100 Buddy Powell Ln · Oak Valley, NJ 08090

$250,000

3 bd · 2.5 ba · 1,975 sqft · SingleFamily public records · 55 Days on market

Built 2018 1,651 sqft lot Est $431k · 42% under $168/mo HOA · 6% 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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• 1% rule +5.6/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW CONSTRUCTION - Townhome Living in Deptford Township! Special Incentive Builder will pay up to 5,000.00 towards buyers closing costs. * Ask Sales Rep for details and requirements. It's ALL Included here! - Dare to Compare! - Granite Kitchen Countertops - 42" Maple Cabinets with crown molding - Stainless Steel Kitchen Appliance Package (Range/Dishwasher/Microwave)- Hardwood in Foyer/Living Room/Dining Room/Kitchen/Breakfast Area/Den & Powder Room. Desirable End Unit and Award Winning Princeton floor plan with 1969 square feet, includes kitchen/dining room/ living room/separate den and deck on the main level. Just 2 steps down from the foyer is a spacious Rec room with sliding doors out to patio/backyard. Photos shown are of our Decorated Model Home. * * GPS USE 902 GEORGETOWN ROAD, WENONAH, NJ 08090 * * Ask Sales Rep for Details.

Key facts

• $168 HOA
• Garage
• Built 2018

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-78 ($-938/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (5.5% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $236k (5.5% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 4.7% in Oak Valley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#276 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F.
• Deptford Township Public School District (suburban): math 17% / reading 45% proficiency, ranked #326 of 472 in NJ (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $75k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,185 (5.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $430,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 Amherst Ave	0.10mi	4/2.0 (+1)	1,836 (-7%)	2mo	$401,000	$218	75
238 Syracuse Ave	0.29mi	3/2.5	1,680 (-15%)	2mo	$375,000	$223	60
729 Purdue Ave	0.45mi	3/1.5	1,812 (-8%)	4mo	$380,000	$210	58
225 Syracuse Ave	0.22mi	3/1.5	1,680 (-15%)	4mo	$379,000	$226	58
428 Temple Ct	0.61mi	4/1.5 (+1)	1,915 (-3%)	0mo	$430,000	$225	57
136 Moore St	0.53mi	4/1.5 (+1)	2,068 (+5%)	2mo	$301,000	$146	57
446 Dickinson Rd	0.63mi	4/2.0 (+1)	2,040 (+3%)	2mo	$377,500	$185	56
721 Dartmouth Dr	0.33mi	3/1.5	1,680 (-15%)	1mo	$380,000	$226	55
566 Muhlenberg Ave	0.45mi	4/1.0 (+1)	1,800 (-9%)	0mo	$335,000	$186	53
465 Bucknell Ave	0.65mi	3/1.0	1,848 (-6%)	4mo	$325,000	$176	50
649 Muhlenberg Ave	0.48mi	3/1.5	1,712 (-13%)	2mo	$390,000	$228	50
745 Dartmouth Dr	0.50mi	3/1.0	1,680 (-15%)	1mo	$365,000	$217	45

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: -18.3%
• Equity multiple: 0.35×
• Total profit: $-45,184
• Equity at exit: $37,276

10-year hold

• IRR: -10.4%
• Equity multiple: 0.36×
• Total profit: $-44,510
• Equity at exit: $21,615

Cash invested: $70,000 (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 08090

• Home prices YoY: -25.1%
• Active inventory: 37
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,639 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$580 /mo · $6,961/yr
• Insurance: −$104
• HOA: −$168
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-78

Break-even live

Break-even rent $2,738

Max offer price $236,185

Occupancy floor 98%

Sensitivity live

Price	-10% $63	-5% $-7	+0% $-78	+5% $-149	+10% $-220
Rent	-10% $-287	-5% $-182	+0% $-78	+5% $26	+10% $130
Rate	-1.0pp $48	-0.5pp $-15	base $-78	+0.5pp $-143	+1.0pp $-209

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Ogden Station Rd Wenonah, NJ	4.0	2.0	1617	$3,100	$1.92	2d	1	0.30mi
106 Main St Mantua, NJ	2.0	1.0	2224	$1,900	$0.85	2d	1	0.95mi
272 Elm Ave Unit A Mantua Township, NJ	2.0	1.0	2176	$1,900	$0.87	2d	1	1.16mi

HOA detail

• Monthly dues: $168 · $2,016/yr

Listing history 10 events

1. 2026-01-30
   price $250,000
2. 2026-01-14
   status Pending
3. 2026-01-07
   historical Active Under Contract
4. 2025-12-15
   price $315,000
5. 2025-11-14
   listed $325,000 Active
6. 2025-11-07
   historical $325,000
7. 2018-08-21
   soldstatus $222,900 Closed 859-char remark

   Show marketing remark (859 chars)

   NEW CONSTRUCTION - Townhome Living in Deptford Township! Special Incentive Builder will pay up to 5,000.00 towards buyers closing costs. * Ask Sales Rep for details and requirements. It's ALL Included here! - Dare to Compare! - Granite Kitchen Countertops - 42" Maple Cabinets with crown molding - Stainless Steel Kitchen Appliance Package (Range/Dishwasher/Microwave)- Hardwood in Foyer/Living Room/Dining Room/Kitchen/Breakfast Area/Den & Powder Room. Desirable End Unit and Award Winning Princeton floor plan with 1969 square feet, includes kitchen/dining room/ living room/separate den and deck on the main level. Just 2 steps down from the foyer is a spacious Rec room with sliding doors out to patio/backyard. Photos shown are of our Decorated Model Home. * * GPS USE 902 GEORGETOWN ROAD, WENONAH, NJ 08090 * * Ask Sales Rep for Details.

8. 2018-06-06
   status Pending 859-char remark

   Show marketing remark (859 chars)

   NEW CONSTRUCTION - Townhome Living in Deptford Township! Special Incentive Builder will pay up to 5,000.00 towards buyers closing costs. * Ask Sales Rep for details and requirements. It's ALL Included here! - Dare to Compare! - Granite Kitchen Countertops - 42" Maple Cabinets with crown molding - Stainless Steel Kitchen Appliance Package (Range/Dishwasher/Microwave)- Hardwood in Foyer/Living Room/Dining Room/Kitchen/Breakfast Area/Den & Powder Room. Desirable End Unit and Award Winning Princeton floor plan with 1969 square feet, includes kitchen/dining room/ living room/separate den and deck on the main level. Just 2 steps down from the foyer is a spacious Rec room with sliding doors out to patio/backyard. Photos shown are of our Decorated Model Home. * * GPS USE 902 GEORGETOWN ROAD, WENONAH, NJ 08090 * * Ask Sales Rep for Details.

9. 2017-11-21
   listed $222,900 Active 859-char remark

   Show marketing remark (859 chars)

   NEW CONSTRUCTION - Townhome Living in Deptford Township! Special Incentive Builder will pay up to 5,000.00 towards buyers closing costs. * Ask Sales Rep for details and requirements. It's ALL Included here! - Dare to Compare! - Granite Kitchen Countertops - 42" Maple Cabinets with crown molding - Stainless Steel Kitchen Appliance Package (Range/Dishwasher/Microwave)- Hardwood in Foyer/Living Room/Dining Room/Kitchen/Breakfast Area/Den & Powder Room. Desirable End Unit and Award Winning Princeton floor plan with 1969 square feet, includes kitchen/dining room/ living room/separate den and deck on the main level. Just 2 steps down from the foyer is a spacious Rec room with sliding doors out to patio/backyard. Photos shown are of our Decorated Model Home. * * GPS USE 902 GEORGETOWN ROAD, WENONAH, NJ 08090 * * Ask Sales Rep for Details.

10. 2017-11-21
    price $222,900 859-char remark

    Show marketing remark (859 chars)

    NEW CONSTRUCTION - Townhome Living in Deptford Township! Special Incentive Builder will pay up to 5,000.00 towards buyers closing costs. * Ask Sales Rep for details and requirements. It's ALL Included here! - Dare to Compare! - Granite Kitchen Countertops - 42" Maple Cabinets with crown molding - Stainless Steel Kitchen Appliance Package (Range/Dishwasher/Microwave)- Hardwood in Foyer/Living Room/Dining Room/Kitchen/Breakfast Area/Den & Powder Room. Desirable End Unit and Award Winning Princeton floor plan with 1969 square feet, includes kitchen/dining room/ living room/separate den and deck on the main level. Just 2 steps down from the foyer is a spacious Rec room with sliding doors out to patio/backyard. Photos shown are of our Decorated Model Home. * * GPS USE 902 GEORGETOWN ROAD, WENONAH, NJ 08090 * * Ask Sales Rep for Details.

ⓘ 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: $6,961 · $580/mo
• Projected year-2 tax: $6,961 · $580/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,673
• − Mortgage interest: −$14,004
• − Property taxes: −$6,961
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,534
• − Management: −$2,534
• − HOA: −$2,016
• − Depreciation: −$7,273
• Taxable loss: −$4,899
• Est. tax savings @ 24.0%: +$1,176
• After-tax cash flow: $237/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: Deptford Township Public School District
• NCES district ID: 3403900
• Math proficiency: 17% ▼ -24.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $66,302
• Composite: 28.48/100
• National rank: #6741
• State rank: #326 of 472 in NJ

Livability — Oak Valley

• Score: 69/100
• State rank: #276
• US rank: #8262

Category grades

Amenities F Commute F Cost of living C+ Crime B+ Employment A+ Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Valley, NJ
• Population (ZIP): 9,574

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 13% Two or more races 4% Hispanic / Latino 3% Asian 1% Pacific Islander 1%
• Common ancestry: Romanian 4% Scottish 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.64%
• Current HPI: 308.8974
• Rent YoY: —
• Metro: —
• 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

+12.2% since first listed

10 events — show timeline

• 2026-01-30 Price Changed $250,000 BRIGHT MLS
• 2026-01-14 Pending — BRIGHT MLS
• 2026-01-07 Contingent — BRIGHT MLS
• 2025-12-15 Price Changed $315,000 BRIGHT MLS
• 2025-11-14 Listed $325,000 BRIGHT MLS
• 2025-11-07 Coming Soon $325,000 BRIGHT MLS
• 2018-08-21 Sold (MLS) $222,900 BRIGHT MLS
• 2018-06-06 Pending — BRIGHT MLS
• 2017-11-21 Price Changed $222,900 BRIGHT MLS
• 2017-11-21 Listed $222,900 BRIGHT MLS

Property tax history

+36.4%/yr

Latest (2025): $6,961 · +2.1% YoY. Source: county tax records.