2815 Westfield Ave · Camden, NJ 08105

$189,700

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 87 Days on market

Built 1925 1,699 sqft lot Est $270k · 30% under

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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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• 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

Recently renovated three bedroom home in the Cramer Hill section of BOOMING Camden! Property features fresh custom paint job, updated flooring as well as contemporary lighting & fixtures throughout. Living room is filled with an abundance of natural light with a charming bay window. Fully remodeled kitchen offers brand new LVP floor, quartz countertops, white shaker cabinets, timeless tiled backsplash, stainless steel appliances & laundry hookup. Three generously sized bedrooms are located upstairs along with an updated full bath featuring tub surround, custom tile work & upgraded vanity. Buyer could finish basement for additional living space. Schedule a private showing today & check it out!

Key facts

• Quartz countertops
• Remodeled kitchen
• Bay window

Tags

• UPDATED FLOORING
• CONTEMPORARY LIGHTING
• BAY WINDOW
• REMODELED KITCHEN
• QUARTZ COUNTERTOPS
• WHITE SHAKER CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $178k (6.0% below list) — sets the bar for market timing.

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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of loan paydown is wiped out by about $6k 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 87 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $178,318 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 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 1925 — 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 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: 1.02% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $270,028
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Beacon Ave	0.62mi	3/2.0	1,289 (-0%)	6mo	$269,950	$209	62
6814 Waldorf Ave	0.63mi	3/2.5	1,320 (+2%)	2mo	$364,900	$276	59
420 N 36th St	0.64mi	3/1.0	1,356 (+5%)	4mo	$186,000	$137	58
2825 Thompson St	0.26mi	3/2.0	1,144 (-12%)	8mo	$150,000	$131	58
908 N 24th St	0.64mi	3/1.5	1,365 (+6%)	1mo	$290,000	$212	58
6804 Waldorf Ave	0.62mi	3/2.5	1,320 (+2%)	8mo	$350,000	$265	55
420 Boyd St	0.50mi	3/1.0	1,415 (+10%)	7mo	$265,000	$187	55
2201 38th St	0.74mi	4/1.5 (+1)	1,328 (+3%)	4mo	$260,000	$196	50
127 N 33rd St	0.46mi	4/2.0 (+1)	1,408 (+9%)	6mo	$310,000	$220	50
6842 Waldorf Ave	0.66mi	4/2.0 (+1)	1,211 (-6%)	3mo	$230,000	$190	48
308 Morse St	0.42mi	3/1.0	1,484 (+15%)	11mo	$180,000	$121	46
6827 Highland Ave	0.71mi	3/2.0	1,188 (-8%)	11mo	$320,000	$269	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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-11,148
• Equity at exit: $28,285

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $15,438
• Equity at exit: $16,402

Cash invested: $53,116 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$995
• Tax from tax record: −$142 /mo · $1,700/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $308

Break-even live

Break-even rent $1,539

Max offer price $189,700

Occupancy floor 79%

Sensitivity live

Price	-10% $415	-5% $362	+0% $308	+5% $254	+10% $201
Rent	-10% $156	-5% $232	+0% $308	+5% $384	+10% $460
Rate	-1.0pp $404	-0.5pp $356	base $308	+0.5pp $259	+1.0pp $209

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: $47,425
• Closing costs: $5,691
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2752 Mickle St Camden, NJ	3.0	1.0	1450	$1,850	$1.28	17d	1	0.21mi
324 S 27th St Camden, NJ	3.0	1.0	1152	$1,900	$1.65	25d	1	0.43mi
264 Boyd St Unit B Camden, NJ	2.0	1.0	1616	$1,700	$1.05	25d	1	0.46mi
380 Garden Ave Camden, NJ	2.0	2.0	1184	$2,100	$1.77	25d	1	0.53mi
106 N 34th St Unit B Camden, NJ	3.0	2.0	900	$1,950	$2.17	25d	1	0.54mi
4621 Woodland Ave Pennsauken, NJ	3.0	1.5	1148	$2,200	$1.92	25d	1	0.83mi
4137 Marlton Pike Pennsauken Township, NJ	2.0	1.0	900	$1,800	$2.00	25d	1	0.99mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	25d	1	1.20mi
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	11d	1	1.29mi
5122 Garfield Ave Pennsauken, NJ	3.0	1.0	1308	$2,500	$1.91	25d	1	1.31mi
2323 Browning Rd Pennsauken, NJ	3.0	1.0	923	$2,500	$2.71	25d	1	1.32mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	3d	1	1.38mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	25d	1	1.38mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $189,700 Pending 87 DOM
2. 2026-06-09
   days on market $189,700 Active 84 DOM
3. 2026-06-08
   days on market $189,700 Active 83 DOM
4. 2026-06-07
   days on market $189,700 Active 82 DOM
5. 2026-06-04
   days on market $189,700 Active 79 DOM
6. 2026-06-03
   days on market $189,700 Active 78 DOM
7. 2026-06-02
   days on market $189,700 Active 77 DOM
8. 2026-06-01
   days on market $189,700 Active 76 DOM
9. 2026-05-31
   days on market $189,700 Active 75 DOM
10. 2026-05-11
    status Active 725-char remark

    Show marketing remark (725 chars)

    Recently renovated three bedroom home in the Cramer Hill section of BOOMING Camden! Property features fresh custom paint job, updated flooring as well as contemporary lighting & fixtures throughout. Living room is filled with an abundance of natural light with a charming bay window. Fully remodeled kitchen offers brand new LVP floor, quartz countertops, white shaker cabinets, timeless tiled backsplash, stainless steel appliances & laundry hookup. Three generously sized bedrooms are located upstairs along with an updated full bath featuring tub surround, custom tile work & upgraded vanity. Buyer could finish basement for additional living space. Schedule a private showing today & check it out!

11. 2026-04-22
    status Pending 725-char remark

    Show marketing remark (725 chars)

    Recently renovated three bedroom home in the Cramer Hill section of BOOMING Camden! Property features fresh custom paint job, updated flooring as well as contemporary lighting & fixtures throughout. Living room is filled with an abundance of natural light with a charming bay window. Fully remodeled kitchen offers brand new LVP floor, quartz countertops, white shaker cabinets, timeless tiled backsplash, stainless steel appliances & laundry hookup. Three generously sized bedrooms are located upstairs along with an updated full bath featuring tub surround, custom tile work & upgraded vanity. Buyer could finish basement for additional living space. Schedule a private showing today & check it out!

12. 2026-04-08
    price $197,500 725-char remark

    Show marketing remark (725 chars)

    Recently renovated three bedroom home in the Cramer Hill section of BOOMING Camden! Property features fresh custom paint job, updated flooring as well as contemporary lighting & fixtures throughout. Living room is filled with an abundance of natural light with a charming bay window. Fully remodeled kitchen offers brand new LVP floor, quartz countertops, white shaker cabinets, timeless tiled backsplash, stainless steel appliances & laundry hookup. Three generously sized bedrooms are located upstairs along with an updated full bath featuring tub surround, custom tile work & upgraded vanity. Buyer could finish basement for additional living space. Schedule a private showing today & check it out!

13. 2026-02-26
    listed $199,999 Active 725-char remark

    Show marketing remark (725 chars)

    Recently renovated three bedroom home in the Cramer Hill section of BOOMING Camden! Property features fresh custom paint job, updated flooring as well as contemporary lighting & fixtures throughout. Living room is filled with an abundance of natural light with a charming bay window. Fully remodeled kitchen offers brand new LVP floor, quartz countertops, white shaker cabinets, timeless tiled backsplash, stainless steel appliances & laundry hookup. Three generously sized bedrooms are located upstairs along with an updated full bath featuring tub surround, custom tile work & upgraded vanity. Buyer could finish basement for additional living space. Schedule a private showing today & check it out!

14. 2025-03-27
    soldstatus $674,500

ⓘ 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: $1,700 · $142/mo
• Projected year-2 tax: $3,212 · $268/mo
• Expected delta: +$1,512/yr (+$126/mo · 89.0%)

ⓘ 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 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: $23,143
• − Mortgage interest: −$10,626
• − Property taxes: −$1,700
• − Insurance: −$948
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$5,519
• Taxable income: $647
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $3,542/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

-70.7% since first listed

5 events — show timeline

• 2026-05-11 Relisted — BRIGHT MLS
• 2026-04-22 Pending — BRIGHT MLS
• 2026-04-08 Price Changed $197,500 BRIGHT MLS
• 2026-02-26 Listed $199,999 BRIGHT MLS
• 2025-03-27 Sold (Public Records) $674,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,700 · +4.1% YoY. Source: county tax records.