Real Estate Investing in Camden, New Jersey (08105)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08105 (Camden, NJ)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
A balanced market — moderate cash flow and moderate appreciation. A "steady" investor profile fits best.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 23.1% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Camden, NJ (08105)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 08105 Camden
ZIP 08105 in Camden, NJ carries a durable set of headwinds. Home values near $175K and rents of $1,485/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $175K asset, 08105 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within NJ, ZIP 08105 trails on several market indicators that neighboring Camden County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Employment concentration in 08105 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Camden's stable or hybrid ZIPs before stepping into 08105. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Camden:
Property Strategy for 08105
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $152,597 | $1,650 | 7.8% | +14.9% | $76,299 |
| 3BR | $184,858 | $1,980 | 7.7% | +13.7% | $61,619 |
| 4BR | $221,539 | $2,210 | 7.2% | +12.9% | $55,385 |
Market Trends
Home Value History (with trend line)
📊 How Does 08105 Compare?
| Metric | 08105 | Camden | New Jersey |
|---|---|---|---|
| Home Value | $175,173 | $139,759 | $559,826 |
| 5-Year CAGR | 7.3% | 6.6% | 8.4% |
| Avg Rent | $1,485 | $1,692 | - |
| Cap Rate | 6.6% | 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 08105 (Camden, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $175,173 |
| Monthly Rent | $1,485 |
| Price-to-Rent | 9.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 10.2% |
| Cap Rate | 6.6% |
| 5-Year IRR | 13.9% |
📈 Home Appreciation
| 1-Year | +4.2% ▲ |
| 3-Year CAGR | +8.2% ▲ |
| 5-Year CAGR | +7.3% ▲ |
| 10-Year CAGR | +9.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) is close to the estimated cap rate (6.6%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 08105
Population: 26,681
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 08105
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Benjamin Franklin Elementary School
Brown Henry A Sch
Camden County Technical School-Pennsauken
Camden High School
Collingswood Middle 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
How much should I expect to pay for a home in Camden, NJ?
Camden, NJ median home values land near $175K. That is reasonable territory for investors looking at $1,485/mo-per-month rentals.
How strong is tenant demand in Camden, NJ?
The tenant pool in Camden, NJ is solid, supported by local employment and population fundamentals. Rents of $1,485/mo are well-absorbed by the market.
What kind of market is Camden, NJ for investors?
Camden, NJ scores 4.0/5 for investability. Home values sit at $175K and rents near $1,485/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Do rentals sit vacant long in Camden, NJ?
Occupancy in Camden, NJ runs consistent with elevated vacancy. Well-priced units at $1,485/mo lease on reasonable timelines.
How landlord-friendly is Camden, NJ?
NJ law tenant-protective for landlords, and Camden inherits those rules. Investors should still review local ordinances for rental licensing.
You know 08105 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 08105 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 08105 ranks in Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
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