214 Lafayette Dr · Beckett, NJ 08085

$240,000

3 bd · 2.5 ba · 1,579 sqft · Townhouse public records · 8 Days on market

Built 1982 3,150 sqft lot Est $357k · 33% under $17/mo HOA · 1% of rent

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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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +7.1/10.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * All offers due Tuesday 5/26 at 7pm * * 3-bedroom, 2.5-bath home offering great potential for buyers ready to make it their own. Features include a fenced yard, large eat-in kitchen with island space, built-ins, and room for a dining table. The first level offers a sunken living room, dining room, and convenient half bath. Upstairs includes 3 bedrooms, 2 full baths, including a primary suite with private en suite bath, plus second-floor laundry. Property is being sold strictly as-is, where-is. Seller makes no warranties or guarantees regarding condition, functionality, or dates of systems/features. Home may not qualify for traditional FHA or VA financing; renovation loan may be requi

Key facts

• Large eat-in kitchen
• Fenced yard
• Second-floor laundry

Tags

• FENCED YARD
• LARGE EAT-IN KITCHEN
• SUNKEN LIVING ROOM
• PRIMARY SUITE
• SECOND-FLOOR LAUNDRY

Property features AI

Finance

• Other: Not located in a federal flood zone; Directions: Enter neighborhood and take first right; unit is the middle unit on the left
• HOA & community: HOA fee $200 per year

Exterior

• Parking: Attached front-entry garage with inside access (1 garage space); Driveway parking for 2 vehicles; On-street parking; Concrete driveway; Total of 3 parking spaces
• Utilities: Public water; Public sewer; Natural gas hot water; Natural gas heating; Electric-powered central air
• Home design: Interior townhouse/rowhouse; Middle-of-block location; Fee simple ownership
• Construction: Frame construction; Shingle roof; Slab foundation; Built above grade
• Exterior features: Rear yard; Wood rear fencing

Interior

• Kitchen: Dishwasher; Gas oven/range; Kitchen island; Eat-in kitchen and table space
• Bedrooms: Three bedrooms on the upper level (includes master bedroom and two additional bedrooms)
• Flooring: Carpet
• Bathrooms: Two full bathrooms (upper level); One half bathroom (main level)
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Attic; Stall shower; Tub/shower combination; Breakfast area; Built-in shelving; Combination kitchen/dining layout; Formal dining room; Eat-in kitchen with island and table space; Walk-in closets; Window treatments; Drywall walls and ceilings
• Laundry & utility: Washer and dryer in unit (upper floor laundry)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).

Location & tenants

• Location reads 66/100 on livability (#350 in NJ) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: cost of living D, amenities F, commute F.
• Logan Township School District (suburban): math 39% / reading 55% proficiency, ranked #147 of 472 in NJ (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 112 active listings in the ZIP; 4 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 $7k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $51k; list at $240k implies a 371% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.21% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.65%
• DSCR: 1.47
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $356,854
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Carriage Ln	0.21mi	3/2.5	1,526 (-3%)	0mo	$362,500	$238	84
111 Carriage Ln	0.21mi	3/2.5	1,500 (-5%)	3mo	$365,000	$243	79
201 Shady Brooke	0.30mi	3/2.5	1,526 (-3%)	11mo	$345,000	$226	72
55 Hamilton St	0.45mi	3/2.5	1,636 (+4%)	3mo	$319,000	$195	70
212 Lafayette	0.01mi	3/2.5	1,776 (+12%)	10mo	$300,000	$169	70
360 Lake Side Dr	0.44mi	3/2.5	1,498 (-5%)	3mo	$362,000	$242	69
306 Catalano Ln	0.08mi	3/2.5	1,380 (-13%)	13mo	$350,000	$254	65
37 Hamilton	0.49mi	3/2.5	1,560 (-1%)	12mo	$305,000	$196	64
68 Hancock St	0.59mi	3/2.5	1,560 (-1%)	8mo	$350,000	$224	64
40 Shady Brooke	0.30mi	3/2.5	1,472 (-7%)	15mo	$333,000	$226	62
55 Adams St	0.69mi	3/2.5	1,636 (+4%)	4mo	$355,000	$217	59
9 Adams St	0.63mi	3/1.0	1,372 (-13%)	7mo	$286,000	$208	37

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-844
• Equity at exit: $35,785

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $48,450
• Equity at exit: $20,751

Cash invested: $67,200 (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 08085

• Home prices YoY: -24.8%
• Active inventory: 112
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,908 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$326 /mo · $3,907/yr
• Insurance: −$100
• HOA: −$17
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $596

Break-even live

Break-even rent $2,153

Max offer price $240,000

Occupancy floor 74%

Sensitivity live

Price	-10% $732	-5% $664	+0% $596	+5% $528	+10% $460
Rent	-10% $367	-5% $481	+0% $596	+5% $711	+10% $826
Rate	-1.0pp $717	-0.5pp $657	base $596	+0.5pp $534	+1.0pp $471

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Catalano Ln Swedesboro, NJ	3.0	2.5	1380	$2,800	$2.03	1d	1	0.08mi
233 Lafayette Dr Unit 1 Logan Township, NJ	3.0	2.5	1672	$3,000	$1.79	1d	1	0.11mi
237 Westbrook Dr Swedesboro, NJ	3.0	2.5	1754	$3,000	$1.71	44d	1	1.31mi
214 Westbrook Dr Swedesboro, NJ	3.0	2.5	1796	$3,000	$1.67	1d	1	1.37mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 2 events

1. 2026-05-20
   listed $240,000 Active
2. 1980-11-01
   soldstatus $50,990

ⓘ 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: $3,907 · $326/mo
• Projected year-2 tax: $4,942 · $412/mo
• Expected delta: +$1,034/yr (+$86/mo · 26.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,898
• − Mortgage interest: −$13,444
• − Property taxes: −$3,907
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,792
• − Management: −$2,792
• − HOA: −$204
• − Depreciation: −$6,982
• Taxable income: $3,578
• Est. tax owed @ 24.0%: −$859
• After-tax cash flow: $6,297/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: Logan Township School District
• NCES district ID: 3408880
• Math proficiency: 39% ▼ -34.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $89,014
• Composite: 43.97/100
• National rank: #2898
• State rank: #147 of 472 in NJ

Livability — Beckett

• Score: 66/100
• State rank: #350
• US rank: #11476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beckett, NJ
• Population (ZIP): 21,856

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 (73%)
• Race & ethnicity: White 73% Black 13% Hispanic / Latino 8% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 3% Other Asian/Pacific 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: ▼ -97.28%
• Current HPI: 295.8354
• 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

+370.7% since first listed

2 events — show timeline

• 2026-05-20 Listed $240,000 BRIGHT MLS
• 1980-11-01 Sold (Public Records) $50,990 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,907 · +11.2% YoY. Source: county tax records.