1476 Mount Ephraim Ave #3 · Camden, NJ 08104-1550

$175,000

3 bd · 2.0 ba · — sqft · Condo · 197 Days on market

Built 1930 Poor condition ↓ 22% since listing

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Why this score? — see what drove the D 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 +14.3/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Schools +0.7/10.0

Listing remarks MLS

Fixer upper strictly as is condition just in front of Virtua Health & Wellness Center Hospital..Store front

Key facts

• 1,742 sq ft lot
• Built 1930
• Listed 197 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $175k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $31 ($376/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 $157k (10.3% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

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: 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.
• Zoned schools: Morgan Village Middle School (244 students, 77% FRL).
• Market conditions: 1 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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 $49k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 9.3

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: 8.2%
• Equity multiple: 1.47×
• Total profit: $23,102
• Equity at exit: $78,688

10-year hold

• IRR: 10.8%
• Equity multiple: 2.62×
• Total profit: $79,501
• Equity at exit: $121,267

Cash invested: $49,000 (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 08104-1550

• Active inventory: 1
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $31

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 93%

Sensitivity live

Price	-10% $152	-5% $92	+0% $31	+5% $-29	+10% $-90
Rent	-10% $-93	-5% $-31	+0% $31	+5% $93	+10% $155
Rate	-1.0pp $119	-0.5pp $76	base $31	+0.5pp $-14	+1.0pp $-60

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1179 Morton St Camden, NJ	2.0	1.0	—	$1,200	—	20d	1	0.15mi
1177 Morton St Unit B Camden, NJ	2.0	1.0	—	$1,395	—	26d	1	0.15mi
1177 Morton St Camden, NJ	2.0	1.0	—	$1,395	—	22d	1	0.15mi
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	21d	1	0.22mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	5d	1	0.44mi
1138 Princess Ave Camden, NJ	3.0	2.0	—	$1,695	—	26d	1	0.44mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	26d	1	0.51mi
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	12d	1	0.53mi
1458 Kenwood Ave Unit 2 Camden, NJ	2.0	1.0	—	$1,600	—	0d	1	0.54mi
840 Haddon Ave Unit A Camden, NJ	2.0	1.0	2032	$1,725	$0.85	26d	1	0.60mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	26d	1	0.65mi
1538 Bradley Ave Unit B Camden, NJ	2.0	1.0	670	$1,195	$1.78	26d	1	0.70mi
457 Mechanic St Camden, NJ	3.0	2.0	1200	$1,950	$1.62	20d	1	0.71mi
1566 Bradley Ave Unit A Camden, NJ	2.0	1.0	640	$1,495	$2.34	26d	1	0.75mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	19d	1	0.80mi
2101 Ferry Ave Unit 102 Camden, NJ	2.0	1.0	—	$769	—	13d	1	0.81mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	14d	1	0.82mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	20d	1	0.82mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	26d	1	0.87mi
1759 S 4th St Unit B Camden, NJ	2.0	1.0	800	$1,500	$1.88	26d	1	0.87mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	18d	1	0.88mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	7d	1	0.88mi
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	26d	1	0.89mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	20d	1	0.90mi
231 Parker Ave Oaklyn, NJ	2.0	1.0	—	$1,575	—	24d	1	0.93mi
609 Henry St Camden, NJ	3.0	1.0	1290	$1,600	$1.24	26d	1	1.02mi
440 Henry St Camden, NJ	3.0	1.5	1224	$2,200	$1.80	26d	1	1.12mi
4 Pacific Ave Collingswood, NJ	2.0	1.0	—	$1,850	—	7d	1	1.23mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	6d	3	1.33mi
264 Boyd St Unit B Camden, NJ	2.0	1.0	1616	$1,700	$1.05	26d	1	1.35mi
221 Haddon Ave Collingswood, NJ	4.0	2.0	1744	$3,100	$1.78	5d	1	1.35mi
2880 Hull Rd Camden, NJ	3.0	1.0	—	$1,500	—	26d	1	1.36mi
225 Haddon Ave Collingswood, NJ	2.0	2.0	1219	$3,372	$2.76	0d	7	1.38mi
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	26d	1	1.40mi
2880 Hull Rd Camden, NJ	2.0	1.0	—	$1,425	—	22d	2	1.41mi
2880 Hull Rd Camden, NJ	1.0–2.0	1.0	—	$1,450	—	5d	2	1.41mi
1214 N Octagon Rd Camden, NJ	2.0	1.0	—	$1,500	—	6d	1	1.43mi
132 E Franklin Ave Unit A Collingswood, NJ	2.0	1.0	1000	$2,400	$2.40	26d	1	1.44mi
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	26d	1	1.45mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $175,000 Active 197 DOM
2. 2026-06-18
   days on market $175,000 Active 194 DOM
3. 2026-06-17
   days on market $175,000 Active 193 DOM
4. 2026-06-16
   days on market $175,000 Active 192 DOM
5. 2026-06-15
   days on market $175,000 Active 191 DOM
6. 2026-06-13
   days on market $175,000 Active 189 DOM
7. 2026-06-13
   days on market $175,000 Active 188 DOM
8. 2026-06-09
   days on market $175,000 Active 185 DOM
9. 2026-06-08
   days on market $175,000 Active 184 DOM
10. 2026-06-07
    days on market $175,000 Active 183 DOM
11. 2026-06-04
    days on market $175,000 Active 180 DOM
12. 2026-06-03
    days on market $175,000 Active 179 DOM
13. 2026-06-02
    days on market $175,000 Active 178 DOM
14. 2026-06-01
    days on market $175,000 Active 177 DOM
15. 2026-05-31
    days on market $175,000 Active 176 DOM
16. 2025-12-17
    price $175,000 111-char remark

    Show marketing remark (111 chars)

    Fixer upper strictly as is condition just in front of Virtua Health & Wellness Center Hospital..Store front

17. 2025-12-06
    listed $225,000 Active 111-char remark

    Show marketing remark (111 chars)

    Fixer upper strictly as is condition just in front of Virtua Health & Wellness Center Hospital..Store front

18. 2025-12-02
    historical $225,000 111-char remark

    Show marketing remark (111 chars)

    Fixer upper strictly as is condition just in front of Virtua Health & Wellness Center Hospital..Store front

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

Taxation est. · year 1

• Rental income: $18,847
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$5,091
• Taxable loss: −$2,562
• Est. tax savings @ 24.0%: +$615
• After-tax cash flow: $991/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to become habitable and increase its value. Significant structural damage and lack of interior features make it a substantial project.

Repairs flagged

• Major exterior siding — Significant structural damage
• Major roof — Missing shingles, exposed rafters
• Major interior walls — No visible interior walls or paint
• Major kitchen — No visible kitchen
• Major bathrooms — No visible bathrooms
• Major systems — No visible systems

Value-add opportunities

• Both exterior repairs and siding replacement — Improves curb appeal and structural integrity
• Both roof repair and replacement — Essential for structural integrity and water resistance
• Both interior repairs and paint — Enhances living space and value
• Both kitchen and bathroom updates — Essential for functionality and value
• Both system upgrades — Ensures functionality and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant structural damage	Major	$15,000–50,000
roof · Missing shingles, exposed rafters	Major	$15,000–50,000
interior walls · No visible interior walls or paint	Major	$15,000–50,000
kitchen · No visible kitchen	Major	$15,000–50,000
bathrooms · No visible bathrooms	Major	$15,000–50,000
systems · No visible systems	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both exterior repairs and siding replacement — Improves curb appeal and structural integrity ↑
• Both roof repair and replacement — Essential for structural integrity and water resistance ↑
• Both interior repairs and paint — Enhances living space and value ↑
• Both kitchen and bathroom updates — Essential for functionality and value ↑
• Both system upgrades — Ensures functionality and energy efficiency ↑

ⓘ 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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-22.2% since first listed

3 events — show timeline

• 2025-12-17 Price Changed $175,000 GSMLS
• 2025-12-06 Listed $225,000 GSMLS
• 2025-12-02 Coming Soon $225,000 GSMLS