336 Jute Rd · Laurel Lake, NJ 08332

$145,000

2 bd · 1.0 ba · 776 sqft · SingleFamily public records · 150 Days on market

Built 1960 5,998 sqft lot $187/sqft · 22% below area Est $186k · 22% 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 +17.8/30.0
• ARV discount +15.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.6/10.0
• 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 the market this 2-bedroom home located in Commercial Township! As you walk through the front door, you’ll step into a spacious living room featuring large windows that bring in an abundance of natural light. Just off the living room, you’ll step up into an eat-in kitchen and dining area that offers plenty of room for a large table. Off the kitchen, you’ll find the first-floor bedroom and full bathroom. A side door off the kitchen leads to a large side deck, perfect for relaxing or entertaining. Steps from the kitchen lead to the lower level, where the second bedroom is located, along with a laundry area and two additional bonus rooms. This property also includes a driveway and an open backyard, ideal for gatherings. This property is being sold as-is.

Key facts

• Large windows
• Bonus rooms
• Side deck

Tags

• LARGE WINDOWS
• EAT-IN KITCHEN
• SIDE DECK
• OPEN BACKYARD
• BONUS ROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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

• It's been on market 150 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $45k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; list at $145k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 7.8

CMA / ARV

• ARV (median comp): $186,451
• List price: $145,000
• Delta: -22.23%
• 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
328 Jute Rd	0.02mi	2/1.0	753 (-3%)	7mo	$184,500	$245	88
1857 Lakeshore Dr	0.31mi	1/1.0 (-1)	736 (-5%)	8mo	$60,000	$82	65
107 Pine Rd	0.72mi	2/1.0	776 (0%)	4mo	$184,900	$238	63
118 Canary Rd	0.36mi	2/1.0	660 (-15%)	2mo	$187,000	$283	56
432 Mistle Rd	0.52mi	2/1.0	700 (-10%)	4mo	$129,900	$186	56
400 Satinwood Rd	0.20mi	2/1.0	864 (+11%)	22mo	$155,000	$179	54
110 Daffodil Rd	0.36mi	1/2.0 (-1)	858 (+11%)	5mo	$187,500	$219	53
214 SE Lakeshore Dr	0.69mi	2/1.0	828 (+7%)	18mo	$240,000	$290	41
246 Poplar Rd	0.35mi	3/2.0 (+1)	864 (+11%)	19mo	$123,000	$142	40
439 Mistle Rd	0.50mi	2/1.0	858 (+11%)	23mo	$25,000	$29	39
215 Nymph Rd	0.43mi	2/2.0	880 (+13%)	20mo	$195,000	$222	37
209 Dandelion Rd	0.65mi	3/1.0 (+1)	888 (+14%)	24mo	$215,000	$242	20

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-17,488
• Equity at exit: $21,620

10-year hold

• IRR: -4.6%
• Equity multiple: 0.71×
• Total profit: $-11,705
• Equity at exit: $12,537

Cash invested: $40,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$281 /mo · $3,366/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $119

Break-even live

Break-even rent $1,394

Max offer price $145,000

Occupancy floor 87%

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: $36,250
• Closing costs: $4,350
• 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	0.95mi

Listing history 32 events

1. 2026-06-19
   days on market $145,000 Active 150 DOM
2. 2026-06-18
   days on market $145,000 Active 149 DOM
3. 2026-06-17
   days on market $145,000 Active 148 DOM
4. 2026-06-16
   days on market $145,000 Active 147 DOM
5. 2026-06-15
   price $145,000 Active 146 DOM
6. 2026-06-15
   days on market $155,000 Active 146 DOM
7. 2026-06-14
   days on market $155,000 Active 144 DOM
8. 2026-06-13
   days on market $155,000 Active 143 DOM
9. 2026-06-10
   days on market $155,000 Active 141 DOM
10. 2026-06-09
    days on market $155,000 Active 140 DOM
11. 2026-06-08
    days on market $155,000 Active 139 DOM
12. 2026-06-07
    days on market $155,000 Active 138 DOM
13. 2026-06-02
    days on market $155,000 Active 133 DOM
14. 2026-06-01
    days on market $155,000 Active 132 DOM
15. 2026-05-31
    days on market $155,000 Active 131 DOM
16. 2026-05-30
    days on market $155,000 Active 130 DOM
17. 2026-03-30
    price $165,000 789-char remark

    Show marketing remark (789 chars)

    Welcome to the market this 2-bedroom home located in Commercial Township! As you walk through the front door, you’ll step into a spacious living room featuring large windows that bring in an abundance of natural light. Just off the living room, you’ll step up into an eat-in kitchen and dining area that offers plenty of room for a large table. Off the kitchen, you’ll find the first-floor bedroom and full bathroom. A side door off the kitchen leads to a large side deck, perfect for relaxing or entertaining. Steps from the kitchen lead to the lower level, where the second bedroom is located, along with a laundry area and two additional bonus rooms. This property also includes a driveway and an open backyard, ideal for gatherings. This property is being sold as-is.

18. 2026-02-19
    price $175,000 789-char remark

    Show marketing remark (789 chars)

    Welcome to the market this 2-bedroom home located in Commercial Township! As you walk through the front door, you’ll step into a spacious living room featuring large windows that bring in an abundance of natural light. Just off the living room, you’ll step up into an eat-in kitchen and dining area that offers plenty of room for a large table. Off the kitchen, you’ll find the first-floor bedroom and full bathroom. A side door off the kitchen leads to a large side deck, perfect for relaxing or entertaining. Steps from the kitchen lead to the lower level, where the second bedroom is located, along with a laundry area and two additional bonus rooms. This property also includes a driveway and an open backyard, ideal for gatherings. This property is being sold as-is.

19. 2026-01-20
    listed $190,000 Active 789-char remark

    Show marketing remark (789 chars)

    Welcome to the market this 2-bedroom home located in Commercial Township! As you walk through the front door, you’ll step into a spacious living room featuring large windows that bring in an abundance of natural light. Just off the living room, you’ll step up into an eat-in kitchen and dining area that offers plenty of room for a large table. Off the kitchen, you’ll find the first-floor bedroom and full bathroom. A side door off the kitchen leads to a large side deck, perfect for relaxing or entertaining. Steps from the kitchen lead to the lower level, where the second bedroom is located, along with a laundry area and two additional bonus rooms. This property also includes a driveway and an open backyard, ideal for gatherings. This property is being sold as-is.

20. 2022-11-11
    historical
21. 2022-10-20
    price $145,000
22. 2022-09-24
    historical
23. 2022-09-24
    listed $170,000 Active
24. 2022-09-06
    status Pending
25. 2022-08-15
    historical
26. 2022-08-15
    listed $173,900 Active
27. 2022-07-27
    listed $175,000 Active
28. 2022-07-27
    historical
29. 2022-06-14
    historical
30. 2022-06-14
    listed $175,000 Active
31. 2022-05-11
    listed $179,900 Active
32. 2018-12-04
    soldstatus $76,900

ⓘ 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: $3,366 · $281/mo
• Projected year-2 tax: $3,488 · $291/mo
• Expected delta: +$122/yr (+$10/mo · 3.6%)

ⓘ 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 5/10 Major
• 🌡 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: $18,531
• − Mortgage interest: −$8,122
• − Property taxes: −$3,366
• − Insurance: −$725
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$4,218
• Taxable loss: −$866
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $1,631/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
• City population: 35,228
• 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

+114.6% since first listed

16 events — show timeline

• 2026-03-30 Price Changed $165,000 BRIGHT MLS
• 2026-02-19 Price Changed $175,000 BRIGHT MLS
• 2026-01-20 Listed $190,000 BRIGHT MLS
• 2022-11-11 Listing Removed — BRIGHT MLS
• 2022-10-20 Price Changed $145,000 BRIGHT MLS
• 2022-09-24 Listing Removed — BRIGHT MLS
• 2022-09-24 Listed $170,000 BRIGHT MLS
• 2022-09-06 Pending — BRIGHT MLS
• 2022-08-15 Listing Removed — BRIGHT MLS
• 2022-08-15 Listed $173,900 BRIGHT MLS
• 2022-07-27 Listing Removed — BRIGHT MLS
• 2022-07-27 Listed $175,000 BRIGHT MLS
• 2022-06-14 Listed $175,000 BRIGHT MLS
• 2022-06-14 Listing Removed — BRIGHT MLS
• 2022-05-11 Listed $179,900 BRIGHT MLS
• 2018-12-04 Sold (Public Records) $76,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,366 · +4.9% YoY. Source: county tax records.