345 Jute Rd · Laurel Lake, NJ 08332

$164,999

3 bd · 1.0 ba · 720 sqft · SingleFamily public records · 180 Days on market

Built 1960 8,002 sqft lot $229/sqft · 33% above area Est $193k · 15% 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 +23.5/30.0
• ARV discount +14.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• 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

Unique opportunity featuring an expansive multi-lot footprint totaling 15 lots across Jute, Whittier, and Canary Streets, each approximately 20’ x 100’. The property includes a 3-bedroom, 1-bath home offering approximately 1,120 square feet with a spacious open-concept family room. Utilities include natural gas service and a roof estimated to be 10 years old or newer. The property is further enhanced by extensive outbuildings, including an oversized two-story garage with a gambrel barn-style roof offering approximately 640 square feet on the main level plus additional loft space above (not included in square footage), . Generous outdoor space provides ample room for storage, workspace, and flexible use opportunities. A rare offering combining size, versatility, and potential in one property.

Key facts

• Natural gas service
• 8,002 sq ft lot
• Garage

Tags

• NATURAL GAS SERVICE
• OVERSIZED TWO-STORY GARAGE
• GAMBREL BARN-STYLE ROOF
• GENEROUS OUTDOOR SPACE
• FLEXIBLE USE OPPORTUNITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $145k (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; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/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 $5k 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 180 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $165k implies a 843% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $145,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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: 1.11% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $193,056
• List price: $164,999
• Delta: -14.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 Jute Rd	0.05mi	2/1.0 (-1)	753 (+5%)	7mo	$184,500	$245	79
432 Mistle Rd	0.55mi	2/1.0 (-1)	700 (-3%)	4mo	$129,900	$186	62
118 Canary Rd	0.39mi	2/1.0 (-1)	660 (-8%)	2mo	$187,000	$283	61
107 Pine Rd	0.75mi	2/1.0 (-1)	776 (+8%)	4mo	$184,900	$238	44
317 Evergreen Rd	0.63mi	2/1.0 (-1)	640 (-11%)	15mo	$155,000	$242	34
7032 Charles Pl	0.75mi	2/1.0 (-1)	816 (+13%)	21mo	$135,500	$166	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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-9,039
• Equity at exit: $24,602

10-year hold

• IRR: 3.1%
• Equity multiple: 1.21×
• Total profit: $9,711
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,835 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$208 /mo · $2,492/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $308

Break-even live

Break-even rent $1,445

Max offer price $164,999

Occupancy floor 78%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $164,999 Active 180 DOM
2. 2026-06-18
   days on market $164,999 Active 179 DOM
3. 2026-06-17
   days on market $164,999 Active 178 DOM
4. 2026-06-16
   days on market $164,999 Active 177 DOM
5. 2026-06-15
   days on market $164,999 Active 176 DOM
6. 2026-06-14
   days on market $164,999 Active 174 DOM
7. 2026-06-13
   days on market $164,999 Active 173 DOM
8. 2026-06-10
   days on market $164,999 Active 171 DOM
9. 2026-06-09
   days on market $164,999 Active 170 DOM
10. 2026-06-08
    days on market $164,999 Active 169 DOM
11. 2026-06-07
    days on market $164,999 Active 168 DOM
12. 2026-06-02
    days on market $164,999 Active 163 DOM
13. 2026-06-01
    days on market $164,999 Active 162 DOM
14. 2026-05-31
    days on market $164,999 Active 161 DOM
15. 2026-05-30
    days on market $164,999 Active 160 DOM
16. 2026-04-01
    price $164,999 814-char remark

    Show marketing remark (814 chars)

    Unique opportunity featuring an expansive multi-lot footprint totaling 15 lots across Jute, Whittier, and Canary Streets, each approximately 20’ x 100’. The property includes a 3-bedroom, 1-bath home offering approximately 1,120 square feet with a spacious open-concept family room. Utilities include natural gas service and a roof estimated to be 10 years old or newer. The property is further enhanced by extensive outbuildings, including an oversized two-story garage with a gambrel barn-style roof offering approximately 640 square feet on the main level plus additional loft space above (not included in square footage), . Generous outdoor space provides ample room for storage, workspace, and flexible use opportunities. A rare offering combining size, versatility, and potential in one property.

17. 2026-02-20
    price $169,999 814-char remark

    Show marketing remark (814 chars)

    Unique opportunity featuring an expansive multi-lot footprint totaling 15 lots across Jute, Whittier, and Canary Streets, each approximately 20’ x 100’. The property includes a 3-bedroom, 1-bath home offering approximately 1,120 square feet with a spacious open-concept family room. Utilities include natural gas service and a roof estimated to be 10 years old or newer. The property is further enhanced by extensive outbuildings, including an oversized two-story garage with a gambrel barn-style roof offering approximately 640 square feet on the main level plus additional loft space above (not included in square footage), . Generous outdoor space provides ample room for storage, workspace, and flexible use opportunities. A rare offering combining size, versatility, and potential in one property.

18. 2025-12-21
    listed $170,000 Active 814-char remark

    Show marketing remark (814 chars)

    Unique opportunity featuring an expansive multi-lot footprint totaling 15 lots across Jute, Whittier, and Canary Streets, each approximately 20’ x 100’. The property includes a 3-bedroom, 1-bath home offering approximately 1,120 square feet with a spacious open-concept family room. Utilities include natural gas service and a roof estimated to be 10 years old or newer. The property is further enhanced by extensive outbuildings, including an oversized two-story garage with a gambrel barn-style roof offering approximately 640 square feet on the main level plus additional loft space above (not included in square footage), . Generous outdoor space provides ample room for storage, workspace, and flexible use opportunities. A rare offering combining size, versatility, and potential in one property.

19. 1995-02-09
    soldstatus $17,500

ⓘ 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: $2,492 · $208/mo
• Projected year-2 tax: $3,300 · $275/mo
• Expected delta: +$808/yr (+$67/mo · 32.4%)

ⓘ 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 7/10 Severe 78% 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: $22,018
• − Mortgage interest: −$9,243
• − Property taxes: −$2,492
• − Insurance: −$825
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$4,800
• Taxable income: $1,136
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $3,421/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

+842.9% since first listed

4 events — show timeline

• 2026-04-01 Price Changed $164,999 BRIGHT MLS
• 2026-02-20 Price Changed $169,999 BRIGHT MLS
• 2025-12-21 Listed $170,000 BRIGHT MLS
• 1995-02-09 Sold (Public Records) $17,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,492 · +4.9% YoY. Source: county tax records.