1501 Timber Crk · Lindenwold, NJ 08021

$165,000

3 bd · 2.5 ba · 1,540 sqft · Condo public records · 40 Days on market

Built 1973 $521/mo HOA · 21% of rent

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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 +19.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This is your chance to own a Spacious 3 bedroom 2.5 bath end-unit condo in Timber Creek. This lovingly cared for 2 story townhome features a large Living Room, ample Dining area, good-sized Kitchen, Den with walk-in closet and 1/2 bath on the 1st floor. The Entry way features a coat closet, there is a utility closet off of the kitchen and the stackable washer and dryer are located in the kitchen. The 2nd floor features a nice sized Master Bedroom with ensuite bath and 2 walk-in closets, a nice sized 2nd Bedroom with double closet and a 3rd bedroom with double closet, another Full Bath and a hallway linen closet. The A/C is newer(2018/19). The Community offers a Pool & Playground. Con

Key facts

• 2 story townhome
• End-unit condo
• $521 HOA

Tags

• END-UNIT CONDO
• 2 STORY TOWNHOME
• DEN WITH WALK-IN CLOSET
• COMMUNITY OFFERS POOL
• COMMUNITY OFFERS PLAYGROUND
• EASY ACCESS TO PHILADELPHIA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.3% in Lindenwold — 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 68/100 on livability (#312 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, cost of living B; Watch: employment C-, crime D, schools F.
• Lindenwold Public School District (suburban): math 4% / reading 25% proficiency, ranked #461 of 472 in NJ (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 237 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 44% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $5k 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 40 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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.
9. 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.
10. 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: 1.50% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-14,106
• Equity at exit: $24,602

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $5,290
• Equity at exit: $14,266

Cash invested: $46,200 (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 08021

• Home prices YoY: -31.6%
• Rents YoY: 3.0%
• Active inventory: 237
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,476 high
• Mortgage (P&I): −$865
• Tax from tax record: −$310 /mo · $3,723/yr
• Insurance: −$69
• HOA: −$521
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $191

Break-even live

Break-even rent $2,235

Max offer price $165,000

Occupancy floor 87%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–2.0	885	$2,072	$2.34	1d	22	0.21mi
51 Chiswick Dr Unit 1 Lindenwold, NJ	3.0	2.0	1110	$2,650	$2.39	1d	1	0.27mi
9 Georgetown Rd Lindenwold, NJ	3.0	2.5	1268	$2,600	$2.05	1d	1	0.36mi
34 Heron Pl Clementon, NJ	3.0	1.5	1847	$2,500	$1.35	1d	1	0.80mi
359 Lake Blvd Lindenwold, NJ	3.0	2.0	1196	$2,900	$2.42	1d	1	0.84mi
302 Hidden Dr Blackwood, NJ	3.0	3.5	2105	$2,750	$1.31	1d	1	0.95mi
215 S Atlantic Ave E Stratford, NJ	3.0	1.0	1460	$2,445	$1.67	10d	1	1.41mi
16 W Linden Ave Lindenwold, NJ	4.0	1.0	1560	$2,950	$1.89	1d	1	1.49mi

HOA detail condo

• Monthly dues: $521 · $6,252/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-04-02
   status Pending
2. 2026-03-30
   historical Active Under Contract
3. 2026-02-17
   listed $165,000 Active

ⓘ 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: $3,723 · $310/mo
• Projected year-2 tax: $3,916 · $326/mo
• Expected delta: +$193/yr (+$16/mo · 5.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,715
• − Mortgage interest: −$9,243
• − Property taxes: −$3,723
• − Insurance: −$825
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − HOA: −$6,252
• − Depreciation: −$4,800
• Taxable income: $117
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $2,263/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: Lindenwold Public School District
• NCES district ID: 3408640
• Math proficiency: 4% ▼ -8.00%
• Reading proficiency: 25% ▲ 6.00%
• Median HH income: $42,390
• Composite: 12.54/100
• National rank: #9622
• State rank: #461 of 472 in NJ

Livability — Lindenwold

• Score: 68/100
• State rank: #312
• US rank: #9603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lindenwold, NJ
• County: Camden County · 407,624 people
• City population: 49,305
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 49,305
• Household income: $68,044
• Rent vs Own: 53.3% rent · 46.7% own
• Severe rent burden: 3050.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 44% Black 27% Hispanic / Latino 20% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 1% Iranian 1%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 14% Chinese 1% Tagalog/Filipino 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: ▼ -156.73%
• Current HPI: 338.8351
• Rent YoY: ▲ 3.02%
• 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

3 events — show timeline

• 2026-04-02 Pending — BRIGHT MLS
• 2026-03-30 Contingent — BRIGHT MLS
• 2026-02-17 Listed $165,000 BRIGHT MLS

Property tax history

+0.6%/yr

Latest (2025): $3,723 · +0.5% YoY. Source: county tax records.