Services

Investment Real Estate
South Jersey

Single-family rentals, small and commercial multifamily, 1031 exchanges, and fix-and-flip. Underwriting, sourcing, and full-cycle representation across NJ and PA.

Work With Us Underwrite a Deal
South Jersey residential neighborhood from above
20+Years in the Market
13Counties Served
600+Transactions Closed
NJ & PADual-State Licensed

Underwrite, Don't Guess

Run the numbers
before the offer

Open the Calculators

Why South Jersey

Strong fundamentals.
Honest underwriting.

The Market Case

South Jersey offers some of the strongest rental fundamentals in the Northeast corridor. Entry prices remain well below Philadelphia, Northern New Jersey, and the Lehigh Valley, while rental demand stays consistent thanks to Rowan University, Jefferson Health, Inspira, and the dense employer base across Camden, Gloucester, and Burlington counties.

For value-add and BRRRR investors, the housing stock skews older with meaningful upside through cosmetic and systems work. For buy-and-hold investors, Class B and C neighborhoods routinely deliver mid-to-high single-digit cap rates with manageable turnover. For 1031 clients exiting Philadelphia or NYC-area properties, South Jersey is a natural relinquishment-to-replacement path within driving distance.

  • Class B and C multifamily routinely trades at 6–9% cap rates
  • SFR rents supported by university, hospital, and government employment
  • NJ and PA dual licensure lets us run cross-state portfolio strategy
  • Established relationships with property managers, GCs, and lenders
  • 1031 timeline coordination with qualified intermediaries
  • Full underwriting on every offer, not just listing-sheet pro formas

How We Work With Investors

We do not run an investor matchmaking service. We run a brokerage. That means every property we send you has been underwritten against your buy box. We pull rent comps, verify operating expense assumptions, account for vacancy and capex reserves, and stress-test the deal against rate movement before recommending an offer price.

For active investors, we maintain a standing watchlist of off-market and pre-MLS opportunities sourced through our network. For first-time investors, we walk through the full underwriting workflow on the first three properties so you can replicate it independently going forward. Either way, the goal is the same: deals that pencil after honest expense assumptions, not just deals that look good on a listing sheet.

  • Buy box definition: market, asset class, target return, hold period
  • Rent comps via MLS, RentRange, and verified market data
  • Expense underwriting with realistic capex and vacancy reserves
  • Offer strategy calibrated to current market conditions
  • Coordination with QIs, lenders, inspectors, and contractors
  • Post-close handoff to property management when applicable

Investor Types We Serve

From first rental to active portfolio

Single-Family Rentals

First-time and scaling SFR investors. We focus on Class B neighborhoods where rent-to-price ratios pencil after realistic expenses, vacancy, and capex reserves.

Small Multifamily (2–4 Units)

Duplex through quad acquisition with full per-unit underwriting. Ideal for investors using house-hacking, FHA owner-occupied financing, or scaling cash flow with one mortgage.

Commercial Multifamily (5+ Units)

Apartment buildings and small portfolios where commercial financing, NOI-driven valuation, and DSCR underwriting drive the deal. Cap rate and value-add analysis on every property.

1031 Exchange Clients

Coordinated 45-day identification and 180-day close timelines with qualified intermediaries. We work backward from your closing date so the replacement property pipeline is queued and ready.

Fix-and-Flip / Value-Add

ARV-based offer pricing using the 70% rule, contractor scope review, and exit comp validation. We work with flippers who underwrite to a real number, not a wishful one.

Out-of-State Investors

Remote investors get a local team that previews properties on video, manages inspections, and coordinates property management handoff so you can underwrite from anywhere.

Where Investors Find Yield

Investor submarkets
across NJ and PA

Glassboro & WilliamstownGloucester CountyStrong SFR rental demand driven by Rowan University and easy commutes to Philadelphia. Solid Class B small multifamily inventory at workable price points.
Camden, Pennsauken & AudubonCamden CountyClass B and C multifamily territory. Higher-cap-rate small apartment buildings and value-add SFR rentals close to Cooper Hospital and major employers.
Vineland, Bridgeton & MillvilleCumberland CountyLowest entry prices in our footprint with steady rental demand. Higher cap rates, but expense underwriting matters more (older stock and longer lease-up cycles).
Mount Holly & WillingboroBurlington CountyMid-cycle SFR rental territory with stable employment from Joint Base McGuire-Dix-Lakehurst. Predictable tenant base and reasonable repair frequency.
Atlantic City & Wildwood CrestAtlantic & Cape MayShort-term rental and seasonal investment territory. Different underwriting model: peak-season ADR, occupancy curve, and shoulder-season carry costs all matter.
Philadelphia & Delaware CountyPennsylvaniaCross-state portfolio plays for investors scaling beyond NJ. Both row-home SFR and small multifamily inventory in working-class and gentrifying neighborhoods.

Common Investor Questions

Investor
FAQs

What cap rate should I look for in South Jersey?+
It depends entirely on the asset class and submarket. Class A multifamily in established suburbs typically trades at 5-6% caps. Class B and C multifamily in Camden, Pennsauken, and Cumberland County often delivers 7-9%. Single-family rentals fall across that same range based on neighborhood and condition. A "good" cap rate is one that compensates you for the actual risk of the asset, not a number on a national average chart.
Do you work with out-of-state and remote investors?+
Yes, regularly. Out-of-state investors get the full local-team treatment: video walkthroughs of every property under consideration, in-person inspection coordination, contractor scope review, and post-close handoff to vetted property managers. We are licensed in both NJ and PA, so cross-state portfolio strategy is straightforward to execute through one team.
Can you help with a 1031 exchange?+
We coordinate the brokerage side of the exchange, your qualified intermediary handles the funds and the formal exchange paperwork. Given the strict 45-day identification and 180-day close deadlines, we typically begin building the replacement property pipeline before your relinquished property closes so identification is realistic and not rushed. We work with several established QIs in the region and can refer you if you need an introduction.
What financing should I expect for investment property?+
Single-family and 2-4 unit investment properties typically require 20-25% down on a conventional investment loan, with rates 0.5-1.0% above primary residence rates. Owner-occupied 2-4 unit properties qualify for FHA at 3.5% down, which is one of the most powerful entry strategies for first-time investors. Commercial multifamily (5+ units) shifts to commercial financing with 25-35% down and DSCR-based underwriting. We are not lenders, but we work closely with several investor-friendly local banks and can make warm introductions.
Are real estate investment returns guaranteed?+
No. Real estate investment involves risk and past performance does not guarantee future results. Vacancy, capex events, interest rate movement, tax law changes, and local economic conditions all affect returns. We provide market data and underwriting analysis to inform your decisions, but we do not guarantee outcomes. Every investor should conduct independent due diligence and consult qualified financial, tax, and legal advisors before committing capital.
What is the NJ mansion tax and does it apply to investment property?+
New Jersey imposes a 1% supplemental transfer fee, called the mansion tax, on the buyer side of any residential transaction with consideration of $1,000,000 or more. It applies to residential property regardless of investor versus owner-occupant intent. Commercial property is taxed under different transfer fee schedules. For investment property buyers near the $1M threshold, factor this cost into your basis calculation when modeling returns.
How do you underwrite a deal differently than a typical agent?+
Listing-sheet pro formas almost always understate operating expenses and overstate occupancy. We rebuild the underwriting from scratch: rent comps from MLS plus RentRange or similar tools, taxes from the actual municipal record, insurance from a real quote (not a guess), maintenance and capex reserves at industry-realistic percentages rather than zero, and management cost included even if you self-manage so the numbers reflect a true investor return. The output is the offer price the deal supports, not the asking price.
Are real estate commissions negotiable?+
Yes. Real estate commissions in New Jersey and Pennsylvania are fully negotiable and are not fixed by law, regulation, or any real estate organization. The compensation paid to a broker is determined solely by agreement between the client and the broker. Under federal antitrust law, no standard commission rate exists in the industry. We discuss compensation openly at the start of every relationship.

Investor Tools

Underwrite live,
right here

Four working calculators we use on every deal. Inputs update outputs instantly. Defaults reflect typical South Jersey assumptions, change them to match your scenario.

$
$
%
%

Includes taxes, insurance, mgmt, repairs, capex reserve. 35-50% is typical for SJ rentals.

Effective gross income$0
Operating expenses$0
Net operating income (NOI)$0
Cap rate0.00%

Estimates only based on the inputs above. Cap rate alone does not capture financing, appreciation, capex timing, or local risk. Confirm with your CPA, lender, and a market-specific analysis before making investment decisions.

$
%
%
yrs
$
$
$
%
%
%
$
$

One-time cash spent before the property starts producing rent. Adds to total cash invested.

Loan amount$0
Monthly P&I$0
Monthly tax + insurance$0
Monthly operating costs$0
Monthly cash flow$0
Annual cash flow$0
Total cash invested$0
Cash-on-cash return0.00%

Estimates only. Does not include amortization, depreciation, tax shield, appreciation, or one-time capex events. Confirm financing terms with your lender. Consult your CPA on tax treatment.

Closing day is Day 0. The clock runs the next day.

The IRS does not extend the 45-day or 180-day deadlines if they fall on a weekend or holiday. Identification must be in writing to the qualified intermediary by 11:59pm on the 45th day. The replacement must close on or before the 180th day. Important: per IRC §1031(a)(3), your actual deadline is the EARLIER of (a) 180 days, or (b) the due date of your federal tax return for the year of the relinquished sale. Filing a tax extension restores the full 180-day window. Coordinate with your QI and CPA before relying on these dates.

45-day identification deadline—
Day of week—
180-day close deadline—
Day of week—

For planning purposes only. We are not tax or legal advisors. Confirm exchange structure, eligibility, and deadlines with a qualified intermediary and your CPA or attorney before proceeding.

$

Conservative ARV based on truly comparable, recently sold properties in the same submarket.

$

Add 10-15% contingency to your contractor scope before entering.

%

Standard is 70%. Hot markets sometimes use 75%. We rarely recommend going above.

ARV × rule %$0
Less rehab budget$0
Maximum offer price$0
Margin for holding + transaction costs & profit$0

The 70% rule is a screening tool, not a financing model. The 30% spread between ARV and (offer + rehab) is meant to absorb holding costs, transaction costs, financing costs, contingency, AND your profit, not just profit alone. Confirm with a full deal pro forma before committing.

Next Step

Ready when
you are

Work with John & Justin

John Kelly, Broker(609) 790-6079 mobile  ·  (856) 681-4024 office
Justin Kelly, Broker-Associate(609) 444-9704 mobile  ·  (856) 681-4025 office

Reach out to our team. You're welcome to call, or send a note and we'll respond promptly.

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