3 Fern Cir · Berlin, NJ 08091

$222,900

3 bd · 2.0 ba · 2,052 sqft · SingleFamily public records · 8 Days on market

Built 1953 8,124 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 +21.6/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home on a quiet cul-de-sac at an unbeatable price! This large ranch style home is full of open spaces with your large familyroom featuring a gorgeous brick walled fireplace and stylish beams opened up to your eat-in kitchen and dining area with a built in bar. A pass-through takes you to your living room with a second fireplace. Enjoy mornings sipping coffee in your large sunroom overlooking your tree-lined backyard. Entertain with ease in this open home and on your back brick patio. Generously-sized bedrooms will suite all of your family's needs. Don't forget about your detached garage with electric! This home is nestled on a quiet, off the beaten path street but conveniently located to area shopping, restaurants, parks, and local highways! ***HUD Home*** Sold AsIs. Buying a HUD home couldn't be simpler! Eligible for FHA 203k financing! Property is NOT located in a FEMA Special Flood Hazard Area but is listed as a moderate to low flood risk. Please see addendums regarding FloodSmart for additional information regarding flood zones and insurance. Per FHA Appraiser, built in 1953. Insured with Escrow Rpr (IE). LBP.

Key facts

• Brick fireplace
• Oversized lot
• Fenced in yard

Tags

• BRICK FIREPLACE
• OVERSIZED LOT
• FENCED IN YARD
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Single-story living with entry-level bedrooms
• Construction: Frame construction; Concrete perimeter foundation
• Exterior features: Patio; Sidewalks; Front yard and rear yard; Located on a cul-de-sac

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three main-level bedrooms
• Flooring: Fully carpeted areas; Vinyl flooring; Tile/brick flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Open floor plan with recessed lighting; Ceiling fans; Attic; Combination kitchen and dining area; Family room off the kitchen; Entry-level bedroom
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $223k).
• Cap rate 8.1% vs local median 3.8% in Berlin — 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 72/100 on livability (#226 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• Berlin Township School District (suburban): math 20% / reading 38% proficiency, ranked #349 of 472 in NJ (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP; 4 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).

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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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 $73k; list at $223k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,900

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $474,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Fern Cir	0.00mi	3/2.0	2,052 (0%)	1mo	$242,000	$118	99
447 Prospect Ave	0.34mi	3/2.0	1,846 (-10%)	1mo	$325,000	$176	66
449 Prospect Ave	0.34mi	4/2.5 (+1)	2,205 (+8%)	1mo	$575,000	$261	64
442 Prospect Ave	0.32mi	3/2.0	1,780 (-13%)	0mo	$390,000	$219	63
416--418 Oak Ave	0.26mi	3/3.0	2,214 (+8%)	10mo	$650,000	$294	63
3 Birch Ave	0.60mi	4/2.5 (+1)	2,068 (+1%)	3mo	$337,000	$163	62
370 E Taunton Ave	0.37mi	4/2.5 (+1)	1,920 (-6%)	8mo	$380,000	$198	58
341 Larch Ave	0.57mi	3/2.5	1,982 (-3%)	10mo	$280,000	$141	57
214 Peppermill Rd	0.30mi	4/3.0 (+1)	1,880 (-8%)	7mo	$434,000	$231	57
309 Marion Ave	0.43mi	4/2.5 (+1)	1,755 (-14%)	3mo	$420,000	$239	46
101 Rich Ave	0.70mi	3/2.5	1,786 (-13%)	1mo	$505,000	$283	43
20 Genova Dr	0.75mi	2/2.0 (-1)	1,823 (-11%)	2mo	$710,000	$389	40

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-14,293
• Equity at exit: $33,235

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $16,334
• Equity at exit: $19,272

Cash invested: $62,412 (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 08091

• Home prices YoY: -26.1%
• Active inventory: 21
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,792 medium
• Mortgage (P&I): −$1,169
• Tax from tax record: −$605 /mo · $7,264/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $339

Break-even live

Break-even rent $2,363

Max offer price $222,900

Occupancy floor 83%

Sensitivity live

Price	-10% $465	-5% $402	+0% $339	+5% $276	+10% $213
Rent	-10% $118	-5% $229	+0% $339	+5% $449	+10% $559
Rate	-1.0pp $451	-0.5pp $396	base $339	+0.5pp $281	+1.0pp $222

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: $55,725
• Closing costs: $6,687
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 Myrtle Ave West Berlin, NJ	4.0	1.0	1400	$2,500	$1.79	11d	1	0.41mi
78 Tansboro Rd Berlin, NJ	3.0	2.5	2098	$3,200	$1.53	0d	1	1.01mi
144 North Ave Unit A West Berlin, NJ	3.0	2.0	2413	$2,000	$0.83	0d	1	1.16mi
55 Glacier Dr Berlin, NJ	2.0	2.5	1534	$2,950	$1.92	0d	1	1.31mi

Listing history 15 events

1. 2026-04-22
   status Pending
2. 2026-04-15
   historical Active Under Contract
3. 2026-04-07
   listed $222,900 Active
4. 2017-07-28
   soldstatus $73,166 Sold 1140-char remark

   Show marketing remark (1152 chars)

   Spacious home on a quiet cul-de-sac at an unbeatable price! This large ranch style home is full of open spaces with your large familyroom featuring a gorgeous brick walled fireplace and stylish beams opened up to your eat-in kitchen and dining area with a built in bar. A pass-through takes you to your living room with a second fireplace. Enjoy mornings sipping coffee in your large sunroom overlooking your tree-lined backyard. Entertain with ease in this open home and on your back brick patio. Generously-sized bedrooms will suite all of your family's needs. Don't forget about your detached garage with electric! This home is nestled on a quiet, off the beaten path street but conveniently located to area shopping, restaurants, parks, and local highways! * * * HUD Home * * * Sold AsIs. Buying a HUD home couldn't be simpler! Eligible for FHA 203k financing! Property is NOT located in a FEMA Special Flood Hazard Area but is listed as a moderate to low flood risk. Please see addendums regarding FloodSmart for additional information regarding flood zones and insurance. Per FHA Appraiser, built in 1953. Insured with Escrow Rpr (IE). LBP.

5. 2017-07-28
   soldstatus $73,166 1152-char remark

   Show marketing remark (1152 chars)

   Spacious home on a quiet cul-de-sac at an unbeatable price! This large ranch style home is full of open spaces with your large familyroom featuring a gorgeous brick walled fireplace and stylish beams opened up to your eat-in kitchen and dining area with a built in bar. A pass-through takes you to your living room with a second fireplace. Enjoy mornings sipping coffee in your large sunroom overlooking your tree-lined backyard. Entertain with ease in this open home and on your back brick patio. Generously-sized bedrooms will suite all of your family's needs. Don't forget about your detached garage with electric! This home is nestled on a quiet, off the beaten path street but conveniently located to area shopping, restaurants, parks, and local highways! * * * HUD Home * * * Sold AsIs. Buying a HUD home couldn't be simpler! Eligible for FHA 203k financing! Property is NOT located in a FEMA Special Flood Hazard Area but is listed as a moderate to low flood risk. Please see addendums regarding FloodSmart for additional information regarding flood zones and insurance. Per FHA Appraiser, built in 1953. Insured with Escrow Rpr (IE). LBP.

6. 2017-07-14
   status Under Contract 1140-char remark

   Show marketing remark (1140 chars)

   Spacious home on a quiet cul-de-sac at an unbeatable price! This large ranch style home is full of open spaces with your large familyroom featuring a gorgeous brick walled fireplace and stylish beams opened up to your eat-in kitchen and dining area with a built in bar. A pass-through takes you to your living room with a second fireplace. Enjoy mornings sipping coffee in your large sunroom overlooking your tree-lined backyard. Entertain with ease in this open home and on your back brick patio. Generously-sized bedrooms will suite all of your family's needs. Don't forget about your detached garage with electric! This home is nestled on a quiet, off the beaten path street but conveniently located to area shopping, restaurants, parks, and local highways! ***HUD Home*** Sold AsIs. Buying a HUD home couldn't be simpler! Eligible for FHA 203k financing! Property is NOT located in a FEMA Special Flood Hazard Area but is listed as a moderate to low flood risk. Please see addendums regarding FloodSmart for additional information regarding flood zones and insurance. Per FHA Appraiser, built in 1953. Insured with Escrow Rpr (IE). LBP.

7. 2017-05-15
   listed $128,653 Active 1140-char remark

   Show marketing remark (1140 chars)

   Spacious home on a quiet cul-de-sac at an unbeatable price! This large ranch style home is full of open spaces with your large familyroom featuring a gorgeous brick walled fireplace and stylish beams opened up to your eat-in kitchen and dining area with a built in bar. A pass-through takes you to your living room with a second fireplace. Enjoy mornings sipping coffee in your large sunroom overlooking your tree-lined backyard. Entertain with ease in this open home and on your back brick patio. Generously-sized bedrooms will suite all of your family's needs. Don't forget about your detached garage with electric! This home is nestled on a quiet, off the beaten path street but conveniently located to area shopping, restaurants, parks, and local highways! ***HUD Home*** Sold AsIs. Buying a HUD home couldn't be simpler! Eligible for FHA 203k financing! Property is NOT located in a FEMA Special Flood Hazard Area but is listed as a moderate to low flood risk. Please see addendums regarding FloodSmart for additional information regarding flood zones and insurance. Per FHA Appraiser, built in 1953. Insured with Escrow Rpr (IE). LBP.

8. 2017-05-14
   listed $128,653 1152-char remark

   Show marketing remark (1152 chars)

   Spacious home on a quiet cul-de-sac at an unbeatable price! This large ranch style home is full of open spaces with your large familyroom featuring a gorgeous brick walled fireplace and stylish beams opened up to your eat-in kitchen and dining area with a built in bar. A pass-through takes you to your living room with a second fireplace. Enjoy mornings sipping coffee in your large sunroom overlooking your tree-lined backyard. Entertain with ease in this open home and on your back brick patio. Generously-sized bedrooms will suite all of your family's needs. Don't forget about your detached garage with electric! This home is nestled on a quiet, off the beaten path street but conveniently located to area shopping, restaurants, parks, and local highways! * * * HUD Home * * * Sold AsIs. Buying a HUD home couldn't be simpler! Eligible for FHA 203k financing! Property is NOT located in a FEMA Special Flood Hazard Area but is listed as a moderate to low flood risk. Please see addendums regarding FloodSmart for additional information regarding flood zones and insurance. Per FHA Appraiser, built in 1953. Insured with Escrow Rpr (IE). LBP.

9. 2017-04-21
   historical
10. 2016-11-14
    listed $128,653
11. 2004-11-10
    soldstatus $156,000
12. 2004-10-28
    soldstatus $156,000
13. 2004-08-19
    listed $156,000
14. 1990-11-28
    soldstatus $116,000
15. 1984-08-01
    soldstatus $55,500

ⓘ 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: $7,264 · $605/mo
• Projected year-2 tax: $7,264 · $605/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,509
• − Mortgage interest: −$12,486
• − Property taxes: −$7,264
• − Insurance: −$1,114
• − Repairs & maintenance: −$2,681
• − Management: −$2,681
• − Depreciation: −$6,484
• Taxable income: $799
• Est. tax owed @ 24.0%: −$192
• After-tax cash flow: $3,875/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: Berlin Township School District
• NCES district ID: 3401620
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $60,723
• Composite: 26.33/100
• National rank: #7239
• State rank: #349 of 472 in NJ

Livability — Berlin

• Score: 72/100
• State rank: #226
• US rank: #6137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,909

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 White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 15% Asian 7% Black 6% Two or more races 5%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Romanian 5% Iranian 3% Scotch-Irish 2%
• Foreign-born: 19% · Canada
• Languages at home: 77% English-only · Spanish 12% Other Indo-European 5% Russian/Polish/Slavic 3%

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: ▼ -105.81%
• Current HPI: 299.6381
• 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

+301.6% since first listed

15 events — show timeline

• 2026-04-22 Pending — BRIGHT MLS
• 2026-04-15 Contingent — BRIGHT MLS
• 2026-04-07 Listed $222,900 BRIGHT MLS
• 2017-07-28 Sold (MLS) $73,166 BRIGHT MLS
• 2017-07-28 Sold (MLS) $73,166 TREND
• 2017-07-14 Pending — TREND
• 2017-05-15 Listed $128,653 TREND
• 2017-05-14 Listed $128,653 BRIGHT MLS
• 2017-04-21 Listing Removed — BRIGHT MLS
• 2016-11-14 Listed $128,653 BRIGHT MLS
• 2004-11-10 Sold (Public Records) $156,000 Public Records
• 2004-10-28 Sold (MLS) $156,000 BRIGHT MLS
• 2004-08-19 Listed $156,000 BRIGHT MLS
• 1990-11-28 Sold (Public Records) $116,000 Public Records
• 1984-08-01 Sold (Public Records) $55,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $7,264 · +1.6% YoY. Source: county tax records.