400 Woodlawn Ave · Collings Lakes, NJ 08094

$299,900

3 bd · 1.0 ba · 1,277 sqft · SingleFamily public records · 116 Days on market

Built 1971 0.40 ac lot $235/sqft · at area comps Est $310k · at est. $55/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +14.2/30.0
• ARV discount +8.9/15.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• 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

Welcome to 400 Woodlawn Ave in desirable Williamstown! This charming 3-bedroom, 1-bath home offers comfort, space, and versatility and renovated in 2020. Step inside to find a bright and inviting layout with generous living areas perfect for everyday living and entertaining. The partially finished basement provides additional flexible space—ideal for a home office, gym, playroom, or media room. Enjoy the convenience of a well-sized yard on a corner lot. Whether you’re a first-time buyer or looking to downsize, this home offers incredible potential and value. Schedule your private tour today! Seller related to listing agent.

Key facts

• Well-sized yard
• Corner lot
• 0.4 acre lot

Tags

• PARTIALLY FINISHED BASEMENT
• WELL-SIZED YARD
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $49 ($592/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (6.6% below list).
• Recommended offer: $273k (9.0% 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 35% 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $174k; list at $300k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $272,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 8.9

CMA / ARV

• ARV (median comp): $309,768
• List price: $299,900
• Delta: -3.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Wildwood Ave	0.17mi	3/1.0	1,321 (+3%)	1mo	$312,000	$236	86
515 Cains Mill Rd	0.23mi	3/1.0	1,317 (+3%)	10mo	$320,000	$243	76
105 Delwyn Ln	0.40mi	3/1.0	1,310 (+3%)	4mo	$330,000	$252	74
309 Jays Ave	0.10mi	3/1.5	1,422 (+11%)	3mo	$350,000	$246	72
519 Cains Mill Rd	0.23mi	3/1.0	1,340 (+5%)	12mo	$282,900	$211	71
401 Cains Mill Rd	0.32mi	3/1.0	1,310 (+3%)	17mo	$210,000	$160	66
315 Jays Ave	0.06mi	3/1.5	1,422 (+11%)	18mo	$300,000	$211	61
313 Jays Ave	0.08mi	4/1.5 (+1)	1,422 (+11%)	16mo	$303,000	$213	57
310 Fairmont Ave	0.15mi	3/2.0	1,423 (+11%)	19mo	$255,000	$179	55
111 Cains Mill Rd	0.70mi	3/1.0	1,182 (-7%)	1mo	$258,111	$218	54
211 Kings Ln	0.42mi	3/2.0	1,108 (-13%)	2mo	$330,000	$298	52
502 Wildwood Ave	0.17mi	2/2.0 (-1)	1,422 (+11%)	21mo	$227,000	$160	47

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-45,356
• Equity at exit: $44,716

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-35,050
• Equity at exit: $25,930

Cash invested: $83,972 (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 08094

• Active inventory: 268
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,801 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$411 /mo · $4,931/yr
• Insurance: −$125
• HOA: −$55
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $49

Break-even live

Break-even rent $2,739

Max offer price $299,900

Occupancy floor 93%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $55 · $660/yr
• Likely covers: gym

Listing history 29 events

1. 2026-06-19
   days on market $299,900 Active 116 DOM
2. 2026-06-18
   days on market $299,900 Active 115 DOM
3. 2026-06-17
   days on market $299,900 Active 114 DOM
4. 2026-06-16
   days on market $299,900 Active 113 DOM
5. 2026-06-15
   days on market $299,900 Active 112 DOM
6. 2026-06-14
   days on market $299,900 Active 110 DOM
7. 2026-06-13
   days on market $299,900 Active 109 DOM
8. 2026-06-10
   days on market $299,900 Active 107 DOM
9. 2026-06-09
   days on market $299,900 Active 106 DOM
10. 2026-06-08
    days on market $299,900 Active 105 DOM
11. 2026-06-07
    days on market $299,900 Active 104 DOM
12. 2026-06-05
    pricedays on market $299,900 Active 101 DOM
13. 2026-06-03
    days on market $309,900 Active 100 DOM
14. 2026-06-02
    days on market $309,900 Active 99 DOM
15. 2026-06-01
    days on market $309,900 Active 98 DOM
16. 2026-05-31
    days on market $309,900 Active 97 DOM
17. 2026-05-30
    days on market $309,900 Active 96 DOM
18. 2026-03-31
    price $309,900 643-char remark

    Show marketing remark (643 chars)

    Welcome to 400 Woodlawn Ave in desirable Williamstown! This charming 3-bedroom, 1-bath home offers comfort, space, and versatility and renovated in 2020. Step inside to find a bright and inviting layout with generous living areas perfect for everyday living and entertaining. The partially finished basement provides additional flexible space—ideal for a home office, gym, playroom, or media room. Enjoy the convenience of a well-sized yard on a corner lot. Whether you’re a first-time buyer or looking to downsize, this home offers incredible potential and value. Schedule your private tour today! Seller related to listing agent.

19. 2026-02-23
    listed $320,000 Active 643-char remark

    Show marketing remark (643 chars)

    Welcome to 400 Woodlawn Ave in desirable Williamstown! This charming 3-bedroom, 1-bath home offers comfort, space, and versatility and renovated in 2020. Step inside to find a bright and inviting layout with generous living areas perfect for everyday living and entertaining. The partially finished basement provides additional flexible space—ideal for a home office, gym, playroom, or media room. Enjoy the convenience of a well-sized yard on a corner lot. Whether you’re a first-time buyer or looking to downsize, this home offers incredible potential and value. Schedule your private tour today! Seller related to listing agent.

20. 2020-09-09
    soldstatus $174,000
21. 2020-09-01
    soldstatus $174,000 Closed 998-char remark

    Show marketing remark (998 chars)

    Check out this totally renovated split level home in the Collings Lake Community of Williamstown. Walking into the home you will immediately notice the beautiful hardwood floors that continue upstairs throughout the bedrooms. Spacious living room with crown molding for you and your guests to enjoy along with an Eat In kitchen which is newly updated with white shaker cabinets, granite counter-tops and stainless steal appliances. Upstairs you will find 3 spacious bedrooms all with hardwood floors and a gorgeous custom tiled bathroom, with new flooring, new vanity and its own linen closet. The lower level, which could be used as family room, has tons of space to entertain including waterproof laminate flooring and recess lighting. The lower level also has an unfinished portion for all of your storage needs. This home is move in ready! Did I mention this home has New Roof, New Hot water heater, New HVAC system, just to name a few? Make your appointment to see this today before its Gone!

22. 2020-08-07
    status Pending 998-char remark

    Show marketing remark (998 chars)

    Check out this totally renovated split level home in the Collings Lake Community of Williamstown. Walking into the home you will immediately notice the beautiful hardwood floors that continue upstairs throughout the bedrooms. Spacious living room with crown molding for you and your guests to enjoy along with an Eat In kitchen which is newly updated with white shaker cabinets, granite counter-tops and stainless steal appliances. Upstairs you will find 3 spacious bedrooms all with hardwood floors and a gorgeous custom tiled bathroom, with new flooring, new vanity and its own linen closet. The lower level, which could be used as family room, has tons of space to entertain including waterproof laminate flooring and recess lighting. The lower level also has an unfinished portion for all of your storage needs. This home is move in ready! Did I mention this home has New Roof, New Hot water heater, New HVAC system, just to name a few? Make your appointment to see this today before its Gone!

23. 2020-07-17
    historical Active Under Contract 998-char remark

    Show marketing remark (998 chars)

    Check out this totally renovated split level home in the Collings Lake Community of Williamstown. Walking into the home you will immediately notice the beautiful hardwood floors that continue upstairs throughout the bedrooms. Spacious living room with crown molding for you and your guests to enjoy along with an Eat In kitchen which is newly updated with white shaker cabinets, granite counter-tops and stainless steal appliances. Upstairs you will find 3 spacious bedrooms all with hardwood floors and a gorgeous custom tiled bathroom, with new flooring, new vanity and its own linen closet. The lower level, which could be used as family room, has tons of space to entertain including waterproof laminate flooring and recess lighting. The lower level also has an unfinished portion for all of your storage needs. This home is move in ready! Did I mention this home has New Roof, New Hot water heater, New HVAC system, just to name a few? Make your appointment to see this today before its Gone!

24. 2020-07-10
    listed $179,900 Active 998-char remark

    Show marketing remark (998 chars)

    Check out this totally renovated split level home in the Collings Lake Community of Williamstown. Walking into the home you will immediately notice the beautiful hardwood floors that continue upstairs throughout the bedrooms. Spacious living room with crown molding for you and your guests to enjoy along with an Eat In kitchen which is newly updated with white shaker cabinets, granite counter-tops and stainless steal appliances. Upstairs you will find 3 spacious bedrooms all with hardwood floors and a gorgeous custom tiled bathroom, with new flooring, new vanity and its own linen closet. The lower level, which could be used as family room, has tons of space to entertain including waterproof laminate flooring and recess lighting. The lower level also has an unfinished portion for all of your storage needs. This home is move in ready! Did I mention this home has New Roof, New Hot water heater, New HVAC system, just to name a few? Make your appointment to see this today before its Gone!

25. 2020-04-13
    soldstatus $82,700
26. 2020-03-09
    soldstatus $82,700 Closed
27. 2020-01-08
    status Pending
28. 2019-12-17
    listed $89,900 Active
29. 1996-06-12
    soldstatus $80,000

ⓘ 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: $4,931 · $411/mo
• Projected year-2 tax: $6,199 · $517/mo
• Expected delta: +$1,268/yr (+$106/mo · 25.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $33,615
• − Mortgage interest: −$16,799
• − Property taxes: −$4,931
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,689
• − Management: −$2,689
• − HOA: −$660
• − Depreciation: −$8,724
• Taxable loss: −$4,378
• Est. tax savings @ 24.0%: +$1,051
• After-tax cash flow: $1,643/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

+287.4% since first listed

12 events — show timeline

• 2026-03-31 Price Changed $309,900 BRIGHT MLS
• 2026-02-23 Listed $320,000 BRIGHT MLS
• 2020-09-09 Sold (Public Records) $174,000 Public Records
• 2020-09-01 Sold (MLS) $174,000 BRIGHT MLS
• 2020-08-07 Pending — BRIGHT MLS
• 2020-07-17 Contingent — BRIGHT MLS
• 2020-07-10 Listed $179,900 BRIGHT MLS
• 2020-04-13 Sold (Public Records) $82,700 Public Records
• 2020-03-09 Sold (MLS) $82,700 BRIGHT MLS
• 2020-01-08 Pending — BRIGHT MLS
• 2019-12-17 Listed $89,900 BRIGHT MLS
• 1996-06-12 Sold (Public Records) $80,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $4,931 · +5.0% YoY. Source: county tax records.