22 Laurel St · Woodbury, NJ 08096

$170,000

3 bd · 1.0 ba · 1,331 sqft · SingleFamily public records · 38 Days on market

Built 1920 2,026 sqft lot Est $333k · 49% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +8.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is being sold as-is and tenant-occupied with a reliable tenant in good standing. The current lease is in place at $1,700/month through May 31, 2026. A great chance to step into ownership with immediate rental income—your opportunity to become a landlord starts here!

Key facts

• Easy commuting
• Full basement
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• FULL BASEMENT
• LOCAL SHOPPING
• EASY COMMUTING

Property features AI

Finance

• Other: Fee simple ownership; Finished above-grade area approximately 1,331 (source: assessor)

Exterior

• Parking: Other parking type
• Utilities: Public water; Public sewer; Hot water: other
• Home design: Semi-detached home; Estimated year built
• Construction: Brick construction; Other foundation
• Exterior features: Lot approximately 22 x 92; No tidal water

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: 90% forced air heating; Cooling system present (unspecified type)
• Interior features: One fireplace (living area); Full basement

🏷️ Possibly a rental listed for sale. The $170,000 price doesn't fit this home's estimated sale value (~$332,750) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.3% in Woodbury — 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 75/100 on livability (#163 in NJ, #4,241 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A; Watch: schools C-, amenities D-, commute F.
• Woodbury City Public School District (suburban): math 10% / reading 35% proficiency, ranked #411 of 472 in NJ (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 176 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 30% of the median local income ($89k/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 $5k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $131k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.33%
• DSCR: 1.50
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $332,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 Green St	0.53mi	3/1.5	1,337 (+0%)	4mo	$270,000	$202	69
437 E Barber Ave	0.51mi	3/1.0	1,248 (-6%)	4mo	$250,000	$200	62
313 Lincoln St	0.50mi	4/1.0 (+1)	1,374 (+3%)	6mo	$150,000	$109	61
82 Hopkins St	0.22mi	4/1.0 (+1)	1,144 (-14%)	6mo	$157,000	$137	56
77 Lakebridge Dr	0.58mi	2/1.5 (-1)	1,254 (-6%)	4mo	$385,000	$307	53
105 Lakebridge Dr	0.63mi	2/1.5 (-1)	1,254 (-6%)	2mo	$305,000	$243	52
115 Union Ave	0.44mi	3/1.5	1,164 (-12%)	7mo	$294,900	$253	51
302 W Red Bank Ave	0.71mi	3/2.0	1,400 (+5%)	6mo	$350,000	$250	50
338 E Red Bank Ave	0.68mi	2/1.0 (-1)	1,422 (+7%)	6mo	$285,000	$200	47
113 Chestnut St	0.74mi	4/2.0 (+1)	1,258 (-6%)	1mo	$419,900	$334	46
4 Stewart Ln	0.67mi	3/2.5	1,510 (+13%)	1mo	$400,000	$265	40
654 Frances Ave	0.75mi	3/2.0	1,518 (+14%)	5mo	$385,000	$254	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,206
• Equity at exit: $25,348

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $38,401
• Equity at exit: $14,698

Cash invested: $47,600 (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 08096

• Active inventory: 176
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$891
• Tax from tax record: −$349 /mo · $4,189/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $450

Break-even live

Break-even rent $1,660

Max offer price $170,000

Occupancy floor 75%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 High St Unit B Woodbury, NJ	3.0	1.0	1200	$2,300	$1.92	24d	1	0.44mi
121 Union Ave Woodbury, NJ	3.0	1.0	1500	$2,149	$1.43	24d	1	0.46mi
568 N Evergreen Ave Woodbury, NJ	1.0–2.0	1.0	842	$1,870	$2.22	13d	5	0.52mi
9 Magnolia St Westville, NJ	3.0	1.5	1281	$2,000	$1.56	24d	1	1.17mi
37 Arrowwood Ct Woodbury, NJ	3.0	2.5	1520	$2,500	$1.64	20d	1	1.37mi

Listing history 28 events

1. 2026-06-18
   days on market $170,000 Active 38 DOM
2. 2026-06-17
   days on market $170,000 Active 37 DOM
3. 2026-06-16
   days on market $170,000 Active 36 DOM
4. 2026-06-15
   days on market $170,000 Active 35 DOM
5. 2026-06-13
   days on market $170,000 Active 33 DOM
6. 2026-06-13
   days on market $170,000 Active 32 DOM
7. 2026-06-09
   days on market $170,000 Active 29 DOM
8. 2026-06-08
   days on market $170,000 Active 28 DOM
9. 2026-06-07
   days on market $170,000 Active 27 DOM
10. 2026-06-04
    days on market $170,000 Active 24 DOM
11. 2026-06-03
    days on market $170,000 Active 23 DOM
12. 2026-06-02
    days on market $170,000 Active 22 DOM
13. 2026-06-01
    days on market $170,000 Active 21 DOM
14. 2026-05-31
    days on market $170,000 Active 20 DOM
15. 2026-05-11
    listed $170,000 Active 553-char remark
16. 2025-08-18
    soldstatus $131,250
17. 2025-08-14
    soldstatus $131,250 Closed 286-char remark

    Show marketing remark (286 chars)

    This property is being sold as-is and tenant-occupied with a reliable tenant in good standing. The current lease is in place at $1,700/month through May 31, 2026. A great chance to step into ownership with immediate rental income—your opportunity to become a landlord starts here!

18. 2025-08-13
    status Pending 286-char remark

    Show marketing remark (286 chars)

    This property is being sold as-is and tenant-occupied with a reliable tenant in good standing. The current lease is in place at $1,700/month through May 31, 2026. A great chance to step into ownership with immediate rental income—your opportunity to become a landlord starts here!

19. 2025-08-08
    soldstatus $131,250 Closed 286-char remark

    Show marketing remark (286 chars)

    This property is being sold as-is and tenant-occupied with a reliable tenant in good standing. The current lease is in place at $1,700/month through May 31, 2026. A great chance to step into ownership with immediate rental income—your opportunity to become a landlord starts here!

20. 2025-08-04
    status Pending 286-char remark

    Show marketing remark (286 chars)

    This property is being sold as-is and tenant-occupied with a reliable tenant in good standing. The current lease is in place at $1,700/month through May 31, 2026. A great chance to step into ownership with immediate rental income—your opportunity to become a landlord starts here!

21. 2025-07-31
    soldstatus $131,250 Closed 286-char remark

    Show marketing remark (286 chars)

    This property is being sold as-is and tenant-occupied with a reliable tenant in good standing. The current lease is in place at $1,700/month through May 31, 2026. A great chance to step into ownership with immediate rental income—your opportunity to become a landlord starts here!

22. 2025-07-06
    status Pending 286-char remark

    Show marketing remark (286 chars)

    This property is being sold as-is and tenant-occupied with a reliable tenant in good standing. The current lease is in place at $1,700/month through May 31, 2026. A great chance to step into ownership with immediate rental income—your opportunity to become a landlord starts here!

23. 2025-06-13
    listed $155,000 Active 286-char remark

    Show marketing remark (286 chars)

    This property is being sold as-is and tenant-occupied with a reliable tenant in good standing. The current lease is in place at $1,700/month through May 31, 2026. A great chance to step into ownership with immediate rental income—your opportunity to become a landlord starts here!

24. 2025-06-04
    historical $155,000 286-char remark

    Show marketing remark (286 chars)

    This property is being sold as-is and tenant-occupied with a reliable tenant in good standing. The current lease is in place at $1,700/month through May 31, 2026. A great chance to step into ownership with immediate rental income—your opportunity to become a landlord starts here!

25. 2021-08-05
    soldstatus $40,000
26. 1989-09-06
    soldstatus $57,500
27. 1987-11-24
    soldstatus $44,000
28. 1983-11-01
    soldstatus $26,000

ⓘ 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: $4,189 · $349/mo
• Projected year-2 tax: $4,211 · $351/mo
• Expected delta: +$22/yr (+$2/mo · 0.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,749
• − Mortgage interest: −$9,523
• − Property taxes: −$4,189
• − Insurance: −$850
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$4,945
• Taxable income: $2,963
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $4,684/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: Woodbury City Public School District
• NCES district ID: 3418150
• Math proficiency: 10% ▼ -13.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $53,810
• Composite: 20.25/100
• National rank: #8621
• State rank: #411 of 472 in NJ

Livability — Woodbury

• Score: 75/100
• State rank: #163
• US rank: #4241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbury, NJ
• County: Gloucester County · 160,422 people
• City population: 35,336
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 35,336
• Household income: $89,013
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 1044.0

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 13% Black 12% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 1% Iranian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -239.24%
• Current HPI: 269.1606
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

+553.8% since first listed

14 events — show timeline

• 2026-05-11 Listed $170,000 BRIGHT MLS
• 2025-08-18 Sold (Public Records) $131,250 Public Records
• 2025-08-14 Sold (MLS) $131,250 BRIGHT MLS
• 2025-08-13 Pending — BRIGHT MLS
• 2025-08-08 Sold (MLS) $131,250 BRIGHT MLS
• 2025-08-04 Pending — BRIGHT MLS
• 2025-07-31 Sold (MLS) $131,250 BRIGHT MLS
• 2025-07-06 Pending — BRIGHT MLS
• 2025-06-13 Listed $155,000 BRIGHT MLS
• 2025-06-04 Coming Soon $155,000 BRIGHT MLS
• 2021-08-05 Sold (Public Records) $40,000 Public Records
• 1989-09-06 Sold (Public Records) $57,500 Public Records
• 1987-11-24 Sold (Public Records) $44,000 Public Records
• 1983-11-01 Sold (Public Records) $26,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $4,189 · +1.1% YoY. Source: county tax records.