116 Laureba Ave · Stratford, NJ 08084

$195,000

3 bd · 1.0 ba · 1,836 sqft · SingleFamily public records · 1 Days on market

Built 1965 2,161 sqft lot Est $356k · 45% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Coming soon along with pictures. This home needs updating and some repair but offers lots of potential. This home has 3 bedrooms 1.5 baths with spacious rooms and more . Convenient located near PATCO Speedline, Jefferson Hospital, etc. Don't miss your chance to own this versatile and conveniently located townhome

Key facts

• Built 1965

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $762 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Cap rate 11.0% vs local median 3.5% in Stratford — 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 76/100 on livability (#131 in NJ, #3,497 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Stratford School District (suburban): math 21% / reading 42% proficiency, ranked #317 of 472 in NJ (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 1,018 units permitted in Camden County in 2024 (509 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 $6k of value loss. Plan a longer hold.
• Camden County population projected to shrink 8% 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 $55k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $195k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 56% 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 $195,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.51% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.75%
• DSCR: 1.75
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $356,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Laureba Ave	0.04mi	3/1.5	1,836 (0%)	4mo	$275,000	$150	93
202 Broadway	0.39mi	3/1.5	1,764 (-4%)	6mo	$355,000	$201	68
124 Stratford Ave	0.18mi	4/1.5 (+1)	1,660 (-10%)	1mo	$330,000	$199	68
1006 Chestnut Ave	0.55mi	3/1.0	1,689 (-8%)	2mo	$325,000	$192	59
105 Summit Ave	0.33mi	3/1.0	1,600 (-13%)	7mo	$310,000	$194	58
316 E Stafford Ave	0.46mi	4/2.0 (+1)	1,732 (-6%)	7mo	$340,000	$196	54
326 Chestnut Ave	0.61mi	4/2.5 (+1)	1,870 (+2%)	7mo	$330,000	$176	52
126 E Linden Ave	0.42mi	4/2.5 (+1)	1,703 (-7%)	8mo	$325,000	$191	51
137 E Elm Ave	0.49mi	3/2.0	1,653 (-10%)	7mo	$359,000	$217	51
101 Hemlock Ave	0.29mi	4/1.5 (+1)	1,579 (-14%)	9mo	$307,000	$194	49
413 Myrtle Ave	0.50mi	2/2.0 (-1)	1,650 (-10%)	5mo	$240,000	$145	47
128 W Elm Ave	0.66mi	4/2.0 (+1)	1,596 (-13%)	10mo	$315,000	$197	30

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: 8.0%
• Equity multiple: 1.31×
• Total profit: $17,127
• Equity at exit: $29,075

10-year hold

• IRR: 17.3%
• Equity multiple: 2.43×
• Total profit: $78,146
• Equity at exit: $16,860

Cash invested: $54,600 (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 08084

• Home prices YoY: -17.5%
• Active inventory: 27
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,943 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$459 /mo · $5,506/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $762

Break-even live

Break-even rent $1,978

Max offer price $195,000

Occupancy floor 69%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Berlin Rd N Lindenwold, NJ	3.0	1.5	1925	$3,300	$1.71	1d	1	0.23mi
126 Washington Ave Unit 1B Laurel Springs, NJ	2.0	1.0	2309	$1,950	$0.84	17d	1	0.40mi
5 Sidney Ln Stratford, NJ	2.0	2.5	1548	$2,800	$1.81	1d	1	0.41mi
16 W Linden Ave Lindenwold, NJ	4.0	1.0	1560	$2,950	$1.89	1d	1	0.55mi
1256 Kirkwood-gibbsboro R Voorhees, NJ	2.0	2.0	1738	$1,050	$0.60	22d	1	0.74mi
98 Oak St Clementon, NJ	1.0–2.0	1.0–2.0	1027	$2,040	$1.99	1d	44	0.79mi
215 S Atlantic Ave E Stratford, NJ	3.0	1.0	1460	$2,445	$1.67	10d	1	0.82mi
8 Cornell Ave Somerdale, NJ	4.0	2.0	1546	$3,200	$2.07	24d	1	1.16mi
4 Millbank Ct Voorhees, NJ	3.0	2.5	1470	$3,400	$2.31	1d	1	1.24mi
136 Colonial Sq Lindenwold, NJ	3.0	1.5	1380	$1,950	$1.41	24d	1	1.35mi

Listing history 5 events

1. 2026-04-21
   status Pending
2. 2026-04-21
   listed $195,000 Active
3. 2026-03-10
   historical $195,000
4. 1997-10-27
   soldstatus $75,000
5. 1986-08-02
   soldstatus $54,700

ⓘ 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: $5,506 · $459/mo
• Projected year-2 tax: $5,506 · $459/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,316
• − Mortgage interest: −$10,923
• − Property taxes: −$5,506
• − Insurance: −$975
• − Repairs & maintenance: −$2,825
• − Management: −$2,825
• − Depreciation: −$5,673
• Taxable income: $6,588
• Est. tax owed @ 24.0%: −$1,581
• After-tax cash flow: $7,566/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: Stratford School District
• NCES district ID: 3415870
• Math proficiency: 21% ▼ -28.00%
• Reading proficiency: 42% ▼ -22.00%
• Median HH income: $66,959
• Composite: 28.99/100
• National rank: #6621
• State rank: #317 of 472 in NJ

Livability — Stratford

• Score: 76/100
• State rank: #131
• US rank: #3497

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stratford, NJ
• City population: 6,965
• Population (ZIP): 6,965

Population outlook (Camden County) Hauer SSP2

• Today (2025): 507,964 people
• By 2030: 502,182 · -1.1%
• By 2040: 485,602 · -4.4%
• By 2050: 465,630 · -8.3%
• By 2075: 419,986 · -17.3%
• By 2100: 369,492 · -27.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 13% Black 8% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 5% Portuguese 2% Slovak 1%
• Foreign-born: 10% · Canada, Philippines, Vietnam
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Camden

• 2024 margin: Strong D (+27.4) · D 63.0% · R 35.5% · Other 1.5%
• 2008→2024 swing: -8.8pp toward R · 2008: 36.2pp · 2024: 27.4pp
• All cycles: 2024: D+27.4 2020: D+33.5 2016: D+32.4 2012: D+36.6 2008: D+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.77%
• Current HPI: 357.8554
• 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

+256.5% since first listed

5 events — show timeline

• 2026-04-21 Pending — BRIGHT MLS
• 2026-04-21 Listed $195,000 BRIGHT MLS
• 2026-03-10 Coming Soon $195,000 BRIGHT MLS
• 1997-10-27 Sold (Public Records) $75,000 Public Records
• 1986-08-02 Sold (Public Records) $54,700 Public Records

Property tax history

+1.8%/yr

Latest (2025): $5,506 · +3.0% YoY. Source: county tax records.