52 Park Blvd · Clementon, NJ 08021

$190,000

3 bd · 1.0 ba · 1,561 sqft · SingleFamily public records · 9 Days on market

Built 1925 5,502 sqft lot Est $308k · 38% under

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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 +23.6/30.0
• ARV discount +15.0/15.0
• 1% rule +8.0/10.0
• DSCR +7.6/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

If you are looking for a project, this may be the house for you. Being sold totally "As Is, " this 1925 Cape still retains some of its original charm, including large rooms, wide baseboards, arched doorways, oak flooring, and plaster walls. Front and rear dormers create interesting ceiling lines in the second-floor bedrooms. While the character remains, this home is in need of extensive renovation and is not for the average do-it-yourselfer.

Key facts

• 5,502 sq ft lot
• Built 1925
• Listed 9 days

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer; Electric cooling; Natural gas for heating and hot water
• Home design: Detached single-family home; Two floors
• Construction: Frame construction; Block foundation; Shingle roof; Building not winterized; Major rehab needed
• Exterior features: Lot dimensions approximately 50 x 110; Tidal water: No

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms total — one on the main level and two on the upper level
• Flooring: Wood flooring
• Bathrooms: One full bathroom (located on the main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Plaster walls; Full unfinished basement with interior access and rear/outside entrance
• Laundry & utility: Hot water: Natural Gas

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 $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 8.6% vs local median 4.5% in Clementon — 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 68/100 on livability (#306 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A-, health & safety B+, cost of living B; Watch: schools D+, amenities F, commute F.
• Clementon Elementary School District (suburban): math 11% / reading 42% proficiency, ranked #383 of 472 in NJ (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.0%/yr); 237 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 43% 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $125/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 60% 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 $190,000

Questions for the listing agent

1. Built in 1925 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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.
7. 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.
8. 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: 1.30% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $307,517
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Lincoln Ave	0.11mi	2/1.5 (-1)	1,665 (+7%)	2mo	$287,000	$172	75
38 Lincoln Ave	0.17mi	3/2.0	1,450 (-7%)	4mo	$310,000	$214	73
44 Highland Ave	0.48mi	3/1.0	1,507 (-4%)	1mo	$180,000	$119	71
3 Harding Ave	0.48mi	3/—	1,640 (+5%)	5mo	$405,063	$247	65
3 Dunwoody Ln	0.43mi	4/2.5 (+1)	1,596 (+2%)	0mo	$294,000	$184	65
10 Wilson Ave	0.63mi	3/2.0	1,548 (-1%)	9mo	$340,000	$220	58
13 Meehan Blvd	0.28mi	4/2.0 (+1)	1,426 (-9%)	9mo	$370,000	$259	56
11 Wilson Ave	0.63mi	3/2.0	1,500 (-4%)	9mo	$240,000	$160	53
26 Holly Rd	0.55mi	3/2.0	1,401 (-10%)	0mo	$380,000	$271	53
128 W Elm Ave	0.67mi	4/2.0 (+1)	1,596 (+2%)	10mo	$315,000	$197	48
220 Berlin Rd	0.40mi	2/2.0 (-1)	1,360 (-13%)	10mo	$141,500	$104	43
316 Wallace Ave	0.63mi	3/1.5	1,392 (-11%)	10mo	$205,000	$147	42

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 · 3.02% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-15,638
• Equity at exit: $28,330

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $6,821
• Equity at exit: $16,428

Cash invested: $53,200 (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: 237
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,466 high
• Mortgage (P&I): −$996
• Tax from tax record: −$515 /mo · $6,180/yr
• Insurance: −$79
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $233

Break-even live

Break-even rent $2,172

Max offer price $190,000

Occupancy floor 86%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Oak St Clementon, NJ	1.0–2.0	1.0–2.0	1027	$2,040	$1.99	1d	44	0.65mi
16 W Linden Ave Lindenwold, NJ	4.0	1.0	1560	$2,950	$1.89	1d	1	0.83mi
550 Bilper Ave Lindenwold, NJ	1.0–2.0	1.0	950	$1,700	$1.79	24d	1	1.04mi
359 Lake Blvd Lindenwold, NJ	3.0	2.0	1196	$2,900	$2.42	1d	1	1.19mi
136 Colonial Sq Lindenwold, NJ	3.0	1.5	1380	$1,950	$1.41	24d	1	1.20mi
9 Georgetown Rd Lindenwold, NJ	3.0	2.5	1268	$2,600	$2.05	1d	1	1.34mi
222 Berlin Rd N Lindenwold, NJ	3.0	1.5	1925	$3,300	$1.71	1d	1	1.37mi
51 Chiswick Dr Unit 1 Lindenwold, NJ	3.0	2.0	1110	$2,650	$2.39	1d	1	1.38mi

Listing history 1 events

1. 2026-05-18
   listed $190,000 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: $6,180 · $515/mo
• Projected year-2 tax: $6,180 · $515/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 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,596
• − Mortgage interest: −$10,643
• − Property taxes: −$6,180
• − Insurance: −$2,452
• − Repairs & maintenance: −$2,368
• − Management: −$2,368
• − Depreciation: −$5,527
• Taxable income: $58
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,778/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: Clementon Elementary School District
• NCES district ID: 3403240
• Math proficiency: 11% ▼ -24.00%
• Reading proficiency: 42% ▼ -24.00%
• Median HH income: $47,251
• Composite: 22.91/100
• National rank: #7999
• State rank: #383 of 472 in NJ

Livability — Clementon

• Score: 68/100
• State rank: #306
• US rank: #9433

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clementon, NJ
• County: Camden County · 407,624 people
• City population: 49,060
• 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

1 event — show timeline

• 2026-05-18 Listed $190,000 BRIGHT MLS

Property tax history

+2.7%/yr

Latest (2025): $6,180 · +5.9% YoY. Source: county tax records.