2709 Westfield Ave · Camden, NJ 08105

$450,000

4 bd · 4.0 ba · 2,400 sqft · MultiFamily · 444 Days on market

Built 1900 1,999 sqft lot Est $394k · 14% over

---

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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

INVESTOR ALERT! Mixed use property located in the heart of the Bustling Westfield Business District in the highly desirable Cramer Hill section of BOOMING Camden! 2709 Westfield offers four 1BD/1BTH apartments - all currently occupied. Unit D provides basement access. 2707 Westfield is a mixed use featuring a commercial space, which is currently occupied by a vape shop. Also includes three 1BD/1BTH apartments - two of three are currently rented. Property offers small fenced backyard. Perfectly suited for a savvy investor or an owner occupant looking for easy access to Philly. Can be purchased separately or as a package. * * The next proposed Group Showing (not an open house), will be TBD.

Key facts

• Basement access
• Quadruplex
• Separate basement

Tags

• QUADRUPLEX
• SEPARATE BASEMENT
• BASEMENT ACCESS
• WESTFIELD BUSINESS DISTRICT

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $988 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Recommended offer: $396k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 7.1% 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: 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: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $14k 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 444 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y ago; this cycle's ask has dropped $50k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; list at $450k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $396,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 444 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.15% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.41%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $393,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2841 Thompson St	0.30mi	5/2.0 (+1)	2,270 (-5%)	22mo	$160,000	$70	46
202 S 34th St	0.71mi	5/3.0 (+1)	2,044 (-15%)	16mo	$335,000	$164	20

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-9,922
• Equity at exit: $67,096

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $72,696
• Equity at exit: $38,908

Cash invested: $126,000 (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 08105

• Home prices YoY: -30.6%
• Active inventory: 59
• Price-to-rent: 28.9×

Monthly cashflow live

• Estimated rent: $5,187 high
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,089
• Net cashflow: $988

Break-even live

Break-even rent $3,937

Max offer price $450,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,299	-5% $1,143	+0% $988	+5% $832	+10% $677
Rent	-10% $578	-5% $783	+0% $988	+5% $1,193	+10% $1,398
Rate	-1.0pp $1,215	-0.5pp $1,102	base $988	+0.5pp $871	+1.0pp $753

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$5,188
Total (4 units)			$5,187

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1906 49th St Unit 1 Pennsauken, NJ	3.0	1.0	2086	$2,250	$1.08	25d	1	1.42mi

Listing history 39 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   days on market $450,000 Active 444 DOM
3. 2026-06-17
   days on market $450,000 Active 443 DOM
4. 2026-06-16
   days on market $450,000 Active 442 DOM
5. 2026-06-15
   days on market $450,000 Active 441 DOM
6. 2026-06-13
   days on market $450,000 Active 439 DOM
7. 2026-06-13
   days on market $450,000 Active 438 DOM
8. 2026-06-09
   days on market $450,000 Active 435 DOM
9. 2026-06-08
   days on market $450,000 Active 434 DOM
10. 2026-06-07
    days on market $450,000 Active 433 DOM
11. 2026-06-04
    days on market $450,000 Active 430 DOM
12. 2026-06-03
    days on market $450,000 Active 429 DOM
13. 2026-06-02
    days on market $450,000 Active 428 DOM
14. 2026-06-01
    days on market $450,000 Active 427 DOM
15. 2026-05-31
    days on market $450,000 Active 426 DOM
16. 2025-12-05
    price $450,000 698-char remark

    Show marketing remark (698 chars)

    INVESTOR ALERT! Mixed use property located in the heart of the Bustling Westfield Business District in the highly desirable Cramer Hill section of BOOMING Camden! 2709 Westfield offers four 1BD/1BTH apartments - all currently occupied. Unit D provides basement access. 2707 Westfield is a mixed use featuring a commercial space, which is currently occupied by a vape shop. Also includes three 1BD/1BTH apartments - two of three are currently rented. Property offers small fenced backyard. Perfectly suited for a savvy investor or an owner occupant looking for easy access to Philly. Can be purchased separately or as a package. * * The next proposed Group Showing (not an open house), will be TBD.

17. 2025-08-12
    price $459,000 698-char remark

    Show marketing remark (698 chars)

    INVESTOR ALERT! Mixed use property located in the heart of the Bustling Westfield Business District in the highly desirable Cramer Hill section of BOOMING Camden! 2709 Westfield offers four 1BD/1BTH apartments - all currently occupied. Unit D provides basement access. 2707 Westfield is a mixed use featuring a commercial space, which is currently occupied by a vape shop. Also includes three 1BD/1BTH apartments - two of three are currently rented. Property offers small fenced backyard. Perfectly suited for a savvy investor or an owner occupant looking for easy access to Philly. Can be purchased separately or as a package. * * The next proposed Group Showing (not an open house), will be TBD.

18. 2025-05-06
    price $475,000 698-char remark

    Show marketing remark (698 chars)

    INVESTOR ALERT! Mixed use property located in the heart of the Bustling Westfield Business District in the highly desirable Cramer Hill section of BOOMING Camden! 2709 Westfield offers four 1BD/1BTH apartments - all currently occupied. Unit D provides basement access. 2707 Westfield is a mixed use featuring a commercial space, which is currently occupied by a vape shop. Also includes three 1BD/1BTH apartments - two of three are currently rented. Property offers small fenced backyard. Perfectly suited for a savvy investor or an owner occupant looking for easy access to Philly. Can be purchased separately or as a package. * * The next proposed Group Showing (not an open house), will be TBD.

19. 2025-03-31
    listed $500,000 Active 698-char remark

    Show marketing remark (698 chars)

    INVESTOR ALERT! Mixed use property located in the heart of the Bustling Westfield Business District in the highly desirable Cramer Hill section of BOOMING Camden! 2709 Westfield offers four 1BD/1BTH apartments - all currently occupied. Unit D provides basement access. 2707 Westfield is a mixed use featuring a commercial space, which is currently occupied by a vape shop. Also includes three 1BD/1BTH apartments - two of three are currently rented. Property offers small fenced backyard. Perfectly suited for a savvy investor or an owner occupant looking for easy access to Philly. Can be purchased separately or as a package. * * The next proposed Group Showing (not an open house), will be TBD.

20. 2020-11-27
    soldstatus $200,000 Closed 376-char remark

    Show marketing remark (376 chars)

    Investor Alert!!! Come and see this exciting cash flow opportunity which is a Fully rented Quadplex in bustling area of East Camden. Brick exterior and flat roof for easy maintenance. Being sold as a package with multi use unit next door MLS# NJCD396114. Buyer is responsible for all city/state requirements and certificate of occupancy. Building generates $2,510 per month.

21. 2020-09-22
    status Pending 376-char remark

    Show marketing remark (376 chars)

    Investor Alert!!! Come and see this exciting cash flow opportunity which is a Fully rented Quadplex in bustling area of East Camden. Brick exterior and flat roof for easy maintenance. Being sold as a package with multi use unit next door MLS# NJCD396114. Buyer is responsible for all city/state requirements and certificate of occupancy. Building generates $2,510 per month.

22. 2020-09-18
    historical 376-char remark

    Show marketing remark (376 chars)

    Investor Alert!!! Come and see this exciting cash flow opportunity which is a Fully rented Quadplex in bustling area of East Camden. Brick exterior and flat roof for easy maintenance. Being sold as a package with multi use unit next door MLS# NJCD396114. Buyer is responsible for all city/state requirements and certificate of occupancy. Building generates $2,510 per month.

23. 2020-09-16
    price $285,000 376-char remark

    Show marketing remark (376 chars)

    Investor Alert!!! Come and see this exciting cash flow opportunity which is a Fully rented Quadplex in bustling area of East Camden. Brick exterior and flat roof for easy maintenance. Being sold as a package with multi use unit next door MLS# NJCD396114. Buyer is responsible for all city/state requirements and certificate of occupancy. Building generates $2,510 per month.

24. 2020-08-21
    status Active 376-char remark

    Show marketing remark (376 chars)

    Investor Alert!!! Come and see this exciting cash flow opportunity which is a Fully rented Quadplex in bustling area of East Camden. Brick exterior and flat roof for easy maintenance. Being sold as a package with multi use unit next door MLS# NJCD396114. Buyer is responsible for all city/state requirements and certificate of occupancy. Building generates $2,510 per month.

25. 2020-08-19
    historical 376-char remark

    Show marketing remark (376 chars)

    Investor Alert!!! Come and see this exciting cash flow opportunity which is a Fully rented Quadplex in bustling area of East Camden. Brick exterior and flat roof for easy maintenance. Being sold as a package with multi use unit next door MLS# NJCD396114. Buyer is responsible for all city/state requirements and certificate of occupancy. Building generates $2,510 per month.

26. 2020-06-19
    listed $199,000 Active 376-char remark

    Show marketing remark (376 chars)

    Investor Alert!!! Come and see this exciting cash flow opportunity which is a Fully rented Quadplex in bustling area of East Camden. Brick exterior and flat roof for easy maintenance. Being sold as a package with multi use unit next door MLS# NJCD396114. Buyer is responsible for all city/state requirements and certificate of occupancy. Building generates $2,510 per month.

27. 2020-01-31
    historical
28. 2019-09-13
    listed $200,000 Active
29. 2011-09-30
    soldstatus $87,500
30. 2011-09-30
    soldstatus $87,500
31. 2011-08-15
    historical
32. 2011-04-04
    listed $124,900
33. 2011-04-04
    listed $124,900
34. 2010-12-31
    historical
35. 2010-11-12
    listed $149,000
36. 2008-05-31
    historical
37. 2008-02-20
    listed $199,900
38. 2004-07-12
    historical
39. 2004-03-13
    listed $99,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $62,244
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,980
• − Management: −$4,980
• − Depreciation: −$13,091
• Taxable income: $4,987
• Est. tax owed @ 24.0%: −$1,197
• After-tax cash flow: $10,658/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

+354.5% since first listed

24 events — show timeline

• 2025-12-05 Price Changed $450,000 BRIGHT MLS
• 2025-08-12 Price Changed $459,000 BRIGHT MLS
• 2025-05-06 Price Changed $475,000 BRIGHT MLS
• 2025-03-31 Listed $500,000 BRIGHT MLS
• 2020-11-27 Sold (MLS) $200,000 BRIGHT MLS
• 2020-09-22 Pending — BRIGHT MLS
• 2020-09-18 Listing Removed — BRIGHT MLS
• 2020-09-16 Price Changed $285,000 BRIGHT MLS
• 2020-08-21 Relisted — BRIGHT MLS
• 2020-08-19 Listing Removed — BRIGHT MLS
• 2020-06-19 Listed $199,000 BRIGHT MLS
• 2020-01-31 Listing Removed — BRIGHT MLS
• 2019-09-13 Listed $200,000 BRIGHT MLS
• 2011-09-30 Sold (MLS) $87,500 TREND
• 2011-09-30 Sold (MLS) $87,500 BRIGHT MLS
• 2011-08-15 Listing Removed — BRIGHT MLS
• 2011-04-04 Listed $124,900 TREND
• 2011-04-04 Listed $124,900 BRIGHT MLS
• 2010-12-31 Listing Removed — BRIGHT MLS
• 2010-11-12 Listed $149,000 BRIGHT MLS
• 2008-05-31 Listing Removed — BRIGHT MLS
• 2008-02-20 Listed $199,900 BRIGHT MLS
• 2004-07-12 Listing Removed — BRIGHT MLS
• 2004-03-13 Listed $99,000 BRIGHT MLS