2618 Carman St · Camden, NJ 08105

$59,900

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 31 Days on market

Built 1889 1,694 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Three bedroom single located in East Camden - Property being sold in "as-is" condition - Buyer responsible for City of Camden Certificate of occupancy and smoke alarm certifications - Easy to show and sell!!

Key facts

• Solid foundation
• Close to high school
• 1,694 sq ft lot

Tags

• POTENTIAL FOR REDEVELOPMENT
• TRADITIONAL TWO STORY LAYOUT
• SOLID FOUNDATION
• MINUTES TO MAJOR HIGHWAY
• CLOSE TO ELEMENTARY SCHOOL
• CLOSE TO HIGH SCHOOL

Property features AI

Finance

• Financial info: Ownership is fee simple

Exterior

• Parking: On-street parking
• Utilities: Public water; No septic system (connected to sewer); Natural gas available; Electric available
• Home design: Detached property; Above-grade finished area reported as 900 by assessor
• Construction: Frame construction; Block foundation
• Exterior features: Detached structure; Lot dimensions approximately 16.00 x 0.00; Not in a federal flood zone; Pets allowed with no restrictions; Other structures above and below grade

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: 90% forced air heating; Natural gas heating; Natural gas hot water; Natural gas cooling fuel
• Interior features: Full basement; Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.6% 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: 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: 61 active listings in the ZIP; 14 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 $414 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $19k; list at $60k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.50% ✓
• Cap rate: 19.57%
• Cash-on-cash: 47.42%
• DSCR: 3.11
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $190,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2423 Sherman Ave	0.52mi	2/1.0	994 (+10%)	3mo	$95,000	$96	56
251 S 32nd St	0.69mi	3/1.0 (+1)	986 (+10%)	17mo	$209,000	$212	33

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: 44.9%
• Equity multiple: 2.94×
• Total profit: $32,594
• Equity at exit: $8,931

10-year hold

• IRR: 50.8%
• Equity multiple: 5.95×
• Total profit: $83,094
• Equity at exit: $5,179

Cash invested: $16,772 (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: 61
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$314
• Tax from tax record: −$181 /mo · $2,175/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $663

Break-even live

Break-even rent $659

Max offer price $59,900

Occupancy floor 51%

Sensitivity live

Price	-10% $697	-5% $680	+0% $663	+5% $646	+10% $629
Rent	-10% $544	-5% $604	+0% $663	+5% $722	+10% $781
Rate	-1.0pp $693	-0.5pp $678	base $663	+0.5pp $647	+1.0pp $631

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	0.30mi
106 N 34th St Unit B Camden, NJ	3.0	2.0	900	$1,950	$2.17	25d	1	0.76mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	25d	1	0.95mi
4137 Marlton Pike Pennsauken Township, NJ	2.0	1.0	900	$1,800	$2.00	25d	1	0.96mi
1566 Bradley Ave Unit A Camden, NJ	2.0	1.0	640	$1,495	$2.34	25d	1	0.96mi
1538 Bradley Ave Unit B Camden, NJ	2.0	1.0	670	$1,195	$1.78	25d	1	0.98mi
1532 Bradley Ave Unit A Camden, NJ	1.0	1.0	900	$1,175	$1.31	18d	1	0.99mi
1245 Empire Ave Unit 1 Camden, NJ	1.0	1.0	825	$1,500	$1.82	25d	1	1.00mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	4d	1	1.12mi
1364 Kaighn Ave Camden, NJ	1.0	1.0	625	$1,300	$2.08	25d	1	1.12mi
4601 High St Pennsauken, NJ	1.0–2.0	1.0	800	$1,675	$2.09	4d	4	1.35mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	25d	1	1.48mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	13d	1	1.50mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	19d	1	1.50mi

Listing history 29 events

1. 2026-06-21
   days on market $59,900 Active 31 DOM
2. 2026-06-18
   price $59,900 Active 28 DOM
3. 2026-06-18
   days on market $64,500 Active 28 DOM
4. 2026-06-17
   days on market $64,500 Active 27 DOM
5. 2026-06-16
   days on market $64,500 Active 26 DOM
6. 2026-06-15
   days on market $64,500 Active 25 DOM
7. 2026-06-13
   days on market $64,500 Active 23 DOM
8. 2026-06-13
   days on market $64,500 Active 22 DOM
9. 2026-06-09
   days on market $64,500 Active 19 DOM
10. 2026-06-08
    days on market $64,500 Active 18 DOM
11. 2026-06-07
    days on market $64,500 Active 17 DOM
12. 2026-06-04
    days on market $64,500 Active 14 DOM
13. 2026-06-03
    days on market $64,500 Active 13 DOM
14. 2026-06-02
    days on market $64,500 Active 12 DOM
15. 2026-06-01
    days on market $64,500 Active 11 DOM
16. 2026-05-31
    days on market $64,500 Active 10 DOM
17. 2026-05-18
    historical Active Under Contract
18. 2026-05-11
    status Pending
19. 2026-05-07
    listed $64,500 Active
20. 2019-02-05
    soldstatus $19,000 Closed 217-char remark

    Show marketing remark (217 chars)

    Three bedroom single located in East Camden - Property being sold in "as-is" condition - Buyer responsible for City of Camden Certificate of occupancy and smoke alarm certifications - Easy to show and sell!!

21. 2019-02-01
    status Pending 217-char remark

    Show marketing remark (217 chars)

    Three bedroom single located in East Camden - Property being sold in "as-is" condition - Buyer responsible for City of Camden Certificate of occupancy and smoke alarm certifications - Easy to show and sell!!

22. 2019-01-29
    listed $24,500 Active 217-char remark

    Show marketing remark (217 chars)

    Three bedroom single located in East Camden - Property being sold in "as-is" condition - Buyer responsible for City of Camden Certificate of occupancy and smoke alarm certifications - Easy to show and sell!!

23. 2018-12-10
    price $24,500
24. 2018-11-28
    status Active
25. 2018-11-28
    historical
26. 2018-10-18
    status Pending
27. 2018-09-07
    price $29,990
28. 2018-07-10
    listed $34,500 Active
29. 1998-10-07
    soldstatus $14,500

ⓘ 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: $2,175 · $181/mo
• Projected year-2 tax: $2,175 · $181/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $17,972
• − Mortgage interest: −$3,355
• − Property taxes: −$2,175
• − Insurance: −$300
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$1,743
• Taxable income: $7,523
• Est. tax owed @ 24.0%: −$1,806
• After-tax cash flow: $6,148/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

+344.8% since first listed

13 events — show timeline

• 2026-05-18 Contingent — BRIGHT MLS
• 2026-05-11 Pending — BRIGHT MLS
• 2026-05-07 Listed $64,500 BRIGHT MLS
• 2019-02-05 Sold (MLS) $19,000 BRIGHT MLS
• 2019-02-01 Pending — BRIGHT MLS
• 2019-01-29 Listed $24,500 BRIGHT MLS
• 2018-12-10 Price Changed $24,500 BRIGHT MLS
• 2018-11-28 Relisted — BRIGHT MLS
• 2018-11-28 Listing Removed — BRIGHT MLS
• 2018-10-18 Pending — BRIGHT MLS
• 2018-09-07 Price Changed $29,990 BRIGHT MLS
• 2018-07-10 Listed $34,500 BRIGHT MLS
• 1998-10-07 Sold (Public Records) $14,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,175 · +4.1% YoY. Source: county tax records.