1105 N 21st St · Camden, NJ 08105

$120,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 117 Days on market

Built 1950 1,398 sqft lot Est $215k · 44% under ↓ 5% since listing

---

Why this score? — see what drove the B- 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.8/10.0
• 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

PHOTOS COMING SOON. .. .. Don't miss out on this Cozy two-bedroom, one-bath home located in the desirable Cramer Hill section of East Camden. This home features a bright and inviting layout and well-sized bedrooms. Enjoy a private backyard perfect for relaxing, entertaining, or gardening. The property is ideally located just minutes from the Ben Franklin Bridge, Cooper Hospital, and Rutgers University-Camden, providing easy access to downtown Philadelphia and nearby amenities Whether you're a 1st time homebuyer looking for an affordable start or an investor seeking a strong rental opportunity, this East Camden gem combines comfort, location, and value. Being sold AS-IS.

Key facts

• Private backyard
• Built 1950
• Listed 116 days

Tags

• PRIVATE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 7.1% in Camden — 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 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.28% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $214,816
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2737 Concord Ave	0.41mi	2/2.0	840 (+7%)	9mo	$230,000	$274	57

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $4,094
• Equity at exit: $17,892

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $33,966
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,536 high
• Mortgage (P&I): −$629
• Tax from tax record: −$165 /mo · $1,984/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $369

Break-even live

Break-even rent $1,069

Max offer price $120,000

Occupancy floor 71%

Sensitivity live

Price	-10% $437	-5% $403	+0% $369	+5% $335	+10% $301
Rent	-10% $248	-5% $308	+0% $369	+5% $430	+10% $490
Rate	-1.0pp $430	-0.5pp $400	base $369	+0.5pp $338	+1.0pp $306

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 S 29th St Camden, NJ	2.0	1.0	625	$1,250	$2.00	13d	4	1.08mi
527 Penn St Unit 1A Camden, NJ	2.0	1.0	800	$1,500	$1.88	19d	1	1.13mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	25d	1	1.14mi
322 Vine St Unit 2B Camden, NJ	1.0	1.0	1100	$1,500	$1.36	5d	1	1.17mi
322 Vine St Unit 2B Camden, NJ	1.0	1.0	1100	$1,600	$1.45	2d	1	1.17mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	25d	1	1.28mi
106 N 34th St Unit B Camden, NJ	3.0	2.0	900	$1,950	$2.17	25d	1	1.29mi
700 New St #102 Camden, NJ	1.0	1.0	820	$1,850	$2.26	4d	1	1.29mi
1245 Empire Ave Unit 1 Camden, NJ	1.0	1.0	825	$1,500	$1.82	25d	1	1.32mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	13d	1	1.32mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	19d	1	1.32mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	18d	1	1.37mi
1364 Kaighn Ave Camden, NJ	1.0	1.0	625	$1,300	$2.08	25d	1	1.45mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	3d	1	1.45mi
331 Point St Camden, NJ	3.0	1.0	1000	$1,900	$1.90	19d	1	1.47mi
1532 Bradley Ave Unit A Camden, NJ	1.0	1.0	900	$1,175	$1.31	18d	1	1.49mi
1538 Bradley Ave Unit B Camden, NJ	2.0	1.0	670	$1,195	$1.78	25d	1	1.49mi
1566 Bradley Ave Unit A Camden, NJ	2.0	1.0	640	$1,495	$2.34	25d	1	1.49mi

Listing history 8 events

1. 2026-06-04
   days on market $120,000 Active 117 DOM
2. 2026-06-03
   days on market $120,000 Active 116 DOM
3. 2026-06-02
   days on market $120,000 Active 115 DOM
4. 2026-06-01
   days on market $120,000 Active 114 DOM
5. 2026-05-31
   days on market $120,000 Active 113 DOM
6. 2026-02-07
   listed $120,000 Active 679-char remark

   Show marketing remark (679 chars)

   PHOTOS COMING SOON. .. .. Don't miss out on this Cozy two-bedroom, one-bath home located in the desirable Cramer Hill section of East Camden. This home features a bright and inviting layout and well-sized bedrooms. Enjoy a private backyard perfect for relaxing, entertaining, or gardening. The property is ideally located just minutes from the Ben Franklin Bridge, Cooper Hospital, and Rutgers University-Camden, providing easy access to downtown Philadelphia and nearby amenities Whether you're a 1st time homebuyer looking for an affordable start or an investor seeking a strong rental opportunity, this East Camden gem combines comfort, location, and value. Being sold AS-IS.

7. 2024-03-06
   historical
8. 2024-03-04
   listed $125,900 Active

ⓘ 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: $1,984 · $165/mo
• Projected year-2 tax: $2,486 · $207/mo
• Expected delta: +$502/yr (+$42/mo · 25.3%)

ⓘ 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: $18,435
• − Mortgage interest: −$6,722
• − Property taxes: −$1,984
• − Insurance: −$600
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$3,491
• Taxable income: $2,689
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $3,783/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

-4.7% since first listed

3 events — show timeline

• 2026-02-07 Listed $120,000 BRIGHT MLS
• 2024-03-06 Listing Removed — BRIGHT MLS
• 2024-03-04 Listed $125,900 BRIGHT MLS

Property tax history

+5.2%/yr

Latest (2025): $1,984 · +4.1% YoY. Source: county tax records.