117 Terrace Ave · Camden, NJ 08105

$186,900

3 bd · 2.0 ba · 1,136 sqft · SingleFamily public records · 13 Days on market

Built 1927 1,603 sqft lot Est $282k · 34% under

---

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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.7/10.0
• 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

HUD case # 351-399217. Property sold "as ?is". Information from sources deemed reliable but not guaranteed. Buyer to verify all information. Streamline K eligible.

Key facts

• Built 1927
• Listed 13 days

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Alley access; Driveway; On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Estimated year built
• Construction: Brick and brick-front construction; Block foundation
• Exterior features: Not in a federal flood zone; Above-grade other structures

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Electric cooling; Natural gas hot water
• Interior features: Partially finished basement; Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $187k).
• Cap rate 9.2% vs local median 7.1% in Camden — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 59 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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 $80k; list at $187k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 36% 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 $186,900

Questions for the listing agent

1. Built in 1927 — 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. 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?
4. 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?
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 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: 1.17% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $281,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2249 39th St	0.39mi	3/2.0	1,200 (+6%)	1mo	$201,000	$168	72
6415 Walton Ave	0.56mi	3/2.0	1,144 (+1%)	3mo	$352,000	$308	70
243 N 40th St	0.53mi	3/2.0	1,120 (-1%)	6mo	$229,900	$205	68
4116 Burwood Ave	0.44mi	4/1.0 (+1)	1,167 (+3%)	6mo	$330,000	$283	61
2232 42nd St	0.53mi	3/1.5	1,196 (+5%)	4mo	$268,000	$224	61
4755 W End Ave	0.41mi	2/1.5 (-1)	1,038 (-9%)	2mo	$170,000	$164	58
6501 Roosevelt Ave	0.51mi	2/1.5 (-1)	1,080 (-5%)	6mo	$290,000	$269	56
4749 Poplar Ave	0.43mi	3/1.0	996 (-12%)	5mo	$215,000	$216	51
370 N 34th St	0.58mi	3/2.0	986 (-13%)	1mo	$270,000	$274	50
4742 Browning Rd	0.52mi	2/1.0 (-1)	1,010 (-11%)	1mo	$250,000	$248	48
2503 48th St	0.69mi	3/1.0	1,248 (+10%)	3mo	$300,000	$240	45
5118 Witherspoon Ave	0.72mi	3/1.0	1,273 (+12%)	0mo	$340,000	$267	42

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,642
• Equity at exit: $27,867

10-year hold

• IRR: 8.9%
• Equity multiple: 1.68×
• Total profit: $35,521
• Equity at exit: $16,160

Cash invested: $52,332 (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: 59
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$980
• Tax from tax record: −$219 /mo · $2,629/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $449

Break-even live

Break-even rent $1,617

Max offer price $186,900

Occupancy floor 74%

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: $46,725
• Closing costs: $5,607
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4621 Woodland Ave Pennsauken, NJ	3.0	1.5	1148	$2,200	$1.92	24d	1	0.08mi
106 N 34th St Unit B Camden, NJ	3.0	2.0	900	$1,950	$2.17	24d	1	0.34mi
380 Garden Ave Camden, NJ	2.0	2.0	1184	$2,100	$1.77	24d	1	0.48mi
5122 Garfield Ave Pennsauken, NJ	3.0	1.0	1308	$2,500	$1.91	24d	1	0.62mi
4137 Marlton Pike Pennsauken Township, NJ	2.0	1.0	900	$1,800	$2.00	24d	1	0.67mi
324 S 27th St Camden, NJ	3.0	1.0	1152	$1,900	$1.65	24d	1	0.69mi
2752 Mickle St Camden, NJ	3.0	1.0	1450	$1,850	$1.28	17d	1	0.74mi
2323 Browning Rd Pennsauken, NJ	3.0	1.0	923	$2,500	$2.71	24d	1	0.83mi
4601 High St Pennsauken, NJ	1.0–2.0	1.0	800	$1,675	$2.09	3d	4	0.89mi
5454 Burwood Ave Pennsauken, NJ	3.0	1.5	1419	$2,650	$1.87	5d	1	1.01mi
5729 Irving Ave Pennsauken, NJ	3.0	1.5	1200	$2,150	$1.79	17d	1	1.11mi
2277 Hollinshed Ave Pennsauken, NJ	3.0	1.5	1164	$2,400	$2.06	24d	1	1.13mi
2395 New Jersey Cherry Hill Township, NJ	3.0	1.0–3.0	1050	$4,034	$3.84	1d	15	1.26mi
1535 Gross Ave Pennsauken, NJ	3.0	1.0	1272	$2,150	$1.69	24d	1	1.29mi
6366 Rogers Ave Unit 3 Pennsauken Township, NJ	3.0	1.0	1100	$2,100	$1.91	24d	1	1.33mi
202 Park Blvd Cherry Hill, NJ	1.0–2.0	1.0–2.0	1075	$4,570	$4.25	1d	7	1.36mi
200 E Maple Ave Apt 13 Merchantville, NJ	2.0	1.0	1000	$2,000	$2.00	3d	1	1.43mi
200 E Maple Ave Unit 08 Merchantville, NJ	2.0	1.0	1000	$2,000	$2.00	18d	1	1.43mi
200 E Maple Ave Unit 10 Merchantville, NJ	2.0	1.0	1000	$2,000	$2.00	4d	1	1.43mi

Listing history 19 events

1. 2026-06-07
   statusdays on market $186,900 Pending 13 DOM
2. 2026-06-04
   days on market $186,900 Active 11 DOM
3. 2026-06-03
   days on market $186,900 Active 10 DOM
4. 2026-06-02
   days on market $186,900 Active 9 DOM
5. 2026-06-01
   days on market $186,900 Active 8 DOM
6. 2026-05-31
   days on market $186,900 Active 7 DOM
7. 2026-05-03
   historical $186,900 280-char remark
8. 2008-12-21
   historical
9. 2008-01-19
   listed $105,900
10. 2007-02-14
    soldstatus $79,950

    Show marketing remark (173 chars)

    HUD case # 351-399217. Property sold "as ?is". Information from sources deemed reliable but not guaranteed. Buyer to verify all information. Streamline K eligible.

11. 2006-12-11
    historical

    Show marketing remark (173 chars)

    HUD case # 351-399217. Property sold "as ?is". Information from sources deemed reliable but not guaranteed. Buyer to verify all information. Streamline K eligible.

12. 2006-10-01
    listed $79,950

    Show marketing remark (173 chars)

    HUD case # 351-399217. Property sold "as ?is". Information from sources deemed reliable but not guaranteed. Buyer to verify all information. Streamline K eligible.

13. 2001-05-14
    soldstatus $49,900
14. 2001-04-30
    soldstatus $49,900
15. 2001-04-19
    historical
16. 2001-03-21
    listed $49,900
17. 2000-10-27
    soldstatus $39,900
18. 2000-09-05
    historical
19. 2000-05-22
    listed $39,900

ⓘ 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: $2,629 · $219/mo
• Projected year-2 tax: $3,641 · $303/mo
• Expected delta: +$1,012/yr (+$84/mo · 38.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 36% 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: $26,224
• − Mortgage interest: −$10,469
• − Property taxes: −$2,629
• − Insurance: −$934
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$5,437
• Taxable income: $2,559
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $4,778/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

+368.4% since first listed

15 events — show timeline

• 2026-06-06 Pending — BRIGHT MLS
• 2026-05-25 Listed $186,900 BRIGHT MLS
• 2026-05-03 Coming Soon $186,900 BRIGHT MLS
• 2008-12-21 Listing Removed — BRIGHT MLS
• 2008-01-19 Listed $105,900 BRIGHT MLS
• 2007-02-14 Sold (MLS) $79,950 BRIGHT MLS
• 2006-12-11 Listing Removed — BRIGHT MLS
• 2006-10-01 Listed $79,950 BRIGHT MLS
• 2001-05-14 Sold (Public Records) $49,900 Public Records
• 2001-04-30 Sold (MLS) $49,900 BRIGHT MLS
• 2001-04-19 Listing Removed — BRIGHT MLS
• 2001-03-21 Listed $49,900 BRIGHT MLS
• 2000-10-27 Sold (MLS) $39,900 BRIGHT MLS
• 2000-09-05 Listing Removed — BRIGHT MLS
• 2000-05-22 Listed $39,900 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2025): $2,629 · +4.1% YoY. Source: county tax records.