234 Iris Rd · Richwood, NJ 08062

$155,000

3 bd · 2.0 ba · 1,012 sqft · SingleFamily · 31 Days on market

Built 2021 Good condition Est $123k · 26% over $610/mo HOA · 24% of rent

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Why this score? — see what drove the C 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 +23.7/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO MORE SHOWINGS! Welcome to beautiful Laux Lakeview! This community has a very comfortable country setting with trees and a beautiful lake. This home is only 1 year old. It is open, airy and bright and very open. It has a great layout with 3 nicely sized bedrooms and 2 full baths. The home has been tastefully done throughout. Come see for yourself what a gem this home is.

Key facts

• Built 2021
• Listed 31 days

Property features AI

Finance

• Other: Located in Elk Township municipality; Directions reference: Iris Rd
• HOA & community: Homeowners association fee of $610 per month

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service (implied)
• Home design: Manufactured home; Single-wide model (DIAMOND #5); Fee simple ownership; Above-grade living space (approximately 1,012 finished)
• Construction: Mixed construction materials; Other structures above grade
• Exterior features: No basement; No tidal water

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Propane-owned heating; Propane hot water
• Interior features: Partially furnished; Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 0.8% in Richwood — 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 63/100 on livability (#434 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• Elk Township School District (rural): math 45% / reading 45% proficiency, ranked #419 of 612 in NJ (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 148 active listings in the ZIP; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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 $118k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.61% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $123,464
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 Iris Rd	0.00mi	3/2.0	1,012 (0%)	1mo	$155,000	$153	99
231 Iris Rd	0.03mi	3/2.0	1,012 (0%)	17mo	$167,000	$165	84
919 Blackberry Dr	0.14mi	2/2.0 (-1)	1,000 (-1%)	9mo	$105,000	$105	79
637 Newport Dr	0.14mi	2/2.0 (-1)	1,000 (-1%)	12mo	$112,800	$113	76
143 Ashwood Dr	0.06mi	3/2.0	1,140 (+13%)	1mo	$163,000	$143	76
739 Woodside Dr	0.17mi	3/2.0	1,100 (+9%)	14mo	$149,000	$135	66
893 Clover Dr	0.21mi	2/1.0 (-1)	940 (-7%)	7mo	$79,900	$85	64
641 Newport Dr	0.14mi	3/2.0	1,100 (+9%)	21mo	$142,000	$129	62
929 Blackberry Dr	0.14mi	2/2.0 (-1)	900 (-11%)	11mo	$105,500	$117	61
734 Circle Ct	0.14mi	3/2.0	1,140 (+13%)	23mo	$139,000	$122	53
736 Circle Ct	0.14mi	2/2.0 (-1)	1,140 (+13%)	20mo	$139,000	$122	51

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-5,888
• Equity at exit: $23,111

10-year hold

• IRR: 6.3%
• Equity multiple: 1.48×
• Total profit: $20,778
• Equity at exit: $13,402

Cash invested: $43,400 (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 08062

• Home prices YoY: -18.7%
• Active inventory: 148
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,502 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$610
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $295

Break-even live

Break-even rent $2,128

Max offer price $155,000

Occupancy floor 83%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $610 · $7,320/yr

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-04-04
   listed $155,000 Active
3. 2022-08-18
   soldstatus $118,000 Closed 380-char remark

   Show marketing remark (380 chars)

   NO MORE SHOWINGS! Welcome to beautiful Laux Lakeview! This community has a very comfortable country setting with trees and a beautiful lake. This home is only 1 year old. It is open, airy and bright and very open. It has a great layout with 3 nicely sized bedrooms and 2 full baths. The home has been tastefully done throughout. Come see for yourself what a gem this home is.

4. 2022-06-28
   status Pending 380-char remark

   Show marketing remark (380 chars)

   NO MORE SHOWINGS! Welcome to beautiful Laux Lakeview! This community has a very comfortable country setting with trees and a beautiful lake. This home is only 1 year old. It is open, airy and bright and very open. It has a great layout with 3 nicely sized bedrooms and 2 full baths. The home has been tastefully done throughout. Come see for yourself what a gem this home is.

5. 2022-05-28
   price $124,000 380-char remark

   Show marketing remark (380 chars)

   NO MORE SHOWINGS! Welcome to beautiful Laux Lakeview! This community has a very comfortable country setting with trees and a beautiful lake. This home is only 1 year old. It is open, airy and bright and very open. It has a great layout with 3 nicely sized bedrooms and 2 full baths. The home has been tastefully done throughout. Come see for yourself what a gem this home is.

6. 2022-04-25
   listed $125,000 Active 380-char remark

   Show marketing remark (380 chars)

   NO MORE SHOWINGS! Welcome to beautiful Laux Lakeview! This community has a very comfortable country setting with trees and a beautiful lake. This home is only 1 year old. It is open, airy and bright and very open. It has a great layout with 3 nicely sized bedrooms and 2 full baths. The home has been tastefully done throughout. Come see for yourself what a gem this home is.

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

Taxation est. · year 1

• Rental income: $30,024
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − HOA: −$7,320
• − Depreciation: −$4,509
• Taxable income: $1,609
• Est. tax owed @ 24.0%: −$386
• After-tax cash flow: $3,159/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This home is in good condition with modern finishes and a good layout. It is move-in ready and has the potential for further value increases with minor updates.

Value-add opportunities

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both upgrading flooring — new flooring can increase both resale and rental value
• Both upgrading kitchen appliances — newer appliances can increase both resale and rental value
• Both upgrading bathroom fixtures — newer fixtures can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both upgrading flooring — new flooring can increase both resale and rental value ↑
• Both upgrading kitchen appliances — newer appliances can increase both resale and rental value ↑
• Both upgrading bathroom fixtures — newer fixtures can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Elk Township School District
• NCES district ID: 3404620
• Math proficiency: 45% ▲ 1.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $68,946
• Composite: 42.67/100
• National rank: #6797
• State rank: #419 of 612 in NJ

Livability — Richwood

• Score: 63/100
• State rank: #434
• US rank: #15696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,969

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 4% Asian 4% Two or more races 4% Black 4%
• Common ancestry: Romanian 7% Lithuanian 2% Subsaharan African 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 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: ▼ -69.12%
• Current HPI: 300.2469
• Rent YoY: —
• Metro: —
• 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

+24.0% since first listed

6 events — show timeline

• 2026-05-05 Pending — BRIGHT MLS
• 2026-04-04 Listed $155,000 BRIGHT MLS
• 2022-08-18 Sold (MLS) $118,000 BRIGHT MLS
• 2022-06-28 Pending — BRIGHT MLS
• 2022-05-28 Price Changed $124,000 BRIGHT MLS
• 2022-04-25 Listed $125,000 BRIGHT MLS