Real Estate Investing in Camden, New Jersey (08104)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08104 (Camden, NJ)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- High vacancy: 16.1% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 32.1% poverty rate — can affect rent collection.
- Higher unemployment: 12.0% unemployment — tenant risk signal.
What’s happening in Camden, NJ (08104)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 08104 Camden
In Camden's 08104 ZIP, the arithmetic favors hands-on owners. Median home values stands at $128K, leaving spread for capex-heavy BRRRR or reposition strategies.
Cap rate math of 0.0% understates the return here. Post-rehab, stabilized yields climb, and the 08104 ZIP's older housing stock gives operators the opportunity set to execute.
Relative to NJ, 08104 reads as a working-capital ZIP — prices below average, renter share elevated at 68%, and room for operator-led upside.
Household income in 08104 supports the rent-lift thesis. 21,508 residents, deep working-age cohort, and the kind of tenant profile that responds to upgraded stock.
Strategic fit here is operational. Pro forma discipline, capex reserves, and lender relationships matter more than the marketing pitch.
Here's what matters if you're considering buying a home in Camden:
Property Strategy for 08104
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $123,142 | $1,420 | 8.3% | +20.4% | $61,571 |
| 3BR | $145,653 | $1,700 | 8.4% | +19.2% | $48,551 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08104 Compare?
| Metric | 08104 | Camden | New Jersey |
|---|---|---|---|
| Home Value | $128,356 | $139,759 | $559,826 |
| 5-Year CAGR | 12.3% | 6.6% | 8.4% |
| Avg Rent | $1,722 | $1,692 | - |
| Cap Rate | 10.5% | 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 08104 (Camden, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $128,356 |
| Monthly Rent | $1,722 |
| Price-to-Rent | 6.2:1 |
| 1% Rule | ✓ Passes |
💰 Return Metrics
| Gross Yield | 16.1% |
| Cap Rate | 10.5% |
| 5-Year IRR | 22.8% |
📈 Home Appreciation
| 1-Year | +0.6% ▲ |
| 3-Year CAGR | +11.5% ▲ |
| 5-Year CAGR | +12.3% ▲ |
| 10-Year CAGR | +11.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (10.5%) 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 08104
Population: 21,508
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 08104
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Audubon Junior/Senior High School
Camden High School
Collingswood Middle School
Cooper's Poynt Family School
Dr. Henry H. Davis Elementary 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 housing expensive in Camden, NJ?
Median home price in Camden, NJ is near $128K, with a 5-year CAGR of 0.0%. Prices have been stable and supportive of buy-and-hold strategies.
Is Camden, NJ good for house hacking?
The an attractive house-hack environment in Camden, NJ reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Do properties in Camden, NJ satisfy the 1% rule?
The median property in Camden, NJ ($128K at $1,722/mo rent) a 1.34% rent-to-price figure. Pure 1% deals require disciplined offer pricing.
What investment strategy works best in Camden, NJ?
For Camden, NJ, value-add and BRRRR deals is the standard investor playbook. The market structure makes it a reasonable default approach.
Can BRRRR investors find deals in Camden, NJ?
BRRRR works a strong in Camden, NJ. With $128K ARVs and $1,722/mo rents, investors who buy right can refinance out most of their capital.
You know 08104 now. You don’t know where it ranks.
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How 08104 ranks in Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
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