106 Lakeside Dr · Glassboro, NJ 08028

$275,000

4 bd · 1.5 ba · 1,650 sqft · SingleFamily public records · 8 Days on market

Built 1959 Est $384k · 28% under

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.3/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

nice colonial with open front porch and rear deck - newer windows, vinyl & roof - fenced rear yard with shaded oak trees and shed. entry foyer, large living room that features hardwood floors and fireplace. enjoy your company with the open floor plan with the kitchen and eating area, which is the entire right hand side of 1st floor. interior access to 1 car garage. 4 bedroom up and full bath. full basement. wont take much to make 100%. buyer responsible for inspections and c/o. prior to offer submission buyer and buyers agent needs to ensure buyers financing type (if any) meets as-is sale terms.

Key facts

• Garage
• Built 1959
• Listed 8 days

Property features AI

Finance

• Other: Ownership is fee simple; Finish area and year-built sourced from assessor

Exterior

• Parking: Front-entry attached garage with interior access; Concrete driveway; One garage/parking space
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached structure; Frame construction
• Construction: Block foundation; Above- and below-grade structures
• Exterior features: No tidal water

Interior

• Bedrooms: Four bedrooms on the upper level
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: 90% forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Unfinished basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Cap rate 8.1% vs local median 4.5% in Glassboro — 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 81/100 on livability (#57 in NJ, #1,498 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D+, cost of living D-.
• Glassboro School District (suburban): math 10% / reading 33% proficiency, ranked #412 of 472 in NJ (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.6%/yr); 75 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 42% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $8k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y 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 $110k; list at $275k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% 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 $275,000

Questions for the listing agent

1. Built in 1959 — 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 D-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: 1.13% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $384,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Lakeside Dr	0.00mi	4/1.5	1,650 (0%)	1mo	$300,000	$182	99
204 Lakeside Dr	0.18mi	4/2.5	1,650 (0%)	6mo	$335,000	$203	82
1300 Cedar Ave	0.21mi	4/1.5	1,568 (-5%)	4mo	$355,000	$226	79
412 Alcyon Blvd	0.28mi	3/2.0 (-1)	1,648 (-0%)	2mo	$375,000	$228	78
1202 Woodruff Rd	0.11mi	3/2.5 (-1)	1,719 (+4%)	4mo	$465,000	$271	75
433 Edsam Ave	0.30mi	4/2.0	1,688 (+2%)	9mo	$365,000	$216	72
420 Tuohy Ave	0.44mi	4/1.5	1,604 (-3%)	7mo	$430,000	$268	69
354 West Ave	0.50mi	3/2.5 (-1)	1,650 (0%)	7mo	$410,000	$248	62
6 Mayfair Ave	0.46mi	4/3.0	1,708 (+4%)	8mo	$390,000	$228	60
19 Fairmount Dr	0.53mi	3/1.5 (-1)	1,526 (-8%)	1mo	$355,000	$233	57
604 Mckinley Ave	0.65mi	3/2.5 (-1)	1,664 (+1%)	6mo	$440,000	$264	55
421 Roosevelt Ave	0.56mi	4/2.0	1,890 (+14%)	6mo	$541,000	$286	42

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 · 4.64% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-12,356
• Equity at exit: $41,003

10-year hold

• IRR: 7.4%
• Equity multiple: 1.60×
• Total profit: $46,536
• Equity at exit: $23,777

Cash invested: $77,000 (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 08028

• Home prices YoY: -21.2%
• Rents YoY: 4.6%
• Active inventory: 75
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,118 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$485 /mo · $5,819/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $421

Break-even live

Break-even rent $2,584

Max offer price $275,000

Occupancy floor 81%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Beau Rivage Dr Glassboro, NJ	3.0	1.5	1152	$1,725	$1.50	10d	1	0.53mi
104 Fairview Dr Glassboro, NJ	3.0	2.0	1636	$2,700	$1.65	1d	1	0.62mi
703 S Woodbury Rd Pitman, NJ	3.0	2.0	1800	$700	$0.39	24d	1	0.82mi
404 Franklin Rd Glassboro, NJ	5.0	2.0	1916	$3,000	$1.57	3d	1	1.07mi
1 Cornell Rd Glassboro, NJ	5.0	3.0	1803	$3,600	$2.00	14d	1	1.33mi
303 Ellis St Glassboro, NJ	4.0	2.0	1440	$2,500	$1.74	18d	1	1.35mi
310 Ellis St Glassboro, NJ	4.0	2.0	1424	$2,550	$1.79	1d	1	1.38mi
107 Laurel Ave Glassboro, NJ	5.0	2.0	1891	$2,875	$1.52	10d	1	1.49mi

Listing history 25 events

1. 2026-04-17
   status Pending
2. 2026-04-10
   listed $275,000 Active
3. 2026-04-08
   historical $275,000
4. 2016-03-11
   soldstatus $110,000 Sold 606-char remark

   Show marketing remark (608 chars)

   nice colonial with open front porch and rear deck - newer windows, vinyl & roof - fenced rear yard with shaded oak trees and shed. entry foyer, large living room that features hardwood floors and fireplace. enjoy your company with the open floor plan with the kitchen and eating area, which is the entire right hand side of 1st floor. interior access to 1 car garage. 4 bedroom up and full bath. full basement. wont take much to make 100%. buyer responsible for inspections and c/o. prior to offer submission buyer and buyers agent needs to ensure buyers financing type (if any) meets as-is sale terms.

5. 2016-03-11
   soldstatus $110,000 608-char remark

   Show marketing remark (608 chars)

   nice colonial with open front porch and rear deck - newer windows, vinyl & roof - fenced rear yard with shaded oak trees and shed. entry foyer, large living room that features hardwood floors and fireplace. enjoy your company with the open floor plan with the kitchen and eating area, which is the entire right hand side of 1st floor. interior access to 1 car garage. 4 bedroom up and full bath. full basement. wont take much to make 100%. buyer responsible for inspections and c/o. prior to offer submission buyer and buyers agent needs to ensure buyers financing type (if any) meets as-is sale terms.

6. 2016-02-04
   status Under Contract 606-char remark

   Show marketing remark (608 chars)

   nice colonial with open front porch and rear deck - newer windows, vinyl & roof - fenced rear yard with shaded oak trees and shed. entry foyer, large living room that features hardwood floors and fireplace. enjoy your company with the open floor plan with the kitchen and eating area, which is the entire right hand side of 1st floor. interior access to 1 car garage. 4 bedroom up and full bath. full basement. wont take much to make 100%. buyer responsible for inspections and c/o. prior to offer submission buyer and buyers agent needs to ensure buyers financing type (if any) meets as-is sale terms.

7. 2016-02-04
   historical 608-char remark

   Show marketing remark (608 chars)

   nice colonial with open front porch and rear deck - newer windows, vinyl & roof - fenced rear yard with shaded oak trees and shed. entry foyer, large living room that features hardwood floors and fireplace. enjoy your company with the open floor plan with the kitchen and eating area, which is the entire right hand side of 1st floor. interior access to 1 car garage. 4 bedroom up and full bath. full basement. wont take much to make 100%. buyer responsible for inspections and c/o. prior to offer submission buyer and buyers agent needs to ensure buyers financing type (if any) meets as-is sale terms.

8. 2016-01-26
   price $110,900 606-char remark

   Show marketing remark (606 chars)

   nice colonial with open front porch and rear deck - newer windows, vinyl & roof - fenced rear yard with shaded oak trees and shed. entry foyer, large living room that features hardwood floors and fireplace. enjoy your company with the open floor plan with the kitchen and eating area, which is the entire right hand side of 1st floor. interior access to 1 car garage. 4 bedroom up and full bath. full basement. wont take much to make 100%. buyer responsible for inspections and c/o. prior to offer submission buyer and buyers agent needs to ensure buyers financing type (if any) meets as-is sale terms.

9. 2016-01-06
   price $115,900 606-char remark

   Show marketing remark (606 chars)

   nice colonial with open front porch and rear deck - newer windows, vinyl & roof - fenced rear yard with shaded oak trees and shed. entry foyer, large living room that features hardwood floors and fireplace. enjoy your company with the open floor plan with the kitchen and eating area, which is the entire right hand side of 1st floor. interior access to 1 car garage. 4 bedroom up and full bath. full basement. wont take much to make 100%. buyer responsible for inspections and c/o. prior to offer submission buyer and buyers agent needs to ensure buyers financing type (if any) meets as-is sale terms.

10. 2015-12-23
    price $119,900 606-char remark

    Show marketing remark (606 chars)

    nice colonial with open front porch and rear deck - newer windows, vinyl & roof - fenced rear yard with shaded oak trees and shed. entry foyer, large living room that features hardwood floors and fireplace. enjoy your company with the open floor plan with the kitchen and eating area, which is the entire right hand side of 1st floor. interior access to 1 car garage. 4 bedroom up and full bath. full basement. wont take much to make 100%. buyer responsible for inspections and c/o. prior to offer submission buyer and buyers agent needs to ensure buyers financing type (if any) meets as-is sale terms.

11. 2015-12-11
    price $134,900 606-char remark

    Show marketing remark (606 chars)

    nice colonial with open front porch and rear deck - newer windows, vinyl & roof - fenced rear yard with shaded oak trees and shed. entry foyer, large living room that features hardwood floors and fireplace. enjoy your company with the open floor plan with the kitchen and eating area, which is the entire right hand side of 1st floor. interior access to 1 car garage. 4 bedroom up and full bath. full basement. wont take much to make 100%. buyer responsible for inspections and c/o. prior to offer submission buyer and buyers agent needs to ensure buyers financing type (if any) meets as-is sale terms.

12. 2015-11-20
    listed $139,900 Active 606-char remark

    Show marketing remark (606 chars)

    nice colonial with open front porch and rear deck - newer windows, vinyl & roof - fenced rear yard with shaded oak trees and shed. entry foyer, large living room that features hardwood floors and fireplace. enjoy your company with the open floor plan with the kitchen and eating area, which is the entire right hand side of 1st floor. interior access to 1 car garage. 4 bedroom up and full bath. full basement. wont take much to make 100%. buyer responsible for inspections and c/o. prior to offer submission buyer and buyers agent needs to ensure buyers financing type (if any) meets as-is sale terms.

13. 2015-11-17
    listed $110,900 608-char remark

    Show marketing remark (608 chars)

    nice colonial with open front porch and rear deck - newer windows, vinyl & roof - fenced rear yard with shaded oak trees and shed. entry foyer, large living room that features hardwood floors and fireplace. enjoy your company with the open floor plan with the kitchen and eating area, which is the entire right hand side of 1st floor. interior access to 1 car garage. 4 bedroom up and full bath. full basement. wont take much to make 100%. buyer responsible for inspections and c/o. prior to offer submission buyer and buyers agent needs to ensure buyers financing type (if any) meets as-is sale terms.

14. 2015-10-31
    historical
15. 2015-06-18
    listed $139,900
16. 2013-10-18
    historical
17. 2012-10-18
    listed $169,500
18. 2005-08-18
    soldstatus $206,000
19. 2005-08-12
    soldstatus $206,000
20. 2005-06-09
    historical
21. 2005-05-28
    historical
22. 2005-05-25
    listed $206,000
23. 2004-06-14
    listed $199,600
24. 1986-01-21
    soldstatus $72,000
25. 1983-12-01
    soldstatus $65,500

ⓘ 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: $5,819 · $485/mo
• Projected year-2 tax: $6,333 · $528/mo
• Expected delta: +$514/yr (+$43/mo · 8.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,414
• − Mortgage interest: −$15,404
• − Property taxes: −$5,819
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,993
• − Management: −$2,993
• − Depreciation: −$8,000
• Taxable income: $830
• Est. tax owed @ 24.0%: −$199
• After-tax cash flow: $4,858/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: Glassboro School District
• NCES district ID: 3405880
• Math proficiency: 10% ▼ -20.00%
• Reading proficiency: 33% ▼ -3.00%
• Median HH income: $61,819
• Composite: 20.19/100
• National rank: #8631
• State rank: #412 of 472 in NJ

Livability — Glassboro

• Score: 81/100
• State rank: #57
• US rank: #1498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glassboro, NJ
• County: Gloucester County · 160,422 people
• City population: 25,098
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 25,098
• Household income: $89,130
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 775.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Black 18% Hispanic / Latino 10% Asian 7% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 3% Italian 1% Slovak 1%
• Foreign-born: 9% · Canada, Jamaica, China
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 3% 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: ▼ -79.06%
• Current HPI: 293.7251
• Rent YoY: ▲ 4.64%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• 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

+319.8% since first listed

25 events — show timeline

• 2026-04-17 Pending — BRIGHT MLS
• 2026-04-10 Listed $275,000 BRIGHT MLS
• 2026-04-08 Coming Soon $275,000 BRIGHT MLS
• 2016-03-11 Sold (MLS) $110,000 BRIGHT MLS
• 2016-03-11 Sold (MLS) $110,000 TREND
• 2016-02-04 Pending — TREND
• 2016-02-04 Listing Removed — BRIGHT MLS
• 2016-01-26 Price Changed $110,900 TREND
• 2016-01-06 Price Changed $115,900 TREND
• 2015-12-23 Price Changed $119,900 TREND
• 2015-12-11 Price Changed $134,900 TREND
• 2015-11-20 Listed $139,900 TREND
• 2015-11-17 Listed $110,900 BRIGHT MLS
• 2015-10-31 Listing Removed — BRIGHT MLS
• 2015-06-18 Listed $139,900 BRIGHT MLS
• 2013-10-18 Listing Removed — BRIGHT MLS
• 2012-10-18 Listed $169,500 BRIGHT MLS
• 2005-08-18 Sold (Public Records) $206,000 Public Records
• 2005-08-12 Sold (MLS) $206,000 BRIGHT MLS
• 2005-06-09 Listing Removed — BRIGHT MLS
• 2005-05-28 Listing Removed — BRIGHT MLS
• 2005-05-25 Listed $206,000 BRIGHT MLS
• 2004-06-14 Listed $199,600 BRIGHT MLS
• 1986-01-21 Sold (Public Records) $72,000 Public Records
• 1983-12-01 Sold (Public Records) $65,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $5,819 · +3.3% YoY. Source: county tax records.