217 Robin Rd · Laurel Lake, NJ 08332

$125,000

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 3 Days on market

Built 1970 3,999 sqft lot Est $181k · 31% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +7.2/10.0
• 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

ONE STORY home in need of some repairs. Electric is being updated. Well installed 2020. Septic inspection and Health Department determination letter performed in 2022 revealed a high-water condition in the seepage pit. See report in associated documents. Otherwise, selling AS IS. COME BUY!

Key facts

• Well installed 2020
• 3,999 sq ft lot
• 2 parking spots

Tags

• ELECTRIC BEING UPDATED
• WELL INSTALLED 2020
• SEPTIC INSPECTION PERFORMED

Property features AI

Finance

• Other: Ownership is fee simple

Exterior

• Parking: Asphalt driveway with space for two cars; Total of two garage/parking spaces
• Utilities: On-site septic system; Well water; Electric hot water; Natural gas
• Home design: Detached home; Above-grade finished area reported (748 sq ft)
• Construction: Frame construction; Crawl space foundation; Above grade and below grade structures
• Exterior features: Not in a federal flood zone; Lot dimensions approximately 40 x 100

Interior

• Kitchen: Dishwasher; Gas range; Microwave
• Bedrooms: Two bedrooms on the main level
• Flooring: Ceramic tile; Hardwood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Natural gas heating; Electric hot water
• Interior features: Dishwasher; Gas range (oven/range); Microwave; No basement
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 8.9% vs local median 7.3% in Laurel Lake — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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.

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 $125,000

Questions for the listing agent

1. Built in 1970 — 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. 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: 1.22% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.32%
• DSCR: 1.41
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $181,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 Jute Rd	0.27mi	2/1.0	753 (+1%)	7mo	$184,500	$245	81
1857 Lakeshore Dr	0.37mi	1/1.0 (-1)	736 (-2%)	8mo	$60,000	$82	68
432 Mistle Rd	0.42mi	2/1.0	700 (-6%)	4mo	$129,900	$186	67
118 Canary Rd	0.32mi	2/1.0	660 (-12%)	2mo	$187,000	$283	64
107 Pine Rd	0.58mi	2/1.0	776 (+4%)	4mo	$184,900	$238	64
1214 NE Lakeshore Dr	0.58mi	2/1.0	716 (-4%)	13mo	$184,325	$257	55
110 Daffodil Rd	0.35mi	1/2.0 (-1)	858 (+15%)	5mo	$187,500	$219	46
214 SE Lakeshore Dr	0.46mi	2/1.0	828 (+11%)	18mo	$240,000	$290	45
317 Evergreen Rd	0.40mi	2/1.0	640 (-14%)	15mo	$155,000	$242	45
700 NE Lake Shore Dr	0.73mi	1/1.0 (-1)	810 (+8%)	6mo	$200,000	$247	42
200 W Buckshutem Rd	0.68mi	2/1.0	852 (+14%)	8mo	$115,000	$135	38
439 Mistle Rd	0.41mi	2/1.0	858 (+15%)	23mo	$25,000	$29	37

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,489
• Equity at exit: $18,638

10-year hold

• IRR: 5.0%
• Equity multiple: 1.35×
• Total profit: $12,187
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$223 /mo · $2,672/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $272

Break-even live

Break-even rent $1,178

Max offer price $125,000

Occupancy floor 77%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $125,000 Active 3 DOM
2. 2026-06-18
   days on market $125,000 Active 2 DOM
3. 2026-06-17
   remarks 290-char remark
4. 2026-06-17
   listed $125,000 Active 1 DOM

ⓘ 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: $2,672 · $223/mo
• Projected year-2 tax: $2,892 · $241/mo
• Expected delta: +$220/yr (+$18/mo · 8.3%)

ⓘ 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: $18,258
• − Mortgage interest: −$7,002
• − Property taxes: −$2,672
• − Insurance: −$625
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$3,636
• Taxable income: $1,402
• Est. tax owed @ 24.0%: −$336
• After-tax cash flow: $2,925/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

+5.0% since first listed

9 events — show timeline

• 2026-06-16 Listed $125,000 BRIGHT MLS
• 2013-11-02 Listing Removed — BRIGHT MLS
• 2013-05-02 Listed $89,900 BRIGHT MLS
• 2013-04-30 Listing Removed — BRIGHT MLS
• 2012-10-10 Listed $90,000 BRIGHT MLS
• 2012-05-31 Listing Removed — SJSRMLS
• 2011-11-07 Listed $90,000 SJSRMLS
• 2011-04-01 Listing Removed — SJSRMLS
• 2010-09-23 Listed $119,000 SJSRMLS

Property tax history

+3.8%/yr

Latest (2025): $2,672 · +4.9% YoY. Source: county tax records.