7900 Whittier Dr · Laurel Lake, NJ 08332

$73,000

3 bd · 1.0 ba · 740 sqft · SingleFamily public records · 91 Days on market

Built 1970 0.46 ac lot $99/sqft · 43% below area Est $128k · 43% 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
• 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 a rare opportunity in the scenic Laurel Lake neighborhood of Millville—this charming 3-bedroom modular home sits on a double lot, offering plenty of space, backing onto woods for extra privacy. Inside you’ll find an open concept living, dining and kitchen area, accented by a cathedral ceiling in the living room and upgrades including a rubber roof, oil-heat system, and new well. The home is settled on a double lot with no lot-rent and the covered front porch gives you a wonderful spot to relax and enjoy summer evenings. With oil heat, well water, and the convenience of a modular home on its own parcel, this is a value-packed offering. Other than the home, you’re just minutes from the lake. Laurel Lake offers swimming, boating, fishing and community events through the local association. Whether you’re looking for a full-time residence, a weekend getaway near the water, or an investment property in a lake-area community, this home presents an excellent chance.

Key facts

• New well
• Oil heat system
• Backs onto woods

Tags

• DOUBLE LOT
• BACKS ONTO WOODS
• CATHEDRAL CEILING
• RUBBER ROOF
• OIL HEAT SYSTEM
• NEW WELL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $73k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.5% 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; 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 $505 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $45k; list at $73k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: major wind risk, 78% 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 $66,430 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.54% ✓
• Cap rate: 20.52%
• Cash-on-cash: 50.80%
• DSCR: 3.26
• GRM: 3.3

CMA / ARV

• ARV (median comp): $127,653
• List price: $73,000
• Delta: -42.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
432 Mistle Rd	0.26mi	2/1.0 (-1)	700 (-5%)	4mo	$129,900	$186	71
1214 NE Lakeshore Dr	0.45mi	2/1.0 (-1)	716 (-3%)	13mo	$184,325	$257	58
317 Evergreen Rd	0.14mi	2/1.0 (-1)	640 (-14%)	15mo	$155,000	$242	54
328 Jute Rd	0.73mi	2/1.0 (-1)	753 (+2%)	7mo	$184,500	$245	52
7753 Raymond Dr	0.58mi	2/1.0 (-1)	792 (+7%)	23mo	$25,000	$32	37
7032 Charles Pl	0.71mi	2/1.0 (-1)	816 (+10%)	21mo	$135,500	$166	27

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: 47.3%
• Equity multiple: 3.03×
• Total profit: $41,406
• Equity at exit: $10,885

10-year hold

• IRR: 52.6%
• Equity multiple: 5.87×
• Total profit: $99,503
• Equity at exit: $6,312

Cash invested: $20,440 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,855 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$187 /mo · $2,241/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $865

Break-even live

Break-even rent $759

Max offer price $73,000

Occupancy floor 48%

Sensitivity live

Price	-10% $907	-5% $886	+0% $865	+5% $845	+10% $824
Rent	-10% $719	-5% $792	+0% $865	+5% $938	+10% $1,012
Rate	-1.0pp $902	-0.5pp $884	base $865	+0.5pp $846	+1.0pp $827

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $73,000 Active 91 DOM
2. 2026-06-18
   days on market $73,000 Active 90 DOM
3. 2026-06-17
   days on market $73,000 Active 89 DOM
4. 2026-06-16
   days on market $73,000 Active 88 DOM
5. 2026-06-15
   days on market $73,000 Active 87 DOM
6. 2026-06-14
   days on market $73,000 Active 85 DOM
7. 2026-06-13
   days on market $73,000 Active 84 DOM
8. 2026-06-10
   days on market $73,000 Active 82 DOM
9. 2026-06-09
   days on market $73,000 Active 81 DOM
10. 2026-06-08
    days on market $73,000 Active 80 DOM
11. 2026-06-07
    days on market $73,000 Active 79 DOM
12. 2026-06-02
    days on market $73,000 Active 74 DOM
13. 2026-06-01
    days on market $73,000 Active 73 DOM
14. 2026-05-31
    days on market $73,000 Active 72 DOM
15. 2026-05-30
    days on market $73,000 Active 71 DOM
16. 2026-03-20
    historical

    Show marketing remark (1007 chars)

    Welcome to a rare opportunity in the scenic Laurel Lake neighborhood of Millville—this charming 3-bedroom modular home sits on a double lot, offering plenty of space, backing onto woods for extra privacy. Inside you’ll find an open concept living, dining and kitchen area, accented by a cathedral ceiling in the living room and upgrades including a rubber roof, oil-heat system, and new well. The home is settled on a double lot with no lot-rent and the covered front porch gives you a wonderful spot to relax and enjoy summer evenings. With oil heat, well water, and the convenience of a modular home on its own parcel, this is a value-packed offering. Other than the home, you’re just minutes from the lake. Laurel Lake offers swimming, boating, fishing and community events through the local association. Whether you’re looking for a full-time residence, a weekend getaway near the water, or an investment property in a lake-area community, this home presents an excellent chance.

17. 2026-03-20
    listed $73,000 Active 1007-char remark

    Show marketing remark (1007 chars)

    Welcome to a rare opportunity in the scenic Laurel Lake neighborhood of Millville—this charming 3-bedroom modular home sits on a double lot, offering plenty of space, backing onto woods for extra privacy. Inside you’ll find an open concept living, dining and kitchen area, accented by a cathedral ceiling in the living room and upgrades including a rubber roof, oil-heat system, and new well. The home is settled on a double lot with no lot-rent and the covered front porch gives you a wonderful spot to relax and enjoy summer evenings. With oil heat, well water, and the convenience of a modular home on its own parcel, this is a value-packed offering. Other than the home, you’re just minutes from the lake. Laurel Lake offers swimming, boating, fishing and community events through the local association. Whether you’re looking for a full-time residence, a weekend getaway near the water, or an investment property in a lake-area community, this home presents an excellent chance.

18. 2025-11-18
    listed $85,000 Active
19. 2022-01-25
    soldstatus $45,000
20. 2022-01-07
    soldstatus $45,000 Closed
21. 2021-09-29
    status Pending
22. 2021-09-01
    status Active
23. 2021-08-31
    historical
24. 2021-07-19
    price $50,000
25. 2021-06-29
    price $60,000
26. 2021-03-18
    listed $65,000 Active

ⓘ 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: $2,241 · $187/mo
• Projected year-2 tax: $2,241 · $187/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 7/10 Severe 78% 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: $22,256
• − Mortgage interest: −$4,089
• − Property taxes: −$2,241
• − Insurance: −$365
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$2,124
• Taxable income: $9,876
• Est. tax owed @ 24.0%: −$2,370
• After-tax cash flow: $8,012/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

+12.3% since first listed

11 events — show timeline

• 2026-03-20 Listed $73,000 BRIGHT MLS
• 2026-03-20 Listing Removed — BRIGHT MLS
• 2025-11-18 Listed $85,000 BRIGHT MLS
• 2022-01-25 Sold (Public Records) $45,000 Public Records
• 2022-01-07 Sold (MLS) $45,000 BRIGHT MLS
• 2021-09-29 Pending — BRIGHT MLS
• 2021-09-01 Relisted — BRIGHT MLS
• 2021-08-31 Listing Removed — BRIGHT MLS
• 2021-07-19 Price Changed $50,000 BRIGHT MLS
• 2021-06-29 Price Changed $60,000 BRIGHT MLS
• 2021-03-18 Listed $65,000 BRIGHT MLS

Property tax history

+4.9%/yr

Latest (2025): $2,241 · +4.9% YoY. Source: county tax records.