321 Byron St · Camden, NJ 08102

$115,000

3 bd · 1.0 ba · 980 sqft · Townhouse public records · 9 Days on market

Built 1910 958 sqft lot Est $122k · 6% 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 +30.0/30.0
• ARV discount +10.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0
• Schools +0.7/10.0

Listing remarks MLS

Great Investment Opportunity in North Camden! Welcome to 321 Byron St, Camden, NJ 08102, a solid investment property located in a very quiet neighborhood of North Camden. This home offers 2 bedrooms, 1 bathroom, plus an extra bonus room that can easily be converted into a 3rd bedroom for added value. Included in the home is a basement with plenty a space for a man-cave or an opportunity to finish it out for extra living space. Perfect for investors looking for a rental property or a fix-and-flip opportunity, this home has strong potential in a growing area. With its spacious layout and quiet location, it’s an excellent option for long-term income or resale. Don’t miss the chance to own a property with great upside in the heart of North Camden!

Key facts

• Built 1910
• Listed 9 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water service; No septic (public sewer); Electric heating fuel
• Home design: Interior townhouse/rowhouse; Estimated year built
• Construction: Brick and cement siding exterior with brick front; Brick/mortar and concrete perimeter foundation; Above-grade and below-grade structures
• Exterior features: Public water; No septic system

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom (one full on main level)
• Heating & cooling: Central heating; Electric cooling fuel
• Interior features: Assessor-reported living area; Basement present with dirt floor and poured concrete

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $115k).
• Cap rate 28.9% 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: 24 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• At $3,753/mo this rent would consume 133% of the median local household income ($34k/yr) (locally 562% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $60k; list at $115k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $115,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 3.26% ✓
• Cap rate: 28.92%
• Cash-on-cash: 80.81%
• DSCR: 4.60
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $122,500
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Byron St	0.00mi	2/1.0 (-1)	980 (0%)	8mo	$60,000	$61	89
920 Cedar St	0.56mi	3/1.0	1,004 (+2%)	12mo	$125,000	$125	60
717 N 10th St	0.56mi	3/1.0	1,004 (+2%)	12mo	$185,000	$184	59
418 Grant St	0.17mi	3/1.0	1,080 (+10%)	22mo	$29,700	$28	56
941 Cedar St	0.58mi	3/1.0	1,004 (+2%)	16mo	$92,000	$92	55
932 Cedar St	0.58mi	3/1.0	1,004 (+2%)	24mo	$80,000	$80	49
937 Kimber St	0.70mi	3/1.0	1,080 (+10%)	7mo	$140,000	$130	44
808 Elm St	0.51mi	3/1.5	1,122 (+14%)	22mo	$145,000	$129	31

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: 81.0%
• Equity multiple: 4.71×
• Total profit: $119,527
• Equity at exit: $17,147

10-year hold

• IRR: 84.4%
• Equity multiple: 9.76×
• Total profit: $282,148
• Equity at exit: $9,943

Cash invested: $32,200 (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 08102

• Home prices YoY: -4.3%
• Active inventory: 24
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $3,753 high
• Mortgage (P&I): −$603
• Tax from tax record: −$145 /mo · $1,744/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$788
• Net cashflow: $2,168

Break-even live

Break-even rent $1,008

Max offer price $115,000

Occupancy floor 37%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
331 Point St Camden, NJ	3.0	1.0	1000	$1,900	$1.90	19d	1	0.55mi
527 Penn St Unit 1A Camden, NJ	2.0	1.0	800	$1,500	$1.88	19d	1	0.56mi
1 Market St Camden, NJ	3.0	1.0–2.0	1190	$2,456	$2.06	2d	15	0.67mi
501 N Christopher Columbus Blvd Philadelphia, PA	1.0–3.0	1.0–3.0	1062	$5,148	$4.85	1d	100	0.87mi
1325 N Beach St Philadelphia, PA	1.0–2.0	1.0–2.0	859	$4,039	$4.70	1d	10	0.88mi
1130 N Delaware Ave Philadelphia, PA	2.0	1.0–2.5	1194	$3,600	$3.01	10d	12	0.93mi
700 N Delaware Ave Philadelphia, PA	3.0	2.0	1067	$5,110	$4.79	1d	166	1.02mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	24d	1	1.20mi
200 Spring Garden St Philadelphia, PA	2.0	1.0–2.0	694	$4,049	$5.83	17d	13	1.20mi
23 W Girard Ave Philadelphia, PA	1.0–2.0	1.0–2.0	907	$3,540	$3.90	2d	16	1.23mi
209 Vine St Philadelphia, PA	1.0–3.0	1.0–2.0	991	$4,325	$4.36	2d	4	1.23mi
205 Race St Philadelphia, PA	2.0	1.0–2.0	728	$3,524	$4.84	2d	14	1.23mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	19d	1	1.26mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	13d	1	1.26mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	17d	1	1.29mi
2636 E York St Philadelphia, PA	2.0–3.0	1.0–3.0	1295	$4,794	$3.70	1d	6	1.35mi
1 Dock St Philadelphia, PA	3.0	1.0–3.5	1164	$10,341	$8.88	1d	18	1.43mi
401 Race St Philadelphia, PA	2.0	1.0–2.0	871	$3,789	$4.35	3d	17	1.44mi

Listing history 8 events

1. 2026-06-18
   days on market $115,000 Active 9 DOM
2. 2026-06-17
   days on market $115,000 Active 8 DOM
3. 2026-06-16
   days on market $115,000 Active 7 DOM
4. 2026-06-15
   days on market $115,000 Active 6 DOM
5. 2026-06-13
   days on market $115,000 Active 4 DOM
6. 2026-06-13
   days on market $115,000 Active 3 DOM
7. 2026-06-10
   remarks 304-char remark
8. 2026-06-10
   listed $115,000 Active 1 DOM

ⓘ 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: $1,744 · $145/mo
• Projected year-2 tax: $2,304 · $192/mo
• Expected delta: +$560/yr (+$47/mo · 32.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 46% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 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: $45,033
• − Mortgage interest: −$6,442
• − Property taxes: −$1,744
• − Insurance: −$575
• − Repairs & maintenance: −$3,603
• − Management: −$3,603
• − Depreciation: −$3,345
• Taxable income: $25,722
• Est. tax owed @ 24.0%: −$6,173
• After-tax cash flow: $19,847/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
• County: Camden County · 407,624 people
• City population: 20,865
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 8,292
• Household income: $33,852
• Rent vs Own: 76.4% rent · 23.6% own
• Severe rent burden: 562.0

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: Majority Hispanic (64%)
• Race & ethnicity: Hispanic / Latino 64% Black 20% Two or more races 14% White 13% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 40% Dominican 14%
• Common ancestry: Romanian 2% Hispanic 1% Serbian 1%
• Foreign-born: 13% · Canada
• Languages at home: 48% English-only · Spanish 50%

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: ▼ -8.61%
• Current HPI: 192.0092
• Rent YoY: —
• 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

+91.7% since first listed

10 events — show timeline

• 2026-06-09 Listed $115,000 BRIGHT MLS
• 2026-05-09 Listing Removed — BRIGHT MLS
• 2026-05-07 Listed $125,000 BRIGHT MLS
• 2026-04-30 Coming Soon — BRIGHT MLS
• 2025-12-19 Sold (Public Records) $60,000 Public Records
• 2025-10-30 Sold (MLS) $60,000 BRIGHT MLS
• 2025-09-26 Contingent — BRIGHT MLS
• 2025-09-19 Listed $64,999 BRIGHT MLS
• 2025-09-19 Coming Soon $64,999 BRIGHT MLS
• 2004-05-04 Sold (Public Records) $60,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,744 · +4.1% YoY. Source: county tax records.