225 Robin Rd · Laurel Lake, NJ 08332

$49,900

2 bd · 1.0 ba · 985 sqft · SingleFamily public records · 30 Days on market

Built 1970 10,000 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

INVESTOR ALERT!!! Single family home ready for a homeowner looking for serious sweat equity or an investor looking to add a cash-flowing rental to their portfolio! Strictly as-is sale, buyer is responsible for the CO. Seller obtained property via tax lien foreclosure. Seller makes no guarantees or warranties as to the condition or accuracy of the information provided. Seller has never seen nor been to property. Seller prefers to use Brennan Title to complete the transaction. Schedule your private tour today!

Key facts

• 0.23 acre lot
• Built 1970
• Listed 29 days

Property features AI

Finance

• Other: Ownership: Fee simple; Year built and size sources reported from assessor

Exterior

• Parking: Driveway
• Utilities: Private water; Private sewer; Natural gas service
• Home design: Detached home; Above-grade finished living space reported (985 by assessor)
• Construction: Aluminum siding; Crawl space foundation
• Exterior features: Lot dimensions approximately 100 x 100; No tidal water

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Radiator heating; Natural gas heating and hot water
• Interior features: Level entry to main living area; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.9% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 2 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 $34k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.1% 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 $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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: 3.22% ✓
• Cap rate: 25.85%
• Cash-on-cash: 69.86%
• DSCR: 4.11
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $209,805
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7210 Dove Pl	0.49mi	3/1.0 (+1)	988 (+0%)	1mo	$123,000	$124	71
7178 Keron Dr	0.61mi	2/1.0	980 (-0%)	3mo	$170,000	$173	68
420 Doe Pl	0.37mi	3/1.0 (+1)	1,056 (+7%)	7mo	$225,000	$213	60
701 Uranus Rd	0.67mi	2/1.0	1,056 (+7%)	1mo	$200,100	$189	56
12 Pleasantview Dr	0.52mi	3/1.0 (+1)	907 (-8%)	2mo	$236,000	$260	56
7414 Battle Ln	0.29mi	2/2.0	1,128 (+14%)	8mo	$265,000	$235	52
5601 Briarwood Dr	0.51mi	3/2.0 (+1)	1,040 (+6%)	9mo	$210,000	$202	50
7201 Battle Ln	0.22mi	3/2.0 (+1)	1,120 (+14%)	10mo	$225,000	$201	50
5211 Magnolia Dr	0.68mi	3/2.0 (+1)	960 (-2%)	7mo	$232,000	$242	49
110 Daffodil Rd	0.35mi	1/2.0 (-1)	858 (-13%)	5mo	$187,500	$219	49
200 W Buckshutem Rd	0.70mi	2/1.0	852 (-14%)	8mo	$115,000	$135	38
5112 Magnolia Dr	0.72mi	3/2.0 (+1)	1,100 (+12%)	10mo	$240,000	$218	30

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: 68.1%
• Equity multiple: 4.01×
• Total profit: $42,119
• Equity at exit: $7,440

10-year hold

• IRR: 71.9%
• Equity multiple: 7.94×
• Total profit: $96,956
• Equity at exit: $4,314

Cash invested: $13,972 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,604 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$172 /mo · $2,059/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $813

Break-even live

Break-even rent $575

Max offer price $49,900

Occupancy floor 44%

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: $12,475
• Closing costs: $1,497
• 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	0.88mi

Listing history 19 events

1. 2026-06-19
   days on market $49,900 Active 30 DOM
2. 2026-06-18
   days on market $49,900 Active 29 DOM
3. 2026-06-17
   days on market $49,900 Active 28 DOM
4. 2026-06-16
   days on market $49,900 Active 27 DOM
5. 2026-06-15
   days on market $49,900 Active 26 DOM
6. 2026-06-14
   days on market $49,900 Active 24 DOM
7. 2026-06-13
   days on market $49,900 Active 23 DOM
8. 2026-06-10
   days on market $49,900 Active 21 DOM
9. 2026-06-09
   days on market $49,900 Active 20 DOM
10. 2026-06-08
    days on market $49,900 Active 19 DOM
11. 2026-06-07
    days on market $49,900 Active 18 DOM
12. 2026-06-02
    days on market $49,900 Active 13 DOM
13. 2026-06-01
    days on market $49,900 Active 12 DOM
14. 2026-05-31
    days on market $49,900 Active 11 DOM
15. 2026-05-30
    days on market $49,900 Active 10 DOM
16. 2026-05-21
    listed $49,900 Active 513-char remark

    Show marketing remark (513 chars)

    INVESTOR ALERT!!! Single family home ready for a homeowner looking for serious sweat equity or an investor looking to add a cash-flowing rental to their portfolio! Strictly as-is sale, buyer is responsible for the CO. Seller obtained property via tax lien foreclosure. Seller makes no guarantees or warranties as to the condition or accuracy of the information provided. Seller has never seen nor been to property. Seller prefers to use Brennan Title to complete the transaction. Schedule your private tour today!

17. 2026-05-20
    listed $49,900 Active
18. 1993-11-12
    soldstatus $34,500
19. 1988-08-05
    soldstatus $11,900

ⓘ 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: $2,059 · $172/mo
• Projected year-2 tax: $2,059 · $172/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 4/10 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: $19,252
• − Mortgage interest: −$2,795
• − Property taxes: −$2,059
• − Insurance: −$250
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$1,452
• Taxable income: $9,617
• Est. tax owed @ 24.0%: −$2,308
• After-tax cash flow: $7,453/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

+319.3% since first listed

4 events — show timeline

• 2026-05-21 Listed $49,900 SJSRMLS
• 2026-05-20 Listed $49,900 BRIGHT MLS
• 1993-11-12 Sold (Public Records) $34,500 Public Records
• 1988-08-05 Sold (Public Records) $11,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,059 · +4.9% YoY. Source: county tax records.