2845 N Constitution Rd · Camden, NJ 08104

$145,000

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 187 Days on market

Built 1925 871 sqft lot Est $237k · 39% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.3/10.0
• 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

Stop looking! This move-in-ready home is prepared for its next owner. Come take a look at this renovated 2-bedroom property featuring a brand-new roof! Step inside and enjoy the LVP flooring that flows throughout the home, along with mostly newer windows that will help keep you warm this season. The updated kitchen offers stainless-steel appliances, including a refrigerator, stove, and built-in microwave paired with granite countertops. Out back, you’ll find a deck patio and access to an off-street parking spot directly behind the house. The full, unfinished basement is clean, dry, and ideal for storage or potential finishing. Upstairs, you’ll discover a beautifully remodeled bathroom and two comfortable bedrooms. Recessed lighting throughout adds a modern touch. All the work has already been done, just move in and unpack! Don’t miss this fantastic opportunity to own a turnkey home.

Key facts

• Parking
• Built 1925
• Listed 186 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 7.0% 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: 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: 96 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $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.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $145k implies a 159% 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, 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.13% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $236,628
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2916 Yorkship Rd	0.04mi	2/1.0	808 (+7%)	12mo	$153,000	$189	76
913 Morris St	0.73mi	3/1.0 (+1)	800 (+6%)	6mo	$250,000	$313	47

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,901
• Equity at exit: $21,620

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $23,999
• Equity at exit: $12,537

Cash invested: $40,600 (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

• Active inventory: 96
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$760
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $323

Break-even live

Break-even rent $1,222

Max offer price $145,000

Occupancy floor 75%

Sensitivity live

Price	-10% $405	-5% $364	+0% $323	+5% $282	+10% $241
Rent	-10% $194	-5% $259	+0% $323	+5% $388	+10% $452
Rate	-1.0pp $396	-0.5pp $360	base $323	+0.5pp $286	+1.0pp $248

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	25d	1	0.07mi
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	25d	1	0.16mi
3079 Alabama Rd Camden, NJ	2.0	1.0	832	$1,700	$2.04	25d	1	0.18mi
3081 Alabama Rd Camden, NJ	2.0	1.0	672	$1,650	$2.46	4d	1	0.18mi
1021 Monitor Rd Camden, NJ	3.0	1.0	1012	$1,710	$1.69	25d	1	0.29mi
3136 Tuckahoe Rd Camden, NJ	2.0	1.0	800	$1,350	$1.69	25d	1	0.31mi
1612 Independence Rd Camden, NJ	1.0–2.0	1.0	637	$1,350	$2.12	25d	1	0.46mi
3255 Crescent Dr Unit 03-3220 Camden, NJ	2.0	1.0	700	$1,350	$1.93	25d	1	0.50mi
3255 Crescent Dr Unit 02-3223 Camden, NJ	1.0	1.0	675	$1,085	$1.61	12d	1	0.50mi
3255 Crescent Dr Unit 16-1586 Camden, NJ	1.0	1.0	650	$1,085	$1.67	25d	1	0.50mi
3255 Crescent Dr Unit 08-1585 Camden, NJ	1.0	1.0	650	$1,200	$1.85	25d	1	0.50mi
1220 Grant Ave Unit 2 Oaklyn, NJ	2.0	1.0	1000	$1,800	$1.80	22d	1	0.50mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	6d	3	0.68mi
1034 Collings Ave Oaklyn, NJ	2.0	1.0	1100	$1,750	$1.59	20d	1	0.77mi
1025 Collings Ave Apt 1 Oaklyn, NJ	1.0	1.0	800	$1,488	$1.86	25d	1	0.78mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	20d	1	0.91mi
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	25d	1	0.92mi
334 Middlesex St Gloucester City, NJ	3.0	1.0	896	$1,800	$2.01	25d	1	1.03mi
430 Richey Ave Unit 1A Oaklyn, NJ	2.0	1.0	897	$2,100	$2.34	6d	1	1.05mi
716 Richey Ave Unit 2ND FLOOR Oaklyn, NJ	1.0	1.0	850	$1,450	$1.71	25d	1	1.09mi
5 Meadow Ln Gloucester City, NJ	1.0–2.0	1.0–2.0	833	$2,385	$2.86	25d	8	1.12mi
196 White Horse Pike Collingswood, NJ	1.0	1.0	754	$1,488	$1.97	23d	1	1.13mi
697 Ferry Ave Camden, NJ	1.0	1.0	700	$1,120	$1.60	25d	1	1.14mi
700 W Browning Rd Oaklyn, NJ	2.0	1.0	670	$1,867	$2.79	0d	45	1.27mi
227 S Broadway Gloucester City, NJ	3.0	1.0	1123	$1,775	$1.58	25d	1	1.33mi
1759 S 4th St Unit B Camden, NJ	2.0	1.0	800	$1,500	$1.88	25d	1	1.37mi
604 Hunter St Gloucester City, NJ	3.0	1.0	1066	$1,900	$1.78	6d	1	1.39mi
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	21d	1	1.42mi
116 Haddon Ave Collingswood, NJ	1.0	1.0	609	$1,525	$2.50	6d	1	1.45mi
116 Haddon Ave Collingswood, NJ	1.0	1.0	609	$1,525	$2.50	25d	1	1.45mi
2 W Oakland Ave Oaklyn, NJ	2.0	1.0	750	$1,425	$1.90	25d	1	1.48mi

Listing history 30 events

1. 2026-06-21
   days on market $145,000 Active 187 DOM
2. 2026-06-18
   days on market $145,000 Active 184 DOM
3. 2026-06-17
   days on market $145,000 Active 183 DOM
4. 2026-06-16
   days on market $145,000 Active 182 DOM
5. 2026-06-15
   days on market $145,000 Active 181 DOM
6. 2026-06-13
   days on market $145,000 Active 179 DOM
7. 2026-06-13
   days on market $145,000 Active 178 DOM
8. 2026-06-09
   days on market $145,000 Active 175 DOM
9. 2026-06-08
   days on market $145,000 Active 174 DOM
10. 2026-06-07
    days on market $145,000 Active 173 DOM
11. 2026-06-04
    days on market $145,000 Active 170 DOM
12. 2026-06-03
    days on market $145,000 Active 169 DOM
13. 2026-06-02
    days on market $145,000 Active 168 DOM
14. 2026-06-01
    days on market $145,000 Active 167 DOM
15. 2026-05-31
    days on market $145,000 Active 166 DOM
16. 2026-05-03
    price $145,000 913-char remark

    Show marketing remark (913 chars)

    Stop looking! This move-in-ready home is prepared for its next owner. Come take a look at this renovated 2-bedroom property featuring a brand-new roof! Step inside and enjoy the LVP flooring that flows throughout the home, along with mostly newer windows that will help keep you warm this season. The updated kitchen offers stainless-steel appliances, including a refrigerator, stove, and built-in microwave paired with granite countertops. Out back, you’ll find a deck patio and access to an off-street parking spot directly behind the house. The full, unfinished basement is clean, dry, and ideal for storage or potential finishing. Upstairs, you’ll discover a beautifully remodeled bathroom and two comfortable bedrooms. Recessed lighting throughout adds a modern touch. All the work has already been done, just move in and unpack! Don’t miss this fantastic opportunity to own a turnkey home.

17. 2025-12-17
    price $160,000 913-char remark

    Show marketing remark (913 chars)

    Stop looking! This move-in-ready home is prepared for its next owner. Come take a look at this renovated 2-bedroom property featuring a brand-new roof! Step inside and enjoy the LVP flooring that flows throughout the home, along with mostly newer windows that will help keep you warm this season. The updated kitchen offers stainless-steel appliances, including a refrigerator, stove, and built-in microwave paired with granite countertops. Out back, you’ll find a deck patio and access to an off-street parking spot directly behind the house. The full, unfinished basement is clean, dry, and ideal for storage or potential finishing. Upstairs, you’ll discover a beautifully remodeled bathroom and two comfortable bedrooms. Recessed lighting throughout adds a modern touch. All the work has already been done, just move in and unpack! Don’t miss this fantastic opportunity to own a turnkey home.

18. 2025-12-17
    listed $160,000 Active 913-char remark

    Show marketing remark (913 chars)

    Stop looking! This move-in-ready home is prepared for its next owner. Come take a look at this renovated 2-bedroom property featuring a brand-new roof! Step inside and enjoy the LVP flooring that flows throughout the home, along with mostly newer windows that will help keep you warm this season. The updated kitchen offers stainless-steel appliances, including a refrigerator, stove, and built-in microwave paired with granite countertops. Out back, you’ll find a deck patio and access to an off-street parking spot directly behind the house. The full, unfinished basement is clean, dry, and ideal for storage or potential finishing. Upstairs, you’ll discover a beautifully remodeled bathroom and two comfortable bedrooms. Recessed lighting throughout adds a modern touch. All the work has already been done, just move in and unpack! Don’t miss this fantastic opportunity to own a turnkey home.

19. 2025-11-20
    historical $179,000 913-char remark

    Show marketing remark (913 chars)

    Stop looking! This move-in-ready home is prepared for its next owner. Come take a look at this renovated 2-bedroom property featuring a brand-new roof! Step inside and enjoy the LVP flooring that flows throughout the home, along with mostly newer windows that will help keep you warm this season. The updated kitchen offers stainless-steel appliances, including a refrigerator, stove, and built-in microwave paired with granite countertops. Out back, you’ll find a deck patio and access to an off-street parking spot directly behind the house. The full, unfinished basement is clean, dry, and ideal for storage or potential finishing. Upstairs, you’ll discover a beautifully remodeled bathroom and two comfortable bedrooms. Recessed lighting throughout adds a modern touch. All the work has already been done, just move in and unpack! Don’t miss this fantastic opportunity to own a turnkey home.

20. 2024-09-10
    soldstatus $56,000 Closed 428-char remark

    Show marketing remark (428 chars)

    Great Opportunity for Investors and handy Owner Occupants in Fairview Village! This brick two bedroom home is ready to be restored to its potential. Home features a living room along with an eat in kitchen on the First floor, two bedrooms and a full bath on the second floor. Off street parking available in rear. Sold AS IS; Buyer to be responsible for any and all inspections/certifications including Certificate of Occupancy.

21. 2024-07-15
    status Pending 428-char remark

    Show marketing remark (428 chars)

    Great Opportunity for Investors and handy Owner Occupants in Fairview Village! This brick two bedroom home is ready to be restored to its potential. Home features a living room along with an eat in kitchen on the First floor, two bedrooms and a full bath on the second floor. Off street parking available in rear. Sold AS IS; Buyer to be responsible for any and all inspections/certifications including Certificate of Occupancy.

22. 2024-06-27
    price $57,500 428-char remark

    Show marketing remark (428 chars)

    Great Opportunity for Investors and handy Owner Occupants in Fairview Village! This brick two bedroom home is ready to be restored to its potential. Home features a living room along with an eat in kitchen on the First floor, two bedrooms and a full bath on the second floor. Off street parking available in rear. Sold AS IS; Buyer to be responsible for any and all inspections/certifications including Certificate of Occupancy.

23. 2024-05-07
    price $59,900 428-char remark

    Show marketing remark (428 chars)

    Great Opportunity for Investors and handy Owner Occupants in Fairview Village! This brick two bedroom home is ready to be restored to its potential. Home features a living room along with an eat in kitchen on the First floor, two bedrooms and a full bath on the second floor. Off street parking available in rear. Sold AS IS; Buyer to be responsible for any and all inspections/certifications including Certificate of Occupancy.

24. 2024-04-07
    price $63,000 428-char remark

    Show marketing remark (428 chars)

    Great Opportunity for Investors and handy Owner Occupants in Fairview Village! This brick two bedroom home is ready to be restored to its potential. Home features a living room along with an eat in kitchen on the First floor, two bedrooms and a full bath on the second floor. Off street parking available in rear. Sold AS IS; Buyer to be responsible for any and all inspections/certifications including Certificate of Occupancy.

25. 2024-03-05
    price $65,900 428-char remark

    Show marketing remark (428 chars)

    Great Opportunity for Investors and handy Owner Occupants in Fairview Village! This brick two bedroom home is ready to be restored to its potential. Home features a living room along with an eat in kitchen on the First floor, two bedrooms and a full bath on the second floor. Off street parking available in rear. Sold AS IS; Buyer to be responsible for any and all inspections/certifications including Certificate of Occupancy.

26. 2024-01-31
    listed $69,300 Active 428-char remark

    Show marketing remark (428 chars)

    Great Opportunity for Investors and handy Owner Occupants in Fairview Village! This brick two bedroom home is ready to be restored to its potential. Home features a living room along with an eat in kitchen on the First floor, two bedrooms and a full bath on the second floor. Off street parking available in rear. Sold AS IS; Buyer to be responsible for any and all inspections/certifications including Certificate of Occupancy.

27. 2006-10-28
    historical
28. 2006-04-28
    listed $67,500
29. 1998-03-06
    soldstatus $23,000
30. 1995-06-13
    soldstatus $9,600

ⓘ 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: $1,737 · $145/mo
• Projected year-2 tax: $2,674 · $223/mo
• Expected delta: +$937/yr (+$78/mo · 54.0%)

ⓘ 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 ≥103°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,578
• − Mortgage interest: −$8,122
• − Property taxes: −$1,737
• − Insurance: −$725
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$4,218
• Taxable income: $1,643
• Est. tax owed @ 24.0%: −$394
• After-tax cash flow: $3,486/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): 21,508

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 53% Hispanic / Latino 40% Two or more races 9% White 2% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 22% Cuban 2% Dominican 9%
• Common ancestry: Hispanic 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 69% English-only · Spanish 29% 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: ▼ -123.43%
• Current HPI: 209.3596
• 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

+1410.4% since first listed

15 events — show timeline

• 2026-05-03 Price Changed $145,000 BRIGHT MLS
• 2025-12-17 Price Changed $160,000 BRIGHT MLS
• 2025-12-17 Listed $160,000 BRIGHT MLS
• 2025-11-20 Coming Soon $179,000 BRIGHT MLS
• 2024-09-10 Sold (MLS) $56,000 BRIGHT MLS
• 2024-07-15 Pending — BRIGHT MLS
• 2024-06-27 Price Changed $57,500 BRIGHT MLS
• 2024-05-07 Price Changed $59,900 BRIGHT MLS
• 2024-04-07 Price Changed $63,000 BRIGHT MLS
• 2024-03-05 Price Changed $65,900 BRIGHT MLS
• 2024-01-31 Listed $69,300 BRIGHT MLS
• 2006-10-28 Listing Removed — BRIGHT MLS
• 2006-04-28 Listed $67,500 BRIGHT MLS
• 1998-03-06 Sold (Public Records) $23,000 Public Records
• 1995-06-13 Sold (Public Records) $9,600 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,737 · +4.1% YoY. Source: county tax records.