139 State St · Camden, NJ 08102

$239,900

9 bd · None ba · 2,754 sqft · SingleFamily public records · 28 Days on market

Built 1910 1,498 sqft lot

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0
• Schools +0.7/10.0

Listing remarks

Please reach out to listing agent for appointment. * * INVESTOR ALERT!!! Triplex available in the Cooper Point section of BOOMING Camden! Units B & C are currently vacant. Unit A is occupied on a MTM for 1382 per month. Each unit is a HUGE 1 bed 1 bath, has separate utilities with dedicated furnace and hot water heater in each unit, dedicated closet for washer and dryer with hook ups as well as walk in closets. Unit C is a 1BD/1BTH featuring thorough updates including LVP floors, upgraded lighting/fixtures & six-paneled doors throughout. Both units offer generously sized bedrooms & ample storage. Property would make the perfect house-hacking opportunity - let someone else

Key facts

• Upgraded lighting
• Hot water heater
• Walk in closets

Tags

• DEDICATED FURNACE
• HOT WATER HEATER
• WALK IN CLOSETS
• THOROUGH UPDATES
• LVP FLOORS
• UPGRADED LIGHTING

Property features AI

Finance

• Financial info: Three total units with three one-bedroom units; one unit currently leased; Improvement and land assessed separately (assessed values recorded)

Exterior

• Parking: On-street parking
• Utilities: Electric hot water; Public water supply; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Permanent foundation; Above-grade and below-grade structures; Assessor indicates year built (source: Assessor)
• Exterior features: Public water; Public sewer; No tidal water

Interior

• Bedrooms: Three one-bedroom units
• Heating & cooling: Forced air heating (natural gas); Window cooling units (electric and natural gas listed as cooling fuel)
• Interior features: Interior townhouse/rowhouse layout; Finished living area per assessor

What this means for you Summary

Snapshot

• This is a 9-bed/?-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $236k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 24 active listings in the ZIP; lower-income renter base — watch delinquency; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• At $2,717/mo this rent would consume 96% of the median local household income ($34k/yr) (locally 562% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 28 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $236,301 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.13% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.01%
• DSCR: 1.36
• GRM: 7.4

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-10,235
• Equity at exit: $35,770

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $28,147
• Equity at exit: $20,742

Cash invested: $67,172 (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 08102

• Home prices YoY: -4.3%
• Active inventory: 24
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,717 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$340 /mo · $4,074/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $449

Break-even live

Break-even rent $2,149

Max offer price $239,900

Occupancy floor 78%

Sensitivity live

Price	-10% $584	-5% $517	+0% $449	+5% $381	+10% $313
Rent	-10% $234	-5% $341	+0% $449	+5% $556	+10% $663
Rate	-1.0pp $569	-0.5pp $510	base $449	+0.5pp $386	+1.0pp $323

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-22
   listed $239,900 Active 1203-char remark
2. 2007-01-30
   soldstatus $10,000
3. 2002-11-08
   soldstatus $4,850

ⓘ 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: $4,074 · $340/mo
• Projected year-2 tax: $5,024 · $419/mo
• Expected delta: +$950/yr (+$79/mo · 23.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 48% 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: $32,600
• − Mortgage interest: −$13,438
• − Property taxes: −$4,074
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,608
• − Management: −$2,608
• − Depreciation: −$6,979
• Taxable income: $1,693
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $4,977/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
• County: Camden County · 407,624 people
• City population: 20,865
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 8,292
• Household income: $33,852
• Rent vs Own: 76.4% rent · 23.6% own
• Severe rent burden: 562.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Black 20% Two or more races 14% White 13% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 40% Dominican 14%
• Common ancestry: Romanian 2% Hispanic 1% Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 48% English-only · Spanish 50%

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: ▼ -8.61%
• Current HPI: 192.0092
• Rent YoY: —
• 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

+4229.9% since first listed

5 events — show timeline

• 2026-06-09 Sold (MLS) $210,000 BRIGHT MLS
• 2026-05-20 Pending — BRIGHT MLS
• 2026-04-22 Listed $239,900 BRIGHT MLS
• 2007-01-30 Sold (Public Records) $10,000 Public Records
• 2002-11-08 Sold (Public Records) $4,850 Public Records

Property tax history

+13.2%/yr

Latest (2025): $4,074 · +4.1% YoY. Source: county tax records.