41 N 24th St · Camden, NJ 08105

$119,900

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 417 Days on market

Built 1903 1,455 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Attention investors and contractors - this Camden property is a blank canvas with major potential. The interior has been completely gutted and framed and has new windows and doors, setting the stage for your vision to come to life. This full rehab opportunity offers the chance to customize every detail, from layout to finishes. Whether your looking to fix and flip or build long-term rental income, the heavy lifting has already begun. Located in a developing area with growing demand, this property is ideal for those looking to add value and maximize returns. Bring your tools and creativity!!!

Key facts

• Built 1903
• Listed 417 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $696 ($8k/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: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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; 15 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 $829 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 417 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1903 — 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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 417 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — 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: 1.51% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.87%
• DSCR: 2.11
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $252,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 N 24th St	0.49mi	3/1.5	1,365 (+8%)	1mo	$290,000	$212	60
2813 Westfield Ave	0.31mi	2/2.0 (-1)	1,248 (-1%)	19mo	$50,000	$40	59
2825 Thompson St	0.35mi	3/2.0	1,144 (-9%)	8mo	$150,000	$131	58
1128 N 25th St	0.69mi	4/1.5 (+1)	1,260 (0%)	12mo	$267,000	$212	51
420 Boyd St	0.51mi	3/1.0	1,415 (+12%)	7mo	$265,000	$187	50
28 Church St	0.44mi	3/1.5	1,376 (+9%)	20mo	$275,070	$200	45
6804 Waldorf Ave	0.74mi	3/2.5	1,320 (+5%)	8mo	$350,000	$265	45
911 N 27th St N	0.56mi	2/1.5 (-1)	1,185 (-6%)	20mo	$130,000	$110	40
840 N 30th St	0.69mi	3/1.0	1,088 (-14%)	14mo	$240,000	$221	34

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: 18.3%
• Equity multiple: 1.74×
• Total profit: $24,848
• Equity at exit: $17,877

10-year hold

• IRR: 26.7%
• Equity multiple: 3.34×
• Total profit: $78,562
• Equity at exit: $10,367

Cash invested: $33,572 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$629
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $696

Break-even live

Break-even rent $926

Max offer price $119,900

Occupancy floor 56%

Sensitivity live

Price	-10% $764	-5% $730	+0% $696	+5% $662	+10% $628
Rent	-10% $553	-5% $624	+0% $696	+5% $767	+10% $838
Rate	-1.0pp $756	-0.5pp $726	base $696	+0.5pp $665	+1.0pp $633

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
264 Boyd St Unit B Camden, NJ	2.0	1.0	1616	$1,700	$1.05	25d	1	0.33mi
2752 Mickle St Camden, NJ	3.0	1.0	1450	$1,850	$1.28	17d	1	0.36mi
324 S 27th St Camden, NJ	3.0	1.0	1152	$1,900	$1.65	25d	1	0.55mi
380 Garden Ave Camden, NJ	2.0	2.0	1184	$2,100	$1.77	25d	1	0.74mi
106 N 34th St Unit B Camden, NJ	3.0	2.0	900	$1,950	$2.17	25d	1	0.87mi
1509 Park Blvd Camden, NJ	1.0–2.0	1.0	1075	$1,650	$1.53	25d	1	0.93mi
1455 Wildwood Ave Camden, NJ	3.0	1.5	1353	$1,900	$1.40	11d	1	1.04mi
1055 Kenwood Ave Camden, NJ	4.0	1.0	1088	$1,875	$1.72	25d	1	1.10mi
4621 Woodland Ave Pennsauken, NJ	3.0	1.5	1148	$2,200	$1.92	25d	1	1.14mi
1364 Kaighn Ave Camden, NJ	2.0	1.0	912	$1,485	$1.63	3d	1	1.15mi
4137 Marlton Pike Pennsauken Township, NJ	2.0	1.0	900	$1,800	$2.00	25d	1	1.17mi
727 Berkley St Camden, NJ	2.0	1.5	1008	$1,660	$1.65	25d	1	1.38mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	19d	1	1.40mi
537 Newton Ave Camden, NJ	2.0	1.0	1092	$1,500	$1.37	13d	1	1.40mi
708 Royden St Camden, NJ	3.0	1.0	1113	$1,595	$1.43	18d	1	1.45mi

Listing history 6 events

1. 2026-04-08
   price $119,900 598-char remark

   Show marketing remark (598 chars)

   Attention investors and contractors - this Camden property is a blank canvas with major potential. The interior has been completely gutted and framed and has new windows and doors, setting the stage for your vision to come to life. This full rehab opportunity offers the chance to customize every detail, from layout to finishes. Whether your looking to fix and flip or build long-term rental income, the heavy lifting has already begun. Located in a developing area with growing demand, this property is ideal for those looking to add value and maximize returns. Bring your tools and creativity!!!

2. 2026-04-03
   price $114,900 598-char remark

   Show marketing remark (598 chars)

   Attention investors and contractors - this Camden property is a blank canvas with major potential. The interior has been completely gutted and framed and has new windows and doors, setting the stage for your vision to come to life. This full rehab opportunity offers the chance to customize every detail, from layout to finishes. Whether your looking to fix and flip or build long-term rental income, the heavy lifting has already begun. Located in a developing area with growing demand, this property is ideal for those looking to add value and maximize returns. Bring your tools and creativity!!!

3. 2026-01-10
   price $120,000 598-char remark

   Show marketing remark (598 chars)

   Attention investors and contractors - this Camden property is a blank canvas with major potential. The interior has been completely gutted and framed and has new windows and doors, setting the stage for your vision to come to life. This full rehab opportunity offers the chance to customize every detail, from layout to finishes. Whether your looking to fix and flip or build long-term rental income, the heavy lifting has already begun. Located in a developing area with growing demand, this property is ideal for those looking to add value and maximize returns. Bring your tools and creativity!!!

4. 2025-11-12
   price $125,000 598-char remark

   Show marketing remark (598 chars)

   Attention investors and contractors - this Camden property is a blank canvas with major potential. The interior has been completely gutted and framed and has new windows and doors, setting the stage for your vision to come to life. This full rehab opportunity offers the chance to customize every detail, from layout to finishes. Whether your looking to fix and flip or build long-term rental income, the heavy lifting has already begun. Located in a developing area with growing demand, this property is ideal for those looking to add value and maximize returns. Bring your tools and creativity!!!

5. 2025-06-19
   price $135,000 598-char remark

   Show marketing remark (598 chars)

   Attention investors and contractors - this Camden property is a blank canvas with major potential. The interior has been completely gutted and framed and has new windows and doors, setting the stage for your vision to come to life. This full rehab opportunity offers the chance to customize every detail, from layout to finishes. Whether your looking to fix and flip or build long-term rental income, the heavy lifting has already begun. Located in a developing area with growing demand, this property is ideal for those looking to add value and maximize returns. Bring your tools and creativity!!!

6. 2025-04-07
   listed $119,000 Active 598-char remark

   Show marketing remark (598 chars)

   Attention investors and contractors - this Camden property is a blank canvas with major potential. The interior has been completely gutted and framed and has new windows and doors, setting the stage for your vision to come to life. This full rehab opportunity offers the chance to customize every detail, from layout to finishes. Whether your looking to fix and flip or build long-term rental income, the heavy lifting has already begun. Located in a developing area with growing demand, this property is ideal for those looking to add value and maximize returns. Bring your tools and creativity!!!

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$1,174/yr (+$98/mo · 184.0%)

ⓘ 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: $21,685
• − Mortgage interest: −$6,716
• − Property taxes: −$638
• − Insurance: −$600
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$3,488
• Taxable income: $6,774
• Est. tax owed @ 24.0%: −$1,626
• After-tax cash flow: $6,723/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

+0.8% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $119,900 BRIGHT MLS
• 2026-04-03 Price Changed $114,900 BRIGHT MLS
• 2026-01-10 Price Changed $120,000 BRIGHT MLS
• 2025-11-12 Price Changed $125,000 BRIGHT MLS
• 2025-06-19 Price Changed $135,000 BRIGHT MLS
• 2025-04-07 Listed $119,000 BRIGHT MLS

Property tax history

-4.5%/yr

Latest (2025): $638 · +4.1% YoY. Source: county tax records.