453 Doe Pl · Laurel Lake, NJ 08332

$140,000

2 bd · 1.5 ba · 924 sqft · SingleFamily public records · 32 Days on market

Built 1984 0.32 ac lot Est $197k · 29% 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.3/10.0
• 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 this charming 3-bedroom, 1.5-bathroom mobile home with a lot of potential. Situated on a corner lot, this home features a spacious and fully fenced backyard complete with 2 sheds, both equipped with electricity. The interior of the home boasts a functional layout and includes all necessary appliances such as a refrigerator, stove, microwave, washer, and dryer. The owner purchased the property 8 years ago and had both the well and septic certified at that time. Although the home is being sold in as-is condition and may require some TLC, the owners have maintained all of the major components of the home and it presents a fantastic opportunity to add all of your personal touches. Don't miss out on this great property!

Key facts

• Large corner lot
• Passing water cert
• Passing septic cert

Tags

• LARGE CORNER LOT
• SCREENED IN HOBBY SHED
• NEW WELL TANK
• PASSING SEPTIC CERT
• PASSING WATER CERT

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Driveway; On-street parking
• Utilities: Well water; On-site septic; 200+ amp electric service
• Home design: Manufactured home; Estimated year built
• Construction: Frame construction; Shingle and rubber roof; No basement
• Exterior features: Outbuilding(s) / shed; Play area; Chain-link fencing; Cleared, corner lot

Interior

• Kitchen: Microwave; Stove; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Ceramic tile; Laminate
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Window cooling units (electric)
• Interior features: Breakfast area / eat-in kitchen; Tub with shower
• Laundry & utility: Washer; Dryer; Main-floor laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% 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 $968 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 32 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $55k; list at $140k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 79% 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $196,812
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 Quail Rd	0.17mi	2/1.5	942 (+2%)	14mo	$215,000	$228	77
7210 Dove Pl	0.10mi	3/1.0 (+1)	988 (+7%)	1mo	$123,000	$124	76
7178 Keron Dr	0.24mi	2/1.0	980 (+6%)	3mo	$170,000	$173	74
7737 Raymond Dr	0.46mi	3/1.0 (+1)	896 (-3%)	7mo	$191,999	$214	60
420 Doe Pl	0.07mi	3/1.0 (+1)	1,056 (+14%)	7mo	$225,000	$213	60
7079 Charles Pl	0.59mi	3/2.0 (+1)	888 (-4%)	1mo	$269,000	$303	58
12 Pleasantview Dr	0.66mi	3/1.0 (+1)	907 (-2%)	2mo	$236,000	$260	57
421 Evergreen Rd	0.20mi	2/1.0	1,040 (+13%)	13mo	$200,000	$192	57
115 Robin Rd	0.51mi	3/2.0 (+1)	960 (+4%)	10mo	$177,000	$184	54
232 Jute Rd	0.54mi	3/2.0 (+1)	952 (+3%)	13mo	$187,500	$197	52
110 Daffodil Rd	0.75mi	1/2.0 (-1)	858 (-7%)	5mo	$187,500	$219	42
139 Jute Rd	0.66mi	1/1.0 (-1)	1,016 (+10%)	13mo	$145,000	$143	35

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-10,055
• Equity at exit: $20,874

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $3,124
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$231 /mo · $2,775/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $224

Break-even live

Break-even rent $1,296

Max offer price $140,000

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: $35,000
• Closing costs: $4,200
• 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	43d	1	0.48mi

Listing history 24 events

1. 2026-06-19
   days on market $140,000 Active 32 DOM
2. 2026-06-18
   days on market $140,000 Active 31 DOM
3. 2026-06-17
   days on market $140,000 Active 30 DOM
4. 2026-06-16
   days on market $140,000 Active 29 DOM
5. 2026-06-15
   days on market $140,000 Active 28 DOM
6. 2026-06-14
   days on market $140,000 Active 26 DOM
7. 2026-06-13
   days on market $140,000 Active 25 DOM
8. 2026-06-10
   days on market $140,000 Active 23 DOM
9. 2026-06-09
   days on market $140,000 Active 22 DOM
10. 2026-06-08
    days on market $140,000 Active 21 DOM
11. 2026-06-07
    days on market $140,000 Active 20 DOM
12. 2026-06-02
    days on market $140,000 Active 15 DOM
13. 2026-06-01
    days on market $140,000 Active 14 DOM
14. 2026-05-31
    days on market $140,000 Active 13 DOM
15. 2026-05-30
    days on market $140,000 Active 12 DOM
16. 2026-05-18
    listed $140,000 Active 680-char remark
17. 2023-05-03
    soldstatus $55,000
18. 2023-04-30
    soldstatus $55,000 Closed 735-char remark

    Show marketing remark (735 chars)

    Welcome to this charming 3-bedroom, 1.5-bathroom mobile home with a lot of potential. Situated on a corner lot, this home features a spacious and fully fenced backyard complete with 2 sheds, both equipped with electricity. The interior of the home boasts a functional layout and includes all necessary appliances such as a refrigerator, stove, microwave, washer, and dryer. The owner purchased the property 8 years ago and had both the well and septic certified at that time. Although the home is being sold in as-is condition and may require some TLC, the owners have maintained all of the major components of the home and it presents a fantastic opportunity to add all of your personal touches. Don't miss out on this great property!

19. 2023-03-06
    status Pending 735-char remark

    Show marketing remark (735 chars)

    Welcome to this charming 3-bedroom, 1.5-bathroom mobile home with a lot of potential. Situated on a corner lot, this home features a spacious and fully fenced backyard complete with 2 sheds, both equipped with electricity. The interior of the home boasts a functional layout and includes all necessary appliances such as a refrigerator, stove, microwave, washer, and dryer. The owner purchased the property 8 years ago and had both the well and septic certified at that time. Although the home is being sold in as-is condition and may require some TLC, the owners have maintained all of the major components of the home and it presents a fantastic opportunity to add all of your personal touches. Don't miss out on this great property!

20. 2023-02-13
    price $80,000 735-char remark

    Show marketing remark (735 chars)

    Welcome to this charming 3-bedroom, 1.5-bathroom mobile home with a lot of potential. Situated on a corner lot, this home features a spacious and fully fenced backyard complete with 2 sheds, both equipped with electricity. The interior of the home boasts a functional layout and includes all necessary appliances such as a refrigerator, stove, microwave, washer, and dryer. The owner purchased the property 8 years ago and had both the well and septic certified at that time. Although the home is being sold in as-is condition and may require some TLC, the owners have maintained all of the major components of the home and it presents a fantastic opportunity to add all of your personal touches. Don't miss out on this great property!

21. 2023-02-06
    listed $90,000 Active 735-char remark

    Show marketing remark (735 chars)

    Welcome to this charming 3-bedroom, 1.5-bathroom mobile home with a lot of potential. Situated on a corner lot, this home features a spacious and fully fenced backyard complete with 2 sheds, both equipped with electricity. The interior of the home boasts a functional layout and includes all necessary appliances such as a refrigerator, stove, microwave, washer, and dryer. The owner purchased the property 8 years ago and had both the well and septic certified at that time. Although the home is being sold in as-is condition and may require some TLC, the owners have maintained all of the major components of the home and it presents a fantastic opportunity to add all of your personal touches. Don't miss out on this great property!

22. 2015-04-16
    soldstatus $30,000
23. 2012-07-20
    historical

    Show marketing remark (111 chars)

    Nice home on corner lot. 3 Bedrooms, gas heat, central air, fenced yard. Come see about this affordable living.

24. 2012-06-13
    listed $59,000

    Show marketing remark (111 chars)

    Nice home on corner lot. 3 Bedrooms, gas heat, central air, fenced yard. Come see about this affordable living.

ⓘ 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: $2,775 · $231/mo
• Projected year-2 tax: $3,131 · $261/mo
• Expected delta: +$355/yr (+$30/mo · 12.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 79% 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: $18,947
• − Mortgage interest: −$7,842
• − Property taxes: −$2,775
• − Insurance: −$700
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$4,073
• Taxable income: $525
• Est. tax owed @ 24.0%: −$126
• After-tax cash flow: $2,557/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

+137.3% since first listed

9 events — show timeline

• 2026-05-18 Listed $140,000 BRIGHT MLS
• 2023-05-03 Sold (Public Records) $55,000 Public Records
• 2023-04-30 Sold (MLS) $55,000 BRIGHT MLS
• 2023-03-06 Pending — BRIGHT MLS
• 2023-02-13 Price Changed $80,000 BRIGHT MLS
• 2023-02-06 Listed $90,000 BRIGHT MLS
• 2015-04-16 Sold (Public Records) $30,000 Public Records
• 2012-07-20 Listing Removed — SJSRMLS
• 2012-06-13 Listed $59,000 SJSRMLS

Property tax history

+3.8%/yr

Latest (2025): $2,775 · +4.9% YoY. Source: county tax records.