Real Estate Investing in Camden, New Jersey (08102)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08102 (Camden, NJ)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 13.4% of homes vacant — above national norms.
- 1-year downturn: Values declined 4.6% in the last year.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 40.1% poverty rate — can affect rent collection.
What’s happening in Camden, NJ (08102)?
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Market Analysis: 08102 Camden
Within Camden County, the 08102 ZIP comes in at a lower entry point around $129K. Looking more closely, operators who can improve stock here typically see outsized uplift.
The an appealing option for angle here is forced equity, not market equity. ZIP 08102 rewards investors who can execute on scope, timeline, and tenant turnover.
Comparing Camden submarkets, ZIP 08102 offers an entry cost that most surrounding neighborhoods have moved past. The durable delta is the opportunity.
The a solid fit for angle on demographics here is renter willingness to pay a premium for renovated product. The 79% rental share provides scale for the strategy.
ZIP 08102 fits investors who can swing a hammer — or pay someone to swing one well. BRRRR, fix-and-flip, and fix-and-hold all work when the rehab scope is matched to the rent lift.
Here's what matters if you're considering buying a home in Camden:
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08102 Compare?
| Metric | 08102 | Camden | New Jersey |
|---|---|---|---|
| Home Value | $129,366 | $139,759 | $559,826 |
| 5-Year CAGR | 2.9% | 6.6% | 8.4% |
| Avg Rent | $1,914 | $1,692 | - |
| Cap Rate | 11.5% | 9.7% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 08102 (Camden, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $129,366 |
| Monthly Rent | $1,914 |
| Price-to-Rent | 5.6:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 17.8% |
| Cap Rate | 11.5% |
| 5-Year IRR | 14.5% |
📈 Home Appreciation
| 1-Year | -4.6% ▼ |
| 3-Year CAGR | +5.8% ▲ |
| 5-Year CAGR | +2.9% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (11.5%) exceeds the current 30-yr mortgage rate (6.8%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 08102
Population: 8,090
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 08102
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Brown Henry A Sch
Camden High School
DeBurgos Bilingual Magnet MS
Dr. Henry H. Davis Elementary School
East Side High School
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 646 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is it possible to hit the 1% rule in Camden, NJ?
With $1,914/mo rents against $129K home prices, Camden, NJ produces a 1.48% ratio. That is reasonable proximity to the 1% threshold.
Are there BRRRR deals in Camden, NJ?
Camden, NJ is a strong for BRRRR. Acquiring below market, rehabbing, and leasing at $1,914/mo produces solid refinance appraisals against $129K values.
How much does a house cost in Camden, NJ?
Homes in Camden, NJ typically sell near $129K. Prices have moved at a 0.0% 5-year CAGR, which consistent long-term demand.
Is house hacking profitable in Camden, NJ?
House hacking works an attractive in Camden, NJ. Rents of $1,914/mo against $129K acquisition make the strategy solid for owner-occupants.
Should investors consider Camden, NJ?
The 5.0/5 investability rating in Camden, NJ reflects its $129K prices and $1,914/mo rents. Investors generally consider it a solid option within NJ.
You know 08102 now. You don’t know where it ranks.
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How 08102 ranks in Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
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