi
2323 Browning Rd Pennsauken, NJ	3.0	1.0	923	$2,500	$2.71	26d	1	0.88mi
2277 Hollinshed Ave Pennsauken, NJ	3.0	1.5	1164	$2,400	$2.06	26d	1	0.88mi
5122 Garfield Ave Pennsauken, NJ	3.0	1.0	1308	$2,500	$1.91	26d	1	0.91mi
4621 Woodland Ave Pennsauken, NJ	3.0	1.5	1148	$2,200	$1.92	26d	1	1.04mi
5454 Burwood Ave Pennsauken, NJ	3.0	1.5	1419	$2,650	$1.87	7d	1	1.11mi
1535 Gross Ave Pennsauken, NJ	3.0	1.0	1272	$2,150	$1.69	26d	1	1.31mi
106 N 34th St Unit B Camden, NJ	3.0	2.0	900	$1,950	$2.17	26d	1	1.34mi
223 Breeders Cup Dr Cherry Hill, NJ	3.0	2.0	1460	$3,400	$2.33	45d	1	1.39mi
2395 New Jersey Cherry Hill Township, NJ	3.0	1.0–3.0	1050	$3,100	$2.95	1d	15	1.42mi
7406 Jackson Ave Pennsauken, NJ	3.0	2.0	1344	$2,900	$2.16	19d	1	1.49mi

Listing history 32 events

1. 2026-06-21
   status $260,000 Pending 13 DOM
2. 2026-06-01
   statusdays on market $260,000 Active Under Contract 13 DOM
3. 2026-05-31
   days on market $260,000 Active 12 DOM
4. 2026-05-19
   listed $260,000 Active 395-char remark

   Show marketing remark (395 chars)

   This property is being sold tenant occupied. Long term good paying tenant is paying $1870/mo through 3/31/2027. This is a 4 Bedroom (2 up and 2 down). - 1 Bedroom is being used as a dining room currently and has 2 full bathrooms (1 up and 1 down) Updated kitchen, hardwood floors, large basement , detached garage, front enclosed porch, and well cared for. Property being sold in as-is condition

5. 2014-08-28
   historical 762-char remark

   Show marketing remark (762 chars)

   Price reduced! Up to $1,000.00 Selling bonus may be available on this property! Eligibility restrictions apply. This is a Fannie Mae HomePath property. This Fannie Mae owned 4 bedroom, 2 full bath bungalow features an enclosed front porch, living room, kitchen, 2 bedrooms, & a full bath on the main level. The upper level features 2 bedrooms & a main bathroom. Other features of this property include a full basement, gas heat, rear deck, 1 car garage, gas heat, & more. Buyer is responsible for all repairs, certifications, & municipal requirements. Easy to show. Pre-qualification or proof-of-funds & Owner Occupant Certification (owner occupants only need complete) is a requirement for Seller's final acceptance. Bring offers!

6. 2014-08-26
   soldstatus $82,500 Sold 762-char remark

   Show marketing remark (762 chars)

   Price reduced! Up to $1,000.00 Selling bonus may be available on this property! Eligibility restrictions apply. This is a Fannie Mae HomePath property. This Fannie Mae owned 4 bedroom, 2 full bath bungalow features an enclosed front porch, living room, kitchen, 2 bedrooms, & a full bath on the main level. The upper level features 2 bedrooms & a main bathroom. Other features of this property include a full basement, gas heat, rear deck, 1 car garage, gas heat, & more. Buyer is responsible for all repairs, certifications, & municipal requirements. Easy to show. Pre-qualification or proof-of-funds & Owner Occupant Certification (owner occupants only need complete) is a requirement for Seller's final acceptance. Bring offers!

7. 2014-08-26
   soldstatus $82,500

   Show marketing remark (762 chars)

   Price reduced! Up to $1,000.00 Selling bonus may be available on this property! Eligibility restrictions apply. This is a Fannie Mae HomePath property. This Fannie Mae owned 4 bedroom, 2 full bath bungalow features an enclosed front porch, living room, kitchen, 2 bedrooms, & a full bath on the main level. The upper level features 2 bedrooms & a main bathroom. Other features of this property include a full basement, gas heat, rear deck, 1 car garage, gas heat, & more. Buyer is responsible for all repairs, certifications, & municipal requirements. Easy to show. Pre-qualification or proof-of-funds & Owner Occupant Certification (owner occupants only need complete) is a requirement for Seller's final acceptance. Bring offers!

8. 2014-07-30
   status Under Contract 762-char remark

   Show marketing remark (762 chars)

   Price reduced! Up to $1,000.00 Selling bonus may be available on this property! Eligibility restrictions apply. This is a Fannie Mae HomePath property. This Fannie Mae owned 4 bedroom, 2 full bath bungalow features an enclosed front porch, living room, kitchen, 2 bedrooms, & a full bath on the main level. The upper level features 2 bedrooms & a main bathroom. Other features of this property include a full basement, gas heat, rear deck, 1 car garage, gas heat, & more. Buyer is responsible for all repairs, certifications, & municipal requirements. Easy to show. Pre-qualification or proof-of-funds & Owner Occupant Certification (owner occupants only need complete) is a requirement for Seller's final acceptance. Bring offers!

9. 2014-07-29
   historical
10. 2014-07-18
    price $89,900 762-char remark

    Show marketing remark (762 chars)

    Price reduced! Up to $1,000.00 Selling bonus may be available on this property! Eligibility restrictions apply. This is a Fannie Mae HomePath property. This Fannie Mae owned 4 bedroom, 2 full bath bungalow features an enclosed front porch, living room, kitchen, 2 bedrooms, & a full bath on the main level. The upper level features 2 bedrooms & a main bathroom. Other features of this property include a full basement, gas heat, rear deck, 1 car garage, gas heat, & more. Buyer is responsible for all repairs, certifications, & municipal requirements. Easy to show. Pre-qualification or proof-of-funds & Owner Occupant Certification (owner occupants only need complete) is a requirement for Seller's final acceptance. Bring offers!

11. 2014-06-10
    listed $98,900 Active 762-char remark

    Show marketing remark (762 chars)

    Price reduced! Up to $1,000.00 Selling bonus may be available on this property! Eligibility restrictions apply. This is a Fannie Mae HomePath property. This Fannie Mae owned 4 bedroom, 2 full bath bungalow features an enclosed front porch, living room, kitchen, 2 bedrooms, & a full bath on the main level. The upper level features 2 bedrooms & a main bathroom. Other features of this property include a full basement, gas heat, rear deck, 1 car garage, gas heat, & more. Buyer is responsible for all repairs, certifications, & municipal requirements. Easy to show. Pre-qualification or proof-of-funds & Owner Occupant Certification (owner occupants only need complete) is a requirement for Seller's final acceptance. Bring offers!

12. 2014-06-10
    listed $89,900

    Show marketing remark (762 chars)

    Price reduced! Up to $1,000.00 Selling bonus may be available on this property! Eligibility restrictions apply. This is a Fannie Mae HomePath property. This Fannie Mae owned 4 bedroom, 2 full bath bungalow features an enclosed front porch, living room, kitchen, 2 bedrooms, & a full bath on the main level. The upper level features 2 bedrooms & a main bathroom. Other features of this property include a full basement, gas heat, rear deck, 1 car garage, gas heat, & more. Buyer is responsible for all repairs, certifications, & municipal requirements. Easy to show. Pre-qualification or proof-of-funds & Owner Occupant Certification (owner occupants only need complete) is a requirement for Seller's final acceptance. Bring offers!

13. 2014-05-31
    historical
14. 2014-02-26
    listed $114,900
15. 2013-05-24
    historical
16. 2012-11-20
    listed $135,000
17. 2006-11-30
    soldstatus $167,900
18. 2006-10-27
    soldstatus $167,900
19. 2006-10-02
    historical
20. 2006-09-22
    listed $167,900
21. 2002-08-22
    soldstatus $80,000
22. 2002-07-31
    soldstatus $80,000
23. 2002-03-12
    listed $80,000
24. 2000-04-26
    soldstatus $74,500
25. 2000-03-04
    soldstatus $74,500
26. 2000-01-11
    historical
27. 2000-01-06
    listed $74,500
28. 1999-08-30
    soldstatus $32,000
29. 1999-08-18
    historical
30. 1999-08-13
    listed $32,000
31. 1989-03-09
    soldstatus $52,400
32. 1988-05-25
    soldstatus $49,900

ⓘ 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: $4,539 · $378/mo
• Projected year-2 tax: $5,507 · $459/mo
• Expected delta: +$967/yr (+$81/mo · 21.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% 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: $28,931
• − Mortgage interest: −$14,564
• − Property taxes: −$4,539
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − Depreciation: −$7,564
• Taxable loss: −$3,665
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $1,534/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: Merchantville School District
• NCES district ID: 3409960
• Math proficiency: 23% ▼ -24.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $65,130
• Composite: 32.11/100
• National rank: #5802
• State rank: #272 of 472 in NJ

Livability — Merchantville

• Score: 84/100
• State rank: #30
• US rank: #773

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Merchantville, NJ
• County: Camden County · 407,624 people
• City population: 24,022
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 24,022
• Household income: $90,242
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 874.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 39% Hispanic / Latino 31% Black 18% Two or more races 11% Asian 9%
• Hispanic origin (detail): Puerto Rican 16% Dominican 6%
• Common ancestry: Romanian 5% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 72% English-only · Spanish 20% Vietnamese 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: ▼ -197.50%
• Current HPI: 331.3072
• 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

+421.0% since first listed

29 events — show timeline

• 2026-05-19 Listed $260,000 BRIGHT MLS
• 2014-08-28 Delisted — TREND
• 2014-08-26 Sold (MLS) $82,500 BRIGHT MLS
• 2014-08-26 Sold (MLS) $82,500 TREND
• 2014-07-30 Pending — TREND
• 2014-07-29 Listing Removed — BRIGHT MLS
• 2014-07-18 Price Changed $89,900 TREND
• 2014-06-10 Listed $89,900 BRIGHT MLS
• 2014-06-10 Listed $98,900 TREND
• 2014-05-31 Listing Removed — BRIGHT MLS
• 2014-02-26 Listed $114,900 BRIGHT MLS
• 2013-05-24 Listing Removed — BRIGHT MLS
• 2012-11-20 Listed $135,000 BRIGHT MLS
• 2006-11-30 Sold (Public Records) $167,900 Public Records
• 2006-10-27 Sold (MLS) $167,900 BRIGHT MLS
• 2006-10-02 Listing Removed — BRIGHT MLS
• 2006-09-22 Listed $167,900 BRIGHT MLS
• 2002-08-22 Sold (Public Records) $80,000 Public Records
• 2002-07-31 Sold (MLS) $80,000 BRIGHT MLS
• 2002-03-12 Listed $80,000 BRIGHT MLS
• 2000-04-26 Sold (Public Records) $74,500 Public Records
• 2000-03-04 Sold (MLS) $74,500 BRIGHT MLS
• 2000-01-11 Listing Removed — BRIGHT MLS
• 2000-01-06 Listed $74,500 BRIGHT MLS
• 1999-08-30 Sold (MLS) $32,000 BRIGHT MLS
• 1999-08-18 Listing Removed — BRIGHT MLS
• 1999-08-13 Listed $32,000 BRIGHT MLS
• 1989-03-09 Sold (Public Records) $52,400 Public Records
• 1988-05-25 Sold (Public Records) $49,900 Public Records

Property tax history

+0.9%/yr

Latest (2025): $4,539 · +3.2% YoY. Source: county tax records.