33 Chelsea Cir · Clementon, NJ 08021

$149,900

2 bd · 1.0 ba · 828 sqft · SingleFamily public records · 48 Days on market

Built 1973 $181/sqft · at area comps Est $153k · at est. $264/mo HOA · 15% of rent

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Why this score? — see what drove the D+ 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 +17.2/30.0
• ARV discount +8.3/15.0
• 1% rule +6.7/10.0
• DSCR +5.4/10.0
• 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 MLS

Very nice 2 bedroom 1 bath condo which is currently rented until 8/31/22. 72 hours notice is required for all showings. Please forward proof of funds or prequalification letter.

Key facts

• $264 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Monthly HOA fee includes exterior building maintenance; HOA provides outdoor pool

Exterior

• Parking: Two assigned parking spaces; On-street parking available
• Utilities: Public water; Private sewer
• Home design: Garden-style building (1–4 floors); Unit/flat; Entry on level 1
• Construction: Brick construction; Asphalt pitched roof; Above-grade and below-grade structures; Estimated year built
• Exterior features: Exterior lighting; Sidewalks; Street lights; Community outdoor pool

Interior

• Kitchen: Dishwasher
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central air conditioning (electric); Forced air heating (natural gas); Natural gas hot water
• Interior features: Ceiling fans; Entry-level bedroom; Tub with shower
• Laundry & utility: Washer and dryer hookups in unit; Washer included; Electric dryer included; Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 31% 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 $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.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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 $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.17% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 7.1

CMA / ARV

• ARV (median comp): $152,672
• List price: $149,900
• Delta: -1.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 Knight Ave	0.25mi	2/1.0	768 (-7%)	21mo	$161,000	$210	59
243 Van Horn Ave	0.67mi	2/1.5	882 (+6%)	4mo	$190,000	$215	53
100 White Horse Ave	0.73mi	3/1.0 (+1)	870 (+5%)	2mo	$120,000	$138	51
417 Victoria Pl	0.48mi	2/1.0	944 (+14%)	23mo	$305,000	$323	35

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-17,253
• Equity at exit: $22,351

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-5,371
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$786
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$62
• HOA: −$264
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $107

Break-even live

Break-even rent $1,622

Max offer price $149,900

Occupancy floor 89%

Sensitivity live

Price	-10% $192	-5% $150	+0% $107	+5% $65	+10% $22
Rent	-10% $-32	-5% $38	+0% $107	+5% $177	+10% $246
Rate	-1.0pp $183	-0.5pp $145	base $107	+0.5pp $68	+1.0pp $29

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
83 Chelsea Cir Unit D151 Clementon, NJ	1.0	1.5	857	$2,000	$2.33	22d	1	0.04mi
101 E Gibbsboro Rd Unit A4 Lindenwold, NJ	1.0	1.0	789	$1,475	$1.87	3d	1	0.11mi
550 Bilper Ave Lindenwold, NJ	1.0–2.0	1.0	950	$1,700	$1.79	25d	1	0.23mi
800 Brand Ave Clementon, NJ	1.0–2.0	1.0	750	$1,930	$2.57	2d	10	0.25mi
222 White Horse Pike Clementon, NJ	1.0	1.0	675	$1,350	$2.00	25d	2	0.42mi
91 Oak St Unit 1BR Clementon, NJ	1.0	1.0	650	$1,499	$2.31	5d	1	0.57mi
98 Oak St Clementon, NJ	1.0–2.0	1.0–2.0	1027	$2,040	$1.99	2d	44	0.65mi
267 Berlin Rd Clementon, NJ	3.0	1.0	825	$2,400	$2.91	2d	1	0.82mi
125 S White Horse Pike Clementon, NJ	1.0	1.0	630	$1,365	$2.17	5d	2	0.94mi
4 Lincoln Ave Clementon, NJ	1.0–2.0	1.0	725	$1,550	$2.14	6d	2	1.02mi
29 Point Breeze Ave Clementon, NJ	1.0	1.0	780	$1,750	$2.24	13d	1	1.07mi
116 Blackwood Clementon Rd Clementon, NJ	1.0	1.0	610	$1,225	$2.01	6d	3	1.42mi
617 N White Horse Pike Laurel Springs, NJ	1.0	1.0	600	$1,220	$2.03	21d	1	1.44mi

HOA detail

• Monthly dues: $264 · $3,168/yr

Listing history 27 events

1. 2026-06-18
   days on market $149,900 Active 48 DOM
2. 2026-06-17
   days on market $149,900 Active 47 DOM
3. 2026-06-16
   days on market $149,900 Active 46 DOM
4. 2026-06-15
   days on market $149,900 Active 45 DOM
5. 2026-06-13
   days on market $149,900 Active 43 DOM
6. 2026-06-13
   days on market $149,900 Active 42 DOM
7. 2026-06-09
   days on market $149,900 Active 39 DOM
8. 2026-06-08
   days on market $149,900 Active 38 DOM
9. 2026-06-07
   days on market $149,900 Active 37 DOM
10. 2026-06-04
    days on market $149,900 Active 34 DOM
11. 2026-06-03
    days on market $149,900 Active 33 DOM
12. 2026-06-02
    days on market $149,900 Active 32 DOM
13. 2026-06-01
    days on market $149,900 Active 31 DOM
14. 2026-05-31
    days on market $149,900 Active 30 DOM
15. 2026-05-01
    listed $149,900 Active 307-char remark
16. 2022-02-16
    soldstatus $75,000
17. 2021-11-19
    soldstatus $75,000 Closed 178-char remark

    Show marketing remark (178 chars)

    Very nice 2 bedroom 1 bath condo which is currently rented until 8/31/22. 72 hours notice is required for all showings. Please forward proof of funds or prequalification letter.

18. 2021-10-28
    status Pending 178-char remark

    Show marketing remark (178 chars)

    Very nice 2 bedroom 1 bath condo which is currently rented until 8/31/22. 72 hours notice is required for all showings. Please forward proof of funds or prequalification letter.

19. 2021-06-03
    listed $79,900 Active 178-char remark

    Show marketing remark (178 chars)

    Very nice 2 bedroom 1 bath condo which is currently rented until 8/31/22. 72 hours notice is required for all showings. Please forward proof of funds or prequalification letter.

20. 2004-05-21
    soldstatus $44,199

    Show marketing remark (111 chars)

    Va Owned Asset Priced For A Quick Sale. Buyer Responsible For C/O Any And All Certification And Or Inspections.

21. 2004-03-04
    listed $44,199

    Show marketing remark (111 chars)

    Va Owned Asset Priced For A Quick Sale. Buyer Responsible For C/O Any And All Certification And Or Inspections.

22. 2000-12-30
    historical
23. 2000-06-26
    listed $44,900
24. 1998-10-27
    soldstatus $37,000
25. 1998-10-09
    soldstatus $37,000
26. 1998-03-01
    listed $37,000
27. 1984-05-01
    soldstatus $31,500

ⓘ 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: $2,025 · $169/mo
• Projected year-2 tax: $2,879 · $240/mo
• Expected delta: +$854/yr (+$71/mo · 42.2%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $21,090
• − Mortgage interest: −$8,397
• − Property taxes: −$2,025
• − Insurance: −$750
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − HOA: −$3,168
• − Depreciation: −$4,361
• Taxable loss: −$984
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $1,522/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

+375.9% since first listed

13 events — show timeline

• 2026-05-01 Listed $149,900 BRIGHT MLS
• 2022-02-16 Sold (Public Records) $75,000 Public Records
• 2021-11-19 Sold (MLS) $75,000 BRIGHT MLS
• 2021-10-28 Pending — BRIGHT MLS
• 2021-06-03 Listed $79,900 BRIGHT MLS
• 2004-05-21 Sold (MLS) $44,199 BRIGHT MLS
• 2004-03-04 Listed $44,199 BRIGHT MLS
• 2000-12-30 Listing Removed — BRIGHT MLS
• 2000-06-26 Listed $44,900 BRIGHT MLS
• 1998-10-27 Sold (Public Records) $37,000 Public Records
• 1998-10-09 Sold (MLS) $37,000 BRIGHT MLS
• 1998-03-01 Listed $37,000 BRIGHT MLS
• 1984-05-01 Sold (Public Records) $31,500 Public Records

Property tax history

-0.6%/yr

Latest (2025): $2,025 · +5.9% YoY. Source: county tax records.