1305 Timber Crk · Lindenwold, NJ 08021

$175,000

2 bd · 2.5 ba · 1,337 sqft · Condo public records · 71 Days on market

Built 1973 $433/mo HOA · 20% of rent

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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 +14.1/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• DSCR +4.3/10.0
• 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 MLS

Case#351-383951. Hud Home Sold In As-Is, As-Seen Condition. L/B & Seller Make No Representations As To Quality, Conditions, Contents Or Utilities. Buyers Should Investigate All Prior To Submitting A Bid. Use Caution! Utilities Are Off. Buyers Responsible For C/O And All Inspections. Possible Lead-Based Paint; Plumbing, Heating, Electrical Certs Required. Your Closing May Be Delayed Due To Recording Delays At The Cc Courthouse. This Property Is Not Eligible For 203k Financing. Hud Key Is Required.

Key facts

• Lower level
• Full bathroom
• Kitchen

Tags

• WALK IN CLOSETS
• FULL BATHROOM
• LOWER LEVEL
• LIVING ROOM
• DINING AREA
• KITCHEN

Property features AI

Finance

• HOA & community: Monthly condo fee of $433.86; HOA covers common area maintenance, snow removal, and trash; Community outdoor pool

Exterior

• Utilities: Public water; Public sewer; Electric hot water
• Home design: Condominium; Interior townhouse/rowhouse
• Construction: Brick front with wood siding; Slab foundation; Estimated year built
• Exterior features: Above-grade structure

Interior

• Kitchen: Kitchen
• Bedrooms: 2 bedrooms on the upper level; Master bedroom
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: 90% forced air heating; Electric heating fuel; Central air conditioning (electric)
• Interior features: Not furnished; Living Room; Dining Room; Den
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $25 ($302/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 5.2% in Lindenwold — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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, amenities D-.
• 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.
• Zoned schools: Lindenwold School Five (math 7% / reading 20%, grade F, #1,152 of 1,303 statewide, top 89%, 593 students, 82% FRL); Lindenwold Middle School (math 3% / reading 26%, grade F, #418 of 431 statewide, top 97%, 911 students, 88% FRL); Lindenwold High School (math 2% / reading 37%, grade F, #354 of 399 statewide, top 89%, 727 students, 80% FRL) — zoned schools average 83% FRL vs 68% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 242 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 37% 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 71 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $77k; list at $175k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.21% ✓
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 6.9

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-26,409
• Equity at exit: $26,093

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-19,524
• Equity at exit: $15,131

Cash invested: $49,000 (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: 242
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$918
• Tax from tax record: −$228 /mo · $2,734/yr
• Insurance: −$73
• HOA: −$433
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $25

Break-even live

Break-even rent $2,090

Max offer price $175,000

Occupancy floor 94%

Sensitivity live

Price	-10% $124	-5% $75	+0% $25	+5% $-24	+10% $-74
Rent	-10% $-143	-5% $-59	+0% $25	+5% $109	+10% $193
Rate	-1.0pp $113	-0.5pp $70	base $25	+0.5pp $-20	+1.0pp $-66

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–1.5	900	$1,600	$1.78	26d	1	0.21mi
1800 Laurel Rd Lindenwold, NJ	1.0–2.0	1.0–2.0	885	$2,072	$2.34	0d	25	0.21mi
500 Chews Landing Rd Lindenwold, NJ	1.0–2.0	1.0	875	$1,750	$2.00	26d	1	0.25mi
51 Chiswick Dr Unit 1 Lindenwold, NJ	3.0	2.0	1110	$2,650	$2.39	0d	1	0.27mi
9 Georgetown Rd Lindenwold, NJ	3.0	2.5	1268	$2,600	$2.05	0d	1	0.36mi
1801 Broadacres Dr Clementon, NJ	2.0	1.0–2.0	910	$1,978	$2.17	0d	8	0.70mi
1109 Huntingdon Mews Clementon, NJ	2.0	2.0	946	$1,750	$1.85	16d	1	0.74mi
105 Blackwood Clementon Rd Lindenwold, NJ	1.0–2.0	1.0	800	$1,600	$2.00	18d	1	0.78mi
34 Heron Pl Clementon, NJ	3.0	1.5	1847	$2,500	$1.35	0d	1	0.80mi
359 Lake Blvd Lindenwold, NJ	3.0	2.0	1196	$2,900	$2.42	0d	1	0.84mi
1341 Blackwood Clementon Rd Clementon, NJ	1.0–2.0	1.0	925	$2,669	$2.89	0d	22	0.93mi
1200 Little Gloucester Rd Clementon, NJ	1.0–2.0	1.0	875	$3,100	$3.54	0d	1	1.22mi
215 S Atlantic Ave E Stratford, NJ	3.0	1.0	1460	$2,445	$1.67	12d	1	1.41mi

HOA detail condo

• Monthly dues: $433 · $5,196/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-04
   days on market $175,000 Active 71 DOM
2. 2026-06-03
   days on market $175,000 Active 70 DOM
3. 2026-06-02
   days on market $175,000 Active 69 DOM
4. 2026-06-01
   days on market $175,000 Active 68 DOM
5. 2026-05-31
   days on market $175,000 Active 67 DOM
6. 2026-03-25
   listed $175,000 Active
7. 2004-05-07
   soldstatus $77,000 507-char remark

   Show marketing remark (507 chars)

   Case#351-383951. Hud Home Sold In As-Is, As-Seen Condition. L/B & Seller Make No Representations As To Quality, Conditions, Contents Or Utilities. Buyers Should Investigate All Prior To Submitting A Bid. Use Caution! Utilities Are Off. Buyers Responsible For C/O And All Inspections. Possible Lead-Based Paint; Plumbing, Heating, Electrical Certs Required. Your Closing May Be Delayed Due To Recording Delays At The Cc Courthouse. This Property Is Not Eligible For 203k Financing. Hud Key Is Required.

8. 2003-11-20
   listed $77,000 507-char remark

   Show marketing remark (507 chars)

   Case#351-383951. Hud Home Sold In As-Is, As-Seen Condition. L/B & Seller Make No Representations As To Quality, Conditions, Contents Or Utilities. Buyers Should Investigate All Prior To Submitting A Bid. Use Caution! Utilities Are Off. Buyers Responsible For C/O And All Inspections. Possible Lead-Based Paint; Plumbing, Heating, Electrical Certs Required. Your Closing May Be Delayed Due To Recording Delays At The Cc Courthouse. This Property Is Not Eligible For 203k Financing. Hud Key Is Required.

9. 2000-07-28
   soldstatus $49,900 150-char remark

   Show marketing remark (150 chars)

   This Home Shows Very Well. It Boasts A Spacious Floor Plan 2.5 Baths Lovely Unit Nice Carpet With Mirrored Walls Too A Must See. .. .. Poss:Settlement

10. 2000-06-07
    historical 150-char remark

    Show marketing remark (150 chars)

    This Home Shows Very Well. It Boasts A Spacious Floor Plan 2.5 Baths Lovely Unit Nice Carpet With Mirrored Walls Too A Must See. .. .. Poss:Settlement

11. 2000-04-25
    listed $49,900 150-char remark

    Show marketing remark (150 chars)

    This Home Shows Very Well. It Boasts A Spacious Floor Plan 2.5 Baths Lovely Unit Nice Carpet With Mirrored Walls Too A Must See. .. .. Poss:Settlement

ⓘ 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: $2,734 · $228/mo
• Projected year-2 tax: $3,546 · $295/mo
• Expected delta: +$812/yr (+$68/mo · 29.7%)

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

Taxation est. · year 1

• Rental income: $25,468
• − Mortgage interest: −$9,803
• − Property taxes: −$2,734
• − Insurance: −$875
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − HOA: −$5,196
• − Depreciation: −$5,091
• Taxable loss: −$2,306
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $855/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

+250.7% since first listed

6 events — show timeline

• 2026-03-25 Listed $175,000 BRIGHT MLS
• 2004-05-07 Sold (MLS) $77,000 BRIGHT MLS
• 2003-11-20 Listed $77,000 BRIGHT MLS
• 2000-07-28 Sold (MLS) $49,900 BRIGHT MLS
• 2000-06-07 Listing Removed — BRIGHT MLS
• 2000-04-25 Listed $49,900 BRIGHT MLS

Property tax history

-0.7%/yr

Latest (2025): $2,734 · +0.5% YoY. Source: county tax records.