7210 Dove Pl · Laurel Lake, NJ 08332

$125,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 16 Days on market

Built 1977 0.53 ac lot $127/sqft · 25% below area Est $167k · 25% 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 +29.3/30.0
• 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

BRING BACK THE SPARKLE! Renovations needed. First floor features living room with cathedral ceiling and full kitchen. Upper level has 3 bedrooms and one bath. Lower basement level has finished room, laundry room, and wood stove. Wood paneling and wainscoting add a rustic touch. Outside enjoy the covered front porch, brick patio, shed and fully fenced yard. Extra lot included on corner making this a large double lot. Possible to have line adjustment, or subdivision to make the corner lot a buildable lot; otherwise, just enjoy your privacy. Come Buy!

Key facts

• Covered front porch
• Full kitchen
• Wood stove

Tags

• FULL KITCHEN
• FINISHED ROOM
• LAUNDRY ROOM
• WOOD STOVE
• COVERED FRONT PORCH
• BRICK PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 1 comparable units currently listed for rent nearby; 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 $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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $71k; list at $125k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1977 — 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 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?
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: 1.50% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.05%
• DSCR: 1.67
• GRM: 5.5

CMA / ARV

• ARV (median comp): $166,544
• List price: $125,000
• Delta: -24.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7210 Dove Pl	0.00mi	3/1.0	988 (0%)	1mo	$123,000	$124	99
7178 Keron Dr	0.14mi	2/1.0 (-1)	980 (-1%)	3mo	$170,000	$173	85
420 Doe Pl	0.16mi	3/1.0	1,056 (+7%)	7mo	$225,000	$213	75
421 Evergreen Rd	0.26mi	2/1.0 (-1)	1,040 (+5%)	13mo	$200,000	$192	63
428 Quail Rd	0.21mi	2/1.5 (-1)	942 (-5%)	14mo	$215,000	$228	63
7737 Raymond Dr	0.37mi	3/1.0	896 (-9%)	7mo	$191,999	$214	61
7079 Charles Pl	0.49mi	3/2.0	888 (-10%)	1mo	$269,000	$303	56
115 Robin Rd	0.60mi	3/2.0	960 (-3%)	11mo	$177,000	$184	54
232 Jute Rd	0.61mi	3/2.0	952 (-4%)	13mo	$187,500	$197	51
7201 Battle Ln	0.48mi	3/2.0	1,120 (+13%)	10mo	$225,000	$201	43
7305 Samuel Dr	0.52mi	2/2.0 (-1)	1,064 (+8%)	14mo	$110,000	$103	42
7414 Battle Ln	0.50mi	2/2.0 (-1)	1,128 (+14%)	8mo	$265,000	$235	38

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $5,851
• Equity at exit: $18,638

10-year hold

• IRR: 12.8%
• Equity multiple: 1.96×
• Total profit: $33,686
• 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: 5.5×

Monthly cashflow live

• Estimated rent: $1,880 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$338 /mo · $4,061/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $439

Break-even live

Break-even rent $1,324

Max offer price $125,000

Occupancy floor 72%

Sensitivity live

Price	-10% $510	-5% $474	+0% $439	+5% $403	+10% $368
Rent	-10% $290	-5% $365	+0% $439	+5% $513	+10% $587
Rate	-1.0pp $502	-0.5pp $471	base $439	+0.5pp $406	+1.0pp $373

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7357 William Ave Millville, NJ	2.0	1.0	938	$1,550	$1.65	44d	1	0.44mi

Listing history 4 events

1. 2026-05-06
   status Pending 555-char remark

   Show marketing remark (555 chars)

   BRING BACK THE SPARKLE! Renovations needed. First floor features living room with cathedral ceiling and full kitchen. Upper level has 3 bedrooms and one bath. Lower basement level has finished room, laundry room, and wood stove. Wood paneling and wainscoting add a rustic touch. Outside enjoy the covered front porch, brick patio, shed and fully fenced yard. Extra lot included on corner making this a large double lot. Possible to have line adjustment, or subdivision to make the corner lot a buildable lot; otherwise, just enjoy your privacy. Come Buy!

2. 2026-04-20
   listed $125,000 Active 555-char remark

   Show marketing remark (555 chars)

   BRING BACK THE SPARKLE! Renovations needed. First floor features living room with cathedral ceiling and full kitchen. Upper level has 3 bedrooms and one bath. Lower basement level has finished room, laundry room, and wood stove. Wood paneling and wainscoting add a rustic touch. Outside enjoy the covered front porch, brick patio, shed and fully fenced yard. Extra lot included on corner making this a large double lot. Possible to have line adjustment, or subdivision to make the corner lot a buildable lot; otherwise, just enjoy your privacy. Come Buy!

3. 2001-06-20
   soldstatus $71,000
4. 1997-07-02
   soldstatus $44,900

ⓘ 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: $4,061 · $338/mo
• Projected year-2 tax: $4,061 · $338/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 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: $22,554
• − Mortgage interest: −$7,002
• − Property taxes: −$4,061
• − Insurance: −$625
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$3,636
• Taxable income: $3,622
• Est. tax owed @ 24.0%: −$869
• After-tax cash flow: $4,397/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

+178.4% since first listed

4 events — show timeline

• 2026-05-06 Pending — BRIGHT MLS
• 2026-04-20 Listed $125,000 BRIGHT MLS
• 2001-06-20 Sold (Public Records) $71,000 Public Records
• 1997-07-02 Sold (Public Records) $44,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $4,061 · +4.9% YoY. Source: county tax records.