215 Berlin Rd · Clementon, NJ 08021

$99,300

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 7 Days on market

Built 1900 10,402 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 +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

🏚️🔨 Investor Special in Clementon! Opportunity is knocking with this classic fixer-upper full of potential! Situated on an awesome deep lot with mature trees 🌳, this property is ready for a complete transformation. Whether you’re an investor, contractor, or savvy buyer looking for your next project, this is your chance to bring new life to a home with character and charm. ✨ Features Include: 🛏️ Spacious layout with tons of possibilities 🌞 Enclosed front porch for added living space and charm 🧱 Partial basement offering additional storage potential 🌳 Incredible deep lot with natural privacy 🏡 Charming exterior ready for your vision 🔧 Total rehab needed — customize from top to bot

Key facts

• 0.24 acre lot
• Built 1900
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $986 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 18.2% 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); 242 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 in 5+ unit buildings).
• This rent runs 37% 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 $687 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $99,300

Questions for the listing agent

1. Built in 1900 — 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 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?
4. 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.
5. 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.
6. 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: 2.13% ✓
• Cap rate: 18.20%
• Cash-on-cash: 42.53%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $261,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Berlin Rd	0.00mi	3/1.0	1,080 (0%)	1mo	$125,000	$116	99
220 Van Horn Ave	0.11mi	3/1.0	1,170 (+8%)	2mo	$307,000	$262	79
38 California Ave	0.55mi	3/1.0	1,061 (-2%)	3mo	$212,000	$200	69
46 Watson Blvd	0.49mi	2/1.0 (-1)	1,104 (+2%)	3mo	$267,000	$242	65
155 E Atlantic Ave	0.44mi	3/1.5	1,120 (+4%)	8mo	$260,000	$232	65
225 Pennsylvania Ave	0.46mi	3/1.0	1,000 (-7%)	2mo	$315,000	$315	65
2 Hazel Ln	0.61mi	3/2.0	1,040 (-4%)	3mo	$295,000	$284	59
2021 S Brighton Ave	0.66mi	3/2.0	979 (-9%)	0mo	$320,000	$327	49
23 Indian Spring Rd	0.68mi	2/1.0 (-1)	1,182 (+9%)	3mo	$279,000	$236	45
33 Palmetta Ave	0.63mi	3/1.0	1,232 (+14%)	7mo	$287,500	$233	41
20 Elm Ave	0.63mi	3/1.0	921 (-15%)	7mo	$210,000	$228	40
54 Woodland Ave	0.64mi	3/2.5	1,211 (+12%)	7mo	$330,000	$273	38

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: 39.3%
• Equity multiple: 2.68×
• Total profit: $46,753
• Equity at exit: $14,806

10-year hold

• IRR: 45.7%
• Equity multiple: 5.38×
• Total profit: $121,842
• Equity at exit: $8,586

Cash invested: $27,804 (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: 242
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$521
• Tax est. 1.5%: −$124 /mo · $1,490/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $986

Break-even live

Break-even rent $869

Max offer price $99,300

Occupancy floor 48%

Sensitivity live

Price	-10% $1,054	-5% $1,020	+0% $986	+5% $951	+10% $917
Rent	-10% $818	-5% $902	+0% $986	+5% $1,069	+10% $1,153
Rate	-1.0pp $1,036	-0.5pp $1,011	base $986	+0.5pp $960	+1.0pp $934

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: $24,825
• Closing costs: $2,979
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
267 Berlin Rd Clementon, NJ	3.0	1.0	825	$2,400	$2.91	2d	1	0.19mi
800 Brand Ave Clementon, NJ	1.0–2.0	1.0	750	$1,940	$2.59	0d	11	0.49mi
4 Lincoln Ave Clementon, NJ	1.0–2.0	1.0	725	$1,550	$2.14	6d	2	0.66mi
98 Oak St Clementon, NJ	1.0–2.0	1.0–2.0	1027	$2,040	$1.99	0d	49	0.83mi
550 Bilper Ave Lindenwold, NJ	1.0–2.0	1.0	950	$1,700	$1.79	25d	1	0.86mi
136 Colonial Sq Lindenwold, NJ	3.0	1.5	1380	$1,950	$1.41	25d	1	1.11mi
105 Blackwood Clementon Rd Lindenwold, NJ	1.0–2.0	1.0	800	$1,600	$2.00	17d	1	1.21mi
320 W Branch Ave Pine Hill, NJ	1.0–2.0	1.0	882	$1,700	$1.93	25d	1	1.36mi
828 Blackwood Clementon Rd Pine Hill, NJ	1.0–2.0	1.0	734	$1,575	$2.15	23d	1	1.42mi

Listing history 2 events

1. 2026-05-15
   status Pending
2. 2026-05-08
   listed $99,300 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 56% 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: $25,394
• − Mortgage interest: −$5,562
• − Property taxes: −$1,490
• − Insurance: −$496
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$2,889
• Taxable income: $10,894
• Est. tax owed @ 24.0%: −$2,615
• After-tax cash flow: $9,212/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

2 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-08 Listed $99,300 BRIGHT MLS

Property tax history

+3.3%/yr

Latest (2025): $5,445 · +5.9% YoY. Source: county tax records.