231 Eutaw Ave · Camden, NJ 08105

$99,999

3 bd · 1.0 ba · 606 sqft · SingleFamily public records · 12 Days on market

Built 1925 953 sqft lot

---

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).

• Cash flow +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 231 Eutaw Avenue! Built in 1925, this classic brick-front rowhome offers an exceptional blank canvas for an owner-occupant looking to build sweat equity, or a savvy investor looking for a low-stress project. The home is in fundamentally sound, average condition—sparing you the stress of major system overhauls or structural repairs. With just a deep clean, a fresh coat of paint, and some modern cosmetic updates, you can transform this compact and efficient space into a polished gem. Best of all, the property will be delivered completely vacant, ensuring a seamless and rapid settlement. Enjoy the freedom of moving right in or starting your updates on day one. Property is bein

Key facts

• Parking
• Built 1925
• Listed 11 days

Property features AI

Exterior

• Parking: On-street parking; Parking lot with 1 space; Total of 1 garage/parking space
• Utilities: Public water; Public sewer
• Home design: Fee simple ownership
• Construction: Brick, vinyl siding, and concrete construction
• Exterior features: Above-grade and below-grade structures; No tidal water

Interior

• Kitchen: Includes a kitchen
• Bedrooms: 3 bedrooms on the upper level
• Bathrooms: 1 full bathroom
• Heating & cooling: Other heating; Other cooling; Other hot water
• Interior features: Partially finished basement; Multiple access exits

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.0% 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: 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: Thomas H. Dudley Family School (math 2% / reading 20%, grade F, #1,214 of 1,303 statewide, top 93%, 591 students, 67% FRL) — zoned schools average 67% FRL vs 86% district-wide (20 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 59 active listings in the ZIP; 4 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $11k; list at $100k implies a 776% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $99,999

Questions for the listing agent

1. Built in 1925 — 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: 1.30% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.26%
• DSCR: 1.59
• GRM: 6.4

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,533
• Equity at exit: $14,910

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $28,585
• Equity at exit: $8,646

Cash invested: $28,000 (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 08105

• Home prices YoY: -30.6%
• Active inventory: 59
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$148 /mo · $1,777/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $309

Break-even live

Break-even rent $904

Max offer price $99,999

Occupancy floor 71%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 S 29th St Camden, NJ	2.0	1.0	625	$1,250	$2.00	13d	4	0.14mi
1566 Bradley Ave Unit A Camden, NJ	2.0	1.0	640	$1,495	$2.34	24d	1	0.90mi
1538 Bradley Ave Unit B Camden, NJ	2.0	1.0	670	$1,195	$1.78	24d	1	0.94mi
4601 High St Pennsauken, NJ	1.0–2.0	1.0	800	$1,675	$2.09	3d	4	1.35mi

Listing history 10 events

1. 2026-06-18
   days on market $99,999 Active 12 DOM
2. 2026-06-17
   days on market $99,999 Active 11 DOM
3. 2026-06-16
   days on market $99,999 Active 10 DOM
4. 2026-06-15
   days on market $99,999 Active 9 DOM
5. 2026-06-13
   days on market $99,999 Active 7 DOM
6. 2026-06-13
   days on market $99,999 Active 6 DOM
7. 2026-06-09
   days on market $99,999 Active 3 DOM
8. 2026-06-08
   days on market $99,999 Active 2 DOM
9. 2026-06-07
   remarks 693-char remark
10. 2026-06-07
    listed $99,999 Active 1 DOM

ⓘ 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: $1,777 · $148/mo
• Projected year-2 tax: $2,134 · $178/mo
• Expected delta: +$356/yr (+$30/mo · 20.1%)

ⓘ 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 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: $15,547
• − Mortgage interest: −$5,601
• − Property taxes: −$1,777
• − Insurance: −$500
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$2,909
• Taxable income: $2,272
• Est. tax owed @ 24.0%: −$545
• After-tax cash flow: $3,167/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

+775.6% since first listed

2 events — show timeline

• 2026-06-06 Listed $99,999 BRIGHT MLS
• 1984-08-01 Sold (Public Records) $11,420 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,777 · +4.1% YoY. Source: county tax records.