2828-2828 Yorkship · Camden, NJ 08104

$190,000

3 bd · 1.0 ba · 1,048 sqft · Townhouse public records · 23 Days on market

Built 1925 1,385 sqft lot Est $150k · 27% over

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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 +16.6/30.0
• DSCR +5.2/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of the nicest units you will find in Fairview! Great unit to own or an ideal money-making rental. Rehabbed 5 years ago, you have stained hardwood floors, newer windows throughout, newer appliances and painted throughout. There's little maintenance in the front yard and the back is paved for off-street parking. You're only a block and a half off of the Square for easy shopping as well. Currently tenant occupied. Should you wish to keep as an investment, she is Section 8, has been here for 4 years, pays $1100/mo, pays early and was at her previous location for 7 years until the home was foreclosed out from under her (AWESOME tenant!!).

Key facts

• Updated townhouse
• New heating systems
• Full basement

Tags

• UPDATED TOWNHOUSE
• EXTENSIVE RENOVATIONS
• NEW HEATING SYSTEMS
• NEW WATER HEATING SYSTEMS
• BRICK FACADE
• FULL BASEMENT

Property features AI

Exterior

• Parking: Public parking nearby; Off-site parking via alley
• Utilities: Community water; Sewer available (no septic); Electric available; Natural gas available; Cable TV available; Broadband and cable internet
• Home design: Interior townhouse/rowhouse; 3 floors; Main entrance faces south; Fee simple ownership; Property in very good condition; Effective year of remodel: 2025
• Construction: Brick construction; Architectural shingle roof; Concrete perimeter foundation; Building not winterized
• Exterior features: Sidewalks; Street lights; Chain link fencing

Interior

• Kitchen: Built-in microwave; Cooktop; Refrigerator
• Bedrooms: 3 bedrooms on main level
• Flooring: Hardwood; Engineered wood
• Bathrooms: 1 full bathroom
• Heating & cooling: 90% forced air heating; Natural gas heating; Wall unit cooling; Natural gas and electric hot water
• Interior features: Dining area; Kitchenette; Master bath; Tub with shower; Attic; Upgraded countertops; Drywall walls and ceilings
• Laundry & utility: Basement laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $175k (7.7% below list).
• Recommended offer: $175k (7.7% below list) — sets the bar for 1% rule.

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: 95 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• It's been on market 23 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $190k implies a 284% 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 $175,314 (7.7% below list)

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. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $149,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2805 Yorkship Blvd	0.05mi	2/1.0 (-1)	1,053 (+0%)	1mo	$86,458	$82	91
1317 Argus Rd	0.18mi	3/1.0	1,048 (0%)	1mo	$235,000	$224	90
1181 S Octagon Rd	0.20mi	3/1.0	1,080 (+3%)	2mo	$198,000	$183	84
3118 S Constitution Rd	0.47mi	3/1.0	1,040 (-1%)	1mo	$90,000	$87	76
3069 S Chesapeake Rd	0.28mi	4/— (+1)	1,088 (+4%)	1mo	$203,000	$187	75
1159 S Merrimac Rd	0.34mi	3/2.0	1,024 (-2%)	3mo	$161,000	$157	74
1330 S Merrimac Rd	0.37mi	3/1.0	1,116 (+6%)	0mo	$160,000	$143	72
3015 Tuckahoe Rd	0.31mi	2/1.5 (-1)	990 (-6%)	3mo	$132,000	$133	67
1068 Lake Shr	0.35mi	3/1.5	1,160 (+11%)	2mo	$240,000	$207	63
837 Sylvan St	0.53mi	3/1.0	1,120 (+7%)	1mo	$86,458	$77	63
3128 S Congress Rd	0.51mi	2/1.0 (-1)	971 (-7%)	1mo	$86,458	$89	58
234 Powelton Ave	0.70mi	2/1.0 (-1)	896 (-14%)	2mo	$120,000	$134	37

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-23,448
• Equity at exit: $28,330

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-10,967
• Equity at exit: $16,428

Cash invested: $53,200 (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 08104

• Active inventory: 95
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$996
• Tax from tax record: −$194 /mo · $2,330/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $115

Break-even live

Break-even rent $1,607

Max offer price $190,000

Occupancy floor 88%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2829 Idaho Rd Camden, NJ	3.0	1.5	1048	$1,700	$1.62	24d	1	0.06mi
2892 N Constitution Rd Camden, NJ	3.0	1.0	1040	$2,000	$1.92	24d	1	0.19mi
3079 Alabama Rd Camden, NJ	2.0	1.0	832	$1,700	$2.04	24d	1	0.30mi
1021 Monitor Rd Camden, NJ	3.0	1.0	1012	$1,710	$1.69	24d	1	0.31mi
3136 Tuckahoe Rd Camden, NJ	2.0	1.0	800	$1,350	$1.69	24d	1	0.32mi
1063 S Merrimac Rd Camden, NJ	4.0	1.0	1024	$1,900	$1.86	24d	1	0.40mi
3132 Independence Rd Camden, NJ	3.0	1.5	1168	$1,595	$1.37	22d	1	0.43mi
1220 Grant Ave Unit 2 Oaklyn, NJ	2.0	1.0	1000	$1,800	$1.80	20d	1	0.61mi
3255 Crescent Dr Unit 03-3220 Camden, NJ	2.0	1.0	700	$1,350	$1.93	24d	1	0.62mi
301 Champion Ave Oaklyn, NJ	2.0	1.0	661	$1,770	$2.68	4d	3	0.75mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,800	$1.29	5d	1	0.77mi
209 Cedar Ave Oaklyn, NJ	2.0	1.0	1400	$1,500	$1.07	16d	1	0.77mi
1034 Collings Ave Oaklyn, NJ	2.0	1.0	1100	$1,750	$1.59	18d	1	0.87mi
145 Cooper Ave Unit 1N Woodlynne, NJ	2.0	1.0	850	$1,725	$2.03	18d	1	0.92mi
141 Cooper Ave Oaklyn, NJ	2.0	1.0	850	$1,725	$2.03	24d	1	0.92mi
334 Middlesex St Gloucester City, NJ	3.0	1.0	896	$1,800	$2.01	24d	1	0.99mi
534 Bergen St Gloucester City, NJ	3.0	1.0	1246	$2,000	$1.61	18d	1	1.03mi
430 Richey Ave Unit 1A Oaklyn, NJ	2.0	1.0	897	$2,100	$2.34	4d	1	1.13mi
5 Meadow Ln Gloucester City, NJ	1.0–2.0	1.0–2.0	833	$2,385	$2.86	24d	8	1.21mi
1759 S 4th St Unit B Camden, NJ	2.0	1.0	800	$1,500	$1.88	24d	1	1.25mi
602 Powell St Gloucester City, NJ	3.0	1.0	1170	$1,850	$1.58	24d	1	1.31mi
227 S Broadway Gloucester City, NJ	3.0	1.0	1123	$1,775	$1.58	24d	1	1.33mi
1502 S 9th St Camden, NJ	2.0	1.0	1050	$1,475	$1.40	19d	1	1.34mi
700 W Browning Rd Oaklyn, NJ	1.0–2.0	1.0	739	$1,867	$2.53	2d	40	1.36mi
604 Hunter St Gloucester City, NJ	3.0	1.0	1066	$1,900	$1.78	4d	1	1.37mi
231 3rd St Gloucester City, NJ	3.0	2.0	1376	$2,150	$1.56	24d	1	1.38mi

Listing history 28 events

1. 2026-06-18
   days on market $190,000 Active 23 DOM
2. 2026-06-17
   days on market $190,000 Active 22 DOM
3. 2026-06-16
   pricedays on market $190,000 Active 21 DOM
4. 2026-06-15
   days on market $210,000 Active 20 DOM
5. 2026-06-13
   days on market $210,000 Active 18 DOM
6. 2026-06-13
   days on market $210,000 Active 17 DOM
7. 2026-06-09
   days on market $210,000 Active 14 DOM
8. 2026-06-08
   days on market $210,000 Active 13 DOM
9. 2026-06-07
   days on market $210,000 Active 12 DOM
10. 2026-06-04
    days on market $210,000 Active 9 DOM
11. 2026-06-03
    days on market $210,000 Active 8 DOM
12. 2026-06-02
    days on market $210,000 Active 7 DOM
13. 2026-06-01
    days on market $210,000 Active 6 DOM
14. 2026-05-31
    days on market $210,000 Active 5 DOM
15. 2026-05-27
    listed $210,000 Active
16. 2019-06-12
    soldstatus $49,500
17. 2019-04-30
    soldstatus $49,500 Closed 645-char remark

    Show marketing remark (645 chars)

    One of the nicest units you will find in Fairview! Great unit to own or an ideal money-making rental. Rehabbed 5 years ago, you have stained hardwood floors, newer windows throughout, newer appliances and painted throughout. There's little maintenance in the front yard and the back is paved for off-street parking. You're only a block and a half off of the Square for easy shopping as well. Currently tenant occupied. Should you wish to keep as an investment, she is Section 8, has been here for 4 years, pays $1100/mo, pays early and was at her previous location for 7 years until the home was foreclosed out from under her (AWESOME tenant!!).

18. 2019-04-25
    status Pending 645-char remark

    Show marketing remark (645 chars)

    One of the nicest units you will find in Fairview! Great unit to own or an ideal money-making rental. Rehabbed 5 years ago, you have stained hardwood floors, newer windows throughout, newer appliances and painted throughout. There's little maintenance in the front yard and the back is paved for off-street parking. You're only a block and a half off of the Square for easy shopping as well. Currently tenant occupied. Should you wish to keep as an investment, she is Section 8, has been here for 4 years, pays $1100/mo, pays early and was at her previous location for 7 years until the home was foreclosed out from under her (AWESOME tenant!!).

19. 2019-02-27
    listed $59,900 Active 645-char remark

    Show marketing remark (645 chars)

    One of the nicest units you will find in Fairview! Great unit to own or an ideal money-making rental. Rehabbed 5 years ago, you have stained hardwood floors, newer windows throughout, newer appliances and painted throughout. There's little maintenance in the front yard and the back is paved for off-street parking. You're only a block and a half off of the Square for easy shopping as well. Currently tenant occupied. Should you wish to keep as an investment, she is Section 8, has been here for 4 years, pays $1100/mo, pays early and was at her previous location for 7 years until the home was foreclosed out from under her (AWESOME tenant!!).

20. 2016-08-06
    listed $60,000 Active
21. 2013-11-29
    soldstatus $39,051
22. 2013-08-30
    soldstatus $39,051 Sold
23. 2013-08-30
    soldstatus $39,051
24. 2013-07-17
    status Under Contract
25. 2013-07-15
    historical
26. 2013-06-26
    listed $39,000 Active
27. 2013-06-26
    listed $39,000
28. 1997-11-03
    soldstatus $54,900

ⓘ 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: $2,330 · $194/mo
• Projected year-2 tax: $3,531 · $294/mo
• Expected delta: +$1,200/yr (+$100/mo · 51.5%)

ⓘ 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 6/10 Major 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: $21,038
• − Mortgage interest: −$10,643
• − Property taxes: −$2,330
• − Insurance: −$950
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$5,527
• Taxable loss: −$1,779
• Est. tax savings @ 24.0%: +$427
• After-tax cash flow: $1,810/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

+282.5% since first listed

14 events — show timeline

• 2026-05-27 Listed $210,000 BRIGHT MLS
• 2019-06-12 Sold (Public Records) $49,500 Public Records
• 2019-04-30 Sold (MLS) $49,500 BRIGHT MLS
• 2019-04-25 Pending — BRIGHT MLS
• 2019-02-27 Listed $59,900 BRIGHT MLS
• 2016-08-06 Listed $60,000 BRIGHT MLS
• 2013-11-29 Sold (Public Records) $39,051 Public Records
• 2013-08-30 Sold (MLS) $39,051 BRIGHT MLS
• 2013-08-30 Sold (MLS) $39,051 TREND
• 2013-07-17 Pending — TREND
• 2013-07-15 Listing Removed — BRIGHT MLS
• 2013-06-26 Listed $39,000 BRIGHT MLS
• 2013-06-26 Listed $39,000 TREND
• 1997-11-03 Sold (Public Records) $54,900 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,330 · +4.1% YoY. Source: county tax records.