107 Delwyn Ln · Collings Lakes, NJ 08094

$199,000

3 bd · 2.0 ba · 1,501 sqft · SingleFamily public records · 35 Days on market

Built 1960 0.26 ac lot $133/sqft · 28% below area Est $275k · 28% under $53/mo HOA · 2% of rent

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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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +8.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET! A house of your own. For a first-time buyer, this HUD-owned house is perfect. Low down. Low monthly payments. Pretty as a picture. With vinyl siding, fenced yard, detached garage, 3 bedrooms and 2 full baths. A great way to begin. Call today. Being sold as is. LBP required. Electronic bidding only. Bids due by 2/22/2026 11:59PM CST then daily until sold. FHA case #351-647139. Insured--eligible for 203K financing. Buyer is to verify all information prior to bidding. Property is available 2/21/2026. Year built is 1960. Please make an appointment to view this home with a real estate agent or broker of your choice.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1960

Property features AI

Finance

• HOA & community: HOA fee of $641 annually

Exterior

• Parking: Detached garage with front entry (2 garage spaces); Concrete driveway; Driveway parking
• Utilities: Well water; On-site septic; Electric available; Natural gas available; Cable TV available; Phone available; Sewer available; Water available
• Home design: Detached property; Estimated year built
• Construction: Frame construction with vinyl siding; Asphalt roof; Crawl space foundation
• Exterior features: Exterior lighting; Street lights; Corner lot with front yard, rear yard and side yards

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Gas oven/range; Refrigerator; Stainless steel appliances; Kitchen island
• Bedrooms: Two main-level bedrooms; One bedroom on the upper level
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Attic; Tub with shower; Ceiling fans; Kitchen island; Master bathroom; Daylight, fully finished basement with interior access and windows
• Laundry & utility: Front-loading washer; Front-loading dryer; Laundry on lower floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#460 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living B, housing B; Watch: employment C-, schools F, amenities F.
• Buena Regional School District (rural): math 11% / reading 30% proficiency, ranked #425 of 472 in NJ (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 268 active listings in the ZIP; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• This rent runs 34% of the median local income ($97k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $169k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.39% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.55%
• DSCR: 1.51
• GRM: 6.0

CMA / ARV

• ARV (median comp): $274,677
• List price: $199,000
• Delta: -27.55%
• 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
107 Delwyn Ln	0.00mi	3/2.0	1,501 (0%)	3mo	$169,000	$113	98
119 W Collings Dr	0.34mi	3/1.0	1,500 (-0%)	6mo	$320,000	$213	75
105 Delwyn Ln	0.01mi	3/1.0	1,310 (-13%)	4mo	$330,000	$252	71
105 Cloverdale Ln	0.28mi	4/2.0 (+1)	1,600 (+7%)	1mo	$390,000	$244	70
309 Jays Ave	0.47mi	3/1.5	1,422 (-5%)	3mo	$350,000	$246	65
525 Wildwood Ave	0.34mi	3/1.0	1,321 (-12%)	1mo	$312,000	$236	59
40 E Park Ave	0.70mi	3/1.5	1,572 (+5%)	3mo	$340,000	$216	56
515 Cains Mill Rd	0.27mi	3/1.0	1,317 (-12%)	10mo	$320,000	$243	55
519 Cains Mill Rd	0.29mi	3/1.0	1,340 (-11%)	12mo	$282,900	$211	55
313 Jays Ave	0.46mi	4/1.5 (+1)	1,422 (-5%)	16mo	$303,000	$213	49
207 Woodlawn Ave	0.44mi	4/2.0 (+1)	1,722 (+15%)	3mo	$389,000	$226	48
309 W Collings Dr	0.52mi	4/2.0 (+1)	1,632 (+9%)	14mo	$350,000	$214	45

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $2,113
• Equity at exit: $29,672

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $46,673
• Equity at exit: $17,206

Cash invested: $55,720 (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 08094

• Active inventory: 268
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,771 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$473 /mo · $5,680/yr
• Insurance: −$83
• HOA: −$53
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $536

Break-even live

Break-even rent $2,092

Max offer price $199,000

Occupancy floor 76%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $53 · $636/yr

Listing history 26 events

1. 2026-06-19
   days on market $199,000 Active 35 DOM
2. 2026-06-18
   days on market $199,000 Active 34 DOM
3. 2026-06-17
   days on market $199,000 Active 33 DOM
4. 2026-06-16
   days on market $199,000 Active 32 DOM
5. 2026-06-15
   days on market $199,000 Active 31 DOM
6. 2026-06-14
   days on market $199,000 Active 29 DOM
7. 2026-06-13
   days on market $199,000 Active 28 DOM
8. 2026-06-10
   days on market $199,000 Active 26 DOM
9. 2026-06-09
   days on market $199,000 Active 25 DOM
10. 2026-06-08
    days on market $199,000 Active 24 DOM
11. 2026-06-07
    days on market $199,000 Active 23 DOM
12. 2026-06-05
    days on market $199,000 Active 20 DOM
13. 2026-06-03
    days on market $199,000 Active 19 DOM
14. 2026-06-02
    days on market $199,000 Active 18 DOM
15. 2026-06-01
    days on market $199,000 Active 17 DOM
16. 2026-05-31
    days on market $199,000 Active 16 DOM
17. 2026-05-30
    days on market $199,000 Active 15 DOM
18. 2026-05-15
    listed $199,000 Active 550-char remark
19. 2026-04-02
    soldstatus $169,000 Closed 642-char remark

    Show marketing remark (642 chars)

    BACK ON THE MARKET! A house of your own. For a first-time buyer, this HUD-owned house is perfect. Low down. Low monthly payments. Pretty as a picture. With vinyl siding, fenced yard, detached garage, 3 bedrooms and 2 full baths. A great way to begin. Call today. Being sold as is. LBP required. Electronic bidding only. Bids due by 2/22/2026 11:59PM CST then daily until sold. FHA case #351-647139. Insured--eligible for 203K financing. Buyer is to verify all information prior to bidding. Property is available 2/21/2026. Year built is 1960. Please make an appointment to view this home with a real estate agent or broker of your choice.

20. 2026-02-28
    status Pending 642-char remark

    Show marketing remark (642 chars)

    BACK ON THE MARKET! A house of your own. For a first-time buyer, this HUD-owned house is perfect. Low down. Low monthly payments. Pretty as a picture. With vinyl siding, fenced yard, detached garage, 3 bedrooms and 2 full baths. A great way to begin. Call today. Being sold as is. LBP required. Electronic bidding only. Bids due by 2/22/2026 11:59PM CST then daily until sold. FHA case #351-647139. Insured--eligible for 203K financing. Buyer is to verify all information prior to bidding. Property is available 2/21/2026. Year built is 1960. Please make an appointment to view this home with a real estate agent or broker of your choice.

21. 2026-02-22
    listed $180,000 Active 642-char remark

    Show marketing remark (642 chars)

    BACK ON THE MARKET! A house of your own. For a first-time buyer, this HUD-owned house is perfect. Low down. Low monthly payments. Pretty as a picture. With vinyl siding, fenced yard, detached garage, 3 bedrooms and 2 full baths. A great way to begin. Call today. Being sold as is. LBP required. Electronic bidding only. Bids due by 2/22/2026 11:59PM CST then daily until sold. FHA case #351-647139. Insured--eligible for 203K financing. Buyer is to verify all information prior to bidding. Property is available 2/21/2026. Year built is 1960. Please make an appointment to view this home with a real estate agent or broker of your choice.

22. 2026-01-29
    soldstatus $195,000 Closed

    Show marketing remark (623 chars)

    A house of your own. For a first-time buyer, this HUD-owned house is perfect. Low down. Low monthly payments. Pretty as a picture. With vinyl siding, fenced yard, detached garage, 3 bedrooms and 2 full baths. A great way to begin. Call today. Being sold as is. LBP required. Electronic bidding only. Bids due by 11/27/2025 11:59PM CST then daily until sold. FHA case #351-647139. Insured--eligible for 203K financing. Buyer is to verify all information prior to bidding. Property is available 11/14/2025. Year built is 1960. Please make an appointment to view this home with a real estate agent or broker of your choice.

23. 2025-12-04
    status Pending

    Show marketing remark (623 chars)

    A house of your own. For a first-time buyer, this HUD-owned house is perfect. Low down. Low monthly payments. Pretty as a picture. With vinyl siding, fenced yard, detached garage, 3 bedrooms and 2 full baths. A great way to begin. Call today. Being sold as is. LBP required. Electronic bidding only. Bids due by 11/27/2025 11:59PM CST then daily until sold. FHA case #351-647139. Insured--eligible for 203K financing. Buyer is to verify all information prior to bidding. Property is available 11/14/2025. Year built is 1960. Please make an appointment to view this home with a real estate agent or broker of your choice.

24. 2025-11-14
    listed $180,000 Active

    Show marketing remark (623 chars)

    A house of your own. For a first-time buyer, this HUD-owned house is perfect. Low down. Low monthly payments. Pretty as a picture. With vinyl siding, fenced yard, detached garage, 3 bedrooms and 2 full baths. A great way to begin. Call today. Being sold as is. LBP required. Electronic bidding only. Bids due by 11/27/2025 11:59PM CST then daily until sold. FHA case #351-647139. Insured--eligible for 203K financing. Buyer is to verify all information prior to bidding. Property is available 11/14/2025. Year built is 1960. Please make an appointment to view this home with a real estate agent or broker of your choice.

25. 2001-04-24
    soldstatus $75,007
26. 1994-09-23
    soldstatus $89,900

ⓘ 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: $5,680 · $473/mo
• Projected year-2 tax: $5,680 · $473/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,250
• − Mortgage interest: −$11,147
• − Property taxes: −$5,680
• − Insurance: −$995
• − Repairs & maintenance: −$2,660
• − Management: −$2,660
• − HOA: −$636
• − Depreciation: −$5,789
• Taxable income: $3,683
• Est. tax owed @ 24.0%: −$884
• After-tax cash flow: $5,550/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: Buena Regional School District
• NCES district ID: 3402400
• Math proficiency: 11% ▼ -12.00%
• Reading proficiency: 30% ▼ -3.00%
• Median HH income: $52,887
• Composite: 18.53/100
• National rank: #8915
• State rank: #425 of 472 in NJ

Livability — Collings Lakes

• Score: 61/100
• State rank: #460
• US rank: #17498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Collings Lakes, NJ
• County: Gloucester County · 160,422 people
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

Population outlook (Atlantic County) Hauer SSP2

• Today (2025): 268,948 people
• By 2030: 264,497 · -1.7%
• By 2040: 252,261 · -6.2%
• By 2050: 237,846 · -11.6%
• By 2075: 210,650 · -21.7%
• By 2100: 180,234 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 1%

Political lean MEDSL · Atlantic

• 2024 margin: Toss-up / Even · D 47.7% · R 50.7% · Other 1.6%
• 2008→2024 swing: -18.1pp toward R · 2008: 15.1pp · 2024: -3.0pp
• All cycles: 2024: R+3.0 2020: D+6.7 2016: D+6.2 2012: D+17.2 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -213.12%
• Current HPI: 278.3849
• Rent YoY: —
• 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

+88.0% since first listed

10 events — show timeline

• 2026-05-27 Sold (Public Records) $169,000 Public Records
• 2026-05-15 Listed $199,000 BRIGHT MLS
• 2026-04-02 Sold (MLS) $169,000 BRIGHT MLS
• 2026-02-28 Pending — BRIGHT MLS
• 2026-02-22 Listed $180,000 BRIGHT MLS
• 2026-01-29 Sold (MLS) $195,000 BRIGHT MLS
• 2025-12-04 Pending — BRIGHT MLS
• 2025-11-14 Listed $180,000 BRIGHT MLS
• 2001-04-24 Sold (Public Records) $75,007 Public Records
• 1994-09-23 Sold (Public Records) $89,900 Public Records

Property tax history

+2.5%/yr

Latest (2025): $5,680 · +5.0% YoY. Source: county tax records.