6315 Whittier Dr · Laurel Lake, NJ 08332

$89,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 57 Days on market

Built 1960 5,998 sqft lot $96/sqft · 52% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Welcome to Laurel Lake! This 3-bedroom, 1 full bath home offers a great opportunity for homeowners or investors alike. Featuring a comfortable living room and functional layout, the property provides a solid foundation to make your own. Enjoy the peaceful surroundings of the Laurel Lake community while still being conveniently located near local shops, dining, and major roadways. Whether you're looking for a starter home, downsizing, or adding to your investment portfolio, this property has plenty of potential. Property is being sold As-Is condition. Buyer is responsible for all certifications. Seller never occupied. Neither the seller or listing agent make any representation as to the accuracy of any information contained herein. Buyer must conduct their own due diligence, verification, research and inspections and are relying solely on the results thereof.

Key facts

• Functional layout
• 5,998 sq ft lot
• 2 parking spots

Tags

• LAUREL LAKE COMMUNITY
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 7.3% in Laurel Lake — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: schools F, amenities F, commute 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.
• Market conditions: Rents rising (+1.9%/yr); 296 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major wind risk, 79% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.06% ✓
• Cap rate: 16.15%
• Cash-on-cash: 35.21%
• DSCR: 2.57
• GRM: 4.0

CMA / ARV

• ARV (median comp): $187,801
• List price: $89,900
• Delta: -52.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Jute Rd	0.21mi	3/2.0	952 (+2%)	13mo	$187,500	$197	72
7210 Dove Pl	0.47mi	3/1.0	988 (+6%)	1mo	$123,000	$124	68
428 Quail Rd	0.27mi	2/1.5 (-1)	942 (+1%)	14mo	$215,000	$228	67
115 Robin Rd	0.40mi	3/2.0	960 (+3%)	11mo	$177,000	$184	64
5211 Magnolia Dr	0.54mi	3/2.0	960 (+3%)	7mo	$232,000	$242	61
7178 Keron Dr	0.53mi	2/1.0 (-1)	980 (+5%)	3mo	$170,000	$173	60
420 Doe Pl	0.44mi	3/1.0	1,056 (+13%)	7mo	$225,000	$213	52
5601 Briarwood Dr	0.48mi	3/2.0	1,040 (+11%)	9mo	$210,000	$202	48
5100 Magnolia Dr	0.61mi	2/1.0 (-1)	1,009 (+8%)	13mo	$218,000	$216	43
405 Gooseberry Rd	0.50mi	3/2.0	1,040 (+11%)	16mo	$280,000	$269	41
421 Evergreen Rd	0.60mi	2/1.0 (-1)	1,040 (+11%)	13mo	$200,000	$192	38
510 Mistle Rd	0.53mi	3/2.0	1,064 (+14%)	14mo	$66,000	$62	36

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: 29.5%
• Equity multiple: 2.22×
• Total profit: $30,616
• Equity at exit: $13,404

10-year hold

• IRR: 36.2%
• Equity multiple: 4.17×
• Total profit: $79,762
• Equity at exit: $7,773

Cash invested: $25,172 (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: 296
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,851 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$215 /mo · $2,574/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $739

Break-even live

Break-even rent $916

Max offer price $89,900

Occupancy floor 55%

Sensitivity live

Price	-10% $790	-5% $764	+0% $739	+5% $713	+10% $688
Rent	-10% $592	-5% $666	+0% $739	+5% $812	+10% $885
Rate	-1.0pp $784	-0.5pp $762	base $739	+0.5pp $715	+1.0pp $692

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7357 William Ave Millville, NJ	2.0	1.0	938	$1,550	$1.65	44d	1	0.92mi

Listing history 10 events

1. 2026-06-13
   statusdays on market $89,900 Pending 57 DOM
2. 2026-06-10
   days on market $89,900 Active 56 DOM
3. 2026-06-09
   days on market $89,900 Active 55 DOM
4. 2026-06-08
   days on market $89,900 Active 54 DOM
5. 2026-06-07
   days on market $89,900 Active 53 DOM
6. 2026-06-02
   days on market $89,900 Active 48 DOM
7. 2026-06-01
   days on market $89,900 Active 47 DOM
8. 2026-05-31
   days on market $89,900 Active 46 DOM
9. 2026-05-30
   days on market $89,900 Active 45 DOM
10. 2026-04-15
    listed $89,900 Active 870-char remark

    Show marketing remark (870 chars)

    Welcome to Laurel Lake! This 3-bedroom, 1 full bath home offers a great opportunity for homeowners or investors alike. Featuring a comfortable living room and functional layout, the property provides a solid foundation to make your own. Enjoy the peaceful surroundings of the Laurel Lake community while still being conveniently located near local shops, dining, and major roadways. Whether you're looking for a starter home, downsizing, or adding to your investment portfolio, this property has plenty of potential. Property is being sold As-Is condition. Buyer is responsible for all certifications. Seller never occupied. Neither the seller or listing agent make any representation as to the accuracy of any information contained herein. Buyer must conduct their own due diligence, verification, research and inspections and are relying solely on the results thereof.

ⓘ 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: $2,574 · $215/mo
• Projected year-2 tax: $2,574 · $215/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 79% 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: $22,209
• − Mortgage interest: −$5,036
• − Property taxes: −$2,574
• − Insurance: −$450
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$2,615
• Taxable income: $7,981
• Est. tax owed @ 24.0%: −$1,915
• After-tax cash flow: $6,949/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
• City population: 35,228
• 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

• 2026-04-15 Listed $89,900 BRIGHT MLS

Property tax history

+3.8%/yr

Latest (2025): $2,574 · +4.9% YoY. Source: county tax records.