7901 Henry St · Laurel Lake, NJ 08332

$199,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 6 Days on market

Built 1960 0.28 ac lot Est $225k · 11% under

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Why this score? — see what drove the D+ 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 +16.7/30.0
• ARV discount +12.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.3/10.0
• Rent growth +3.0/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 7901 Henry Street! This 3 bedroom, 1 bath home is turn- key! On a large, corner lot, this charming, single-story home boasts new heater and central air conditioning systems, new flooring, remodeled kitchen, updated roof, fresh paint and more. When entering the home, you will find a generous living room, with lots of natural light. The kitchen features plenty of room for eat-in dining space and provides access to the back yard. Down the hallway you will find three carpeted bedrooms and an updated bathroom featuring a tub-shower combo. A separate utility room hosts the new gas heater and includes laundry hook-ups. With lots of room for parking, and a large yard, this property als

Key facts

• 0.28 acre lot
• 6 parking spots
• Built 1960

Property features AI

Finance

• Other: Ownership: Fee simple; Property condition: Very good; Accessibility: 2+ access exits

Exterior

• Parking: Driveway parking (6 spaces); Unpaved parking
• Utilities: Private water source; Private septic tank; Hot water: Electric; Heating fuel: Natural gas
• Home design: Detached structure; Frame construction; Shingle roof; Crawl space foundation; Built year per assessor (above-grade finished area reported)
• Construction: Frame construction; Crawl space foundation; Shingle roof; Detached building
• Exterior features: Deck(s); Shed; Property on a corner lot (120 x 100 dimensions)

Interior

• Kitchen: Single oven
• Bedrooms: 3 bedrooms on the main level; Rooms include: Living Room, Bedroom 1, Bedroom 2, Bedroom 3
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Natural gas cooling fuel
• Interior features: Traditional floor plan; Combination kitchen and dining area; Dining area; Tub with shower; Entry-level bedroom
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (7.3% below list).
• Recommended offer: $185k (7.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#521 in NJ) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing A+, cost of living B; Watch: amenities F, commute F, employment F.
• Commercial Township School District (rural): math 5% / reading 29% proficiency, ranked #449 of 472 in NJ (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Commercial Township School (math 5% / reading 29%, grade F, #1,081 of 1,303 statewide, top 84%, 470 students, 67% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising (+1.9%/yr); 297 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Cumberland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $185,259 (7.3% below list)

Questions for the listing agent

1. Built in 1960 — 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 F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $224,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7210 Dove Pl	0.19mi	3/1.0	988 (-6%)	1mo	$123,000	$124	80
420 Doe Pl	0.31mi	3/1.0	1,056 (0%)	7mo	$225,000	$213	80
510 Mistle Rd	0.18mi	3/2.0	1,064 (+1%)	14mo	$66,000	$62	74
7178 Keron Dr	0.17mi	2/1.0 (-1)	980 (-7%)	3mo	$170,000	$173	73
421 Evergreen Rd	0.31mi	2/1.0 (-1)	1,040 (-2%)	13mo	$200,000	$192	67
7305 Samuel Dr	0.34mi	2/2.0 (-1)	1,064 (+1%)	14mo	$110,000	$103	62
7241 Keron Dr	0.21mi	3/2.0	1,214 (+15%)	2mo	$275,000	$227	60
7201 Battle Ln	0.62mi	3/2.0	1,120 (+6%)	10mo	$225,000	$201	48
7414 Battle Ln	0.63mi	2/2.0 (-1)	1,128 (+7%)	8mo	$265,000	$235	44
428 Quail Rd	0.40mi	2/1.5 (-1)	942 (-11%)	14mo	$215,000	$228	44
7798 Battle Ln	0.65mi	3/2.0	1,152 (+9%)	8mo	$265,000	$230	44
7800 Battle Ln	0.65mi	3/2.0	1,152 (+9%)	9mo	$273,000	$237	43

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.53×
• Total profit: $-26,349
• Equity at exit: $29,806

10-year hold

• IRR: -5.9%
• Equity multiple: 0.63×
• Total profit: $-20,495
• Equity at exit: $17,284

Cash invested: $55,972 (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 08332

• Home prices YoY: -28.9%
• Rents YoY: 1.9%
• Active inventory: 297
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$206 /mo · $2,477/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $126

Break-even live

Break-even rent $1,694

Max offer price $199,900

Occupancy floor 88%

Sensitivity live

Price	-10% $239	-5% $182	+0% $126	+5% $69	+10% $12
Rent	-10% $-21	-5% $52	+0% $126	+5% $199	+10% $272
Rate	-1.0pp $226	-0.5pp $176	base $126	+0.5pp $74	+1.0pp $21

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7357 William Ave Millville, NJ	2.0	1.0	938	$1,550	$1.65	45d	1	0.24mi
136 Robin Rd Millville, NJ	4.0	1.0	1308	$2,500	$1.91	45d	1	0.74mi
32 Rosewood Rd Millville, NJ	3.0	1.0	1340	$2,200	$1.64	45d	1	1.41mi

Listing history 7 events

1. 2026-06-15
   status $199,900 Pending 6 DOM
2. 2026-06-07
   statusdays on market $199,900 Active Under Contract 6 DOM
3. 2026-06-02
   days on market $199,900 Active 3 DOM
4. 2026-06-01
   days on market $199,900 Active 2 DOM
5. 2026-05-31
   statusdays on market $199,900 Active 1 DOM
6. 2026-05-30
   days on market $199,900 Coming Soon 2 DOM
7. 2026-05-28
   historical $199,900

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

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $2,477 · $206/mo
• Projected year-2 tax: $3,727 · $311/mo
• Expected delta: +$1,250/yr (+$104/mo · 50.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,231
• − Mortgage interest: −$11,198
• − Property taxes: −$2,477
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$5,815
• Taxable loss: −$1,815
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $1,942/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: Commercial Township School District
• NCES district ID: 3403480
• Math proficiency: 5% ▼ -7.00%
• Reading proficiency: 29% ▲ 10.00%
• Median HH income: $45,143
• Composite: 14.86/100
• National rank: #9378
• State rank: #449 of 472 in NJ

Livability — Laurel Lake

• Score: 56/100
• State rank: #521
• US rank: #22397

Category grades

Amenities F Commute F Cost of living B Crime A+ Employment F Housing A+ Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurel Lake, NJ
• County: Cumberland County · 80,266 people
• Metro: Vineland-Bridgeton, NJ
• Population (ZIP): 35,228
• Household income: $67,496
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1761.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 152,743 people
• By 2030: 150,373 · -1.6%
• By 2040: 146,881 · -3.8%
• By 2050: 142,653 · -6.6%
• By 2075: 129,468 · -15.2%
• By 2100: 107,456 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 59% Hispanic / Latino 17% Black 15% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Cumberland

• 2024 margin: Toss-up / Even · D 47.6% · R 51.3% · Other 1.1%
• 2008→2024 swing: -25.4pp toward R · 2008: 21.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+6.0 2016: D+5.3 2012: D+23.1 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.45%
• Current HPI: 274.8011
• Rent YoY: ▲ 1.94%
• Metro: Vineland-Bridgeton, NJ
• 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

1 event — show timeline

• 2026-05-28 Coming Soon $199,900 BRIGHT MLS

Property tax history

+2.4%/yr

Latest (2025): $2,477 · +4.9% YoY. Source: county tax records.