324 N Laurel St · Bridgeton, NJ 08302

$80,000

2 bd · 1.0 ba · 1,140 sqft · Townhouse public records · 20 Days on market

Built 1900 3,424 sqft lot Est $114k · 30% under ↓ 33% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom, 1 Bath half duplex is currently rented for 800 per month. Landlord pays for water, sewer and trash.

Key facts

• Twin home
• Attic space
• Spacious living area

Tags

• TWIN HOME
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• ATTIC SPACE
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Fee simple ownership; Property condition listed as below average

Exterior

• Utilities: Public water; Public sewer; Natural gas service
• Home design: Semi-detached structure; Frame construction
• Construction: Stone foundation; Above-grade and below-grade structures noted; Year built reported by assessor
• Exterior features: Lot dimensions approximately 29 x 118 feet; No tidal water

Interior

• Kitchen: Kitchen included
• Bedrooms: Two bedrooms on the first upper level; Living room and master bedroom listed among rooms
• Bathrooms: One full bathroom
• Heating & cooling: Radiant heating; Natural gas hot water
• Interior features: 5 total rooms; Partial basement

🏷️ Possibly a rental listed for sale. The $80,000 price doesn't fit this home's estimated sale value (~$114,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 4.9% in Bridgeton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#240 in NJ) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A-; Watch: employment D, schools F, crime F.
• Bridgeton City School District (town): math 4% / reading 21% proficiency, ranked #468 of 472 in NJ (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 201 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $80k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.90% ✓
• Cap rate: 15.04%
• Cash-on-cash: 31.23%
• DSCR: 2.39
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $114,000
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Elmer St	0.49mi	3/1.0 (+1)	1,178 (+3%)	1mo	$116,600	$99	66
26 Lakeview Ave	0.33mi	2/1.0	1,165 (+2%)	19mo	$135,000	$116	65
39 Cedar St	0.54mi	3/1.0 (+1)	1,250 (+10%)	2mo	$50,000	$40	52
27 Church St	0.59mi	2/1.0	990 (-13%)	7mo	$110,000	$111	45
93 N Elm St	0.71mi	2/1.0	1,285 (+13%)	7mo	$110,000	$86	40
95 N Elm St	0.73mi	2/1.5	1,304 (+14%)	7mo	$130,000	$100	34

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: 26.1%
• Equity multiple: 2.08×
• Total profit: $24,226
• Equity at exit: $11,928

10-year hold

• IRR: 33.8%
• Equity multiple: 4.09×
• Total profit: $69,154
• Equity at exit: $6,917

Cash invested: $22,400 (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 08302

• Home prices YoY: -24.0%
• Active inventory: 201
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$420
• Tax from tax record: −$163 /mo · $1,957/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $583

Break-even live

Break-even rent $780

Max offer price $80,000

Occupancy floor 57%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 N Pearl St Bridgeton, NJ	3.0	2.0	800	$2,500	$3.12	24d	1	0.77mi
105 Atlantic St Apt F1 Bridgeton, NJ	2.0	1.0	1270	$1,500	$1.18	17d	1	0.94mi
105 Atlantic St Apt B2 Bridgeton, NJ	3.0	1.0	1000	$1,500	$1.50	10d	1	0.94mi
111 Wayne Rd Bridgeton, NJ	1.0–2.0	1.0	1275	$1,625	$1.27	1d	1	1.46mi
114 Wayne Rd Unit 1A Bridgeton, NJ	1.0	1.0	1200	$1,375	$1.15	24d	1	1.46mi
114 Wayne Rd Unit 2A Bridgeton, NJ	2.0	1.0	1400	$1,625	$1.16	24d	1	1.46mi

Listing history 26 events

1. 2026-06-18
   days on market $80,000 Active 20 DOM
2. 2026-06-17
   days on market $80,000 Active 19 DOM
3. 2026-06-16
   days on market $80,000 Active 18 DOM
4. 2026-06-15
   days on market $80,000 Active 17 DOM
5. 2026-06-13
   days on market $80,000 Active 15 DOM
6. 2026-06-12
   pricedays on market $80,000 Active 14 DOM
7. 2026-06-09
   days on market $100,000 Active 11 DOM
8. 2026-06-08
   days on market $100,000 Active 10 DOM
9. 2026-06-07
   days on market $100,000 Active 9 DOM
10. 2026-06-04
    days on market $100,000 Active 5 DOM
11. 2026-06-02
    days on market $100,000 Active 4 DOM
12. 2026-06-01
    days on market $100,000 Active 3 DOM
13. 2026-05-31
    days on market $100,000 Active 2 DOM
14. 2026-05-29
    listed $100,000 Active
15. 2018-05-14
    soldstatus $31,000 Closed 110-char remark

    Show marketing remark (110 chars)

    2 Bedroom, 1 Bath half duplex is currently rented for 800 per month.~Landlord pays for water, sewer and trash.

16. 2018-05-14
    soldstatus $31,000 Sold 110-char remark

    Show marketing remark (110 chars)

    2 Bedroom, 1 Bath half duplex is currently rented for 800 per month.~Landlord pays for water, sewer and trash.

17. 2018-04-08
    status Pending 110-char remark

    Show marketing remark (110 chars)

    2 Bedroom, 1 Bath half duplex is currently rented for 800 per month.~Landlord pays for water, sewer and trash.

18. 2018-04-08
    status Under Contract 110-char remark

    Show marketing remark (110 chars)

    2 Bedroom, 1 Bath half duplex is currently rented for 800 per month.~Landlord pays for water, sewer and trash.

19. 2018-04-02
    price $29,900 110-char remark

    Show marketing remark (110 chars)

    2 Bedroom, 1 Bath half duplex is currently rented for 800 per month.~Landlord pays for water, sewer and trash.

20. 2018-04-02
    price $29,900 110-char remark

    Show marketing remark (110 chars)

    2 Bedroom, 1 Bath half duplex is currently rented for 800 per month.~Landlord pays for water, sewer and trash.

21. 2017-11-16
    listed $34,900 Active 110-char remark

    Show marketing remark (110 chars)

    2 Bedroom, 1 Bath half duplex is currently rented for 800 per month.~Landlord pays for water, sewer and trash.

22. 2017-11-16
    listed $34,900 Active 110-char remark

    Show marketing remark (110 chars)

    2 Bedroom, 1 Bath half duplex is currently rented for 800 per month.~Landlord pays for water, sewer and trash.

23. 2016-04-01
    historical
24. 2015-09-23
    listed $34,900 Active
25. 2006-09-20
    historical
26. 2006-04-26
    listed $149,000

ⓘ 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: $1,957 · $163/mo
• Projected year-2 tax: $1,975 · $165/mo
• Expected delta: +$17/yr (+$1/mo · 0.9%)

ⓘ 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 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,211
• − Mortgage interest: −$4,481
• − Property taxes: −$1,957
• − Insurance: −$400
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$2,327
• Taxable income: $6,132
• Est. tax owed @ 24.0%: −$1,472
• After-tax cash flow: $5,524/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: Bridgeton City School District
• NCES district ID: 3402250
• Math proficiency: 4% ▼ -8.00%
• Reading proficiency: 21% ▲ 3.00%
• Median HH income: $34,542
• Composite: 10.15/100
• National rank: #9797
• State rank: #468 of 472 in NJ

Livability — Bridgeton

• Score: 71/100
• State rank: #240
• US rank: #6660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeton, NJ
• Population (ZIP): 47,003

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 0.69)
• Race & ethnicity: Hispanic / Latino 39% White 30% Black 25% Two or more races 19% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 25% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 2%
• Foreign-born: 17% · Canada, Jamaica
• Languages at home: 64% English-only · Spanish 34% Other Indo-European 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: ▼ -91.94%
• Current HPI: 290.6461
• 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

-32.9% since first listed

13 events — show timeline

• 2026-05-29 Listed $100,000 BRIGHT MLS
• 2018-05-14 Sold (MLS) $31,000 TREND
• 2018-05-14 Sold (MLS) $31,000 BRIGHT MLS
• 2018-04-08 Pending — BRIGHT MLS
• 2018-04-08 Pending — TREND
• 2018-04-02 Price Changed $29,900 BRIGHT MLS
• 2018-04-02 Price Changed $29,900 TREND
• 2017-11-16 Listed $34,900 TREND
• 2017-11-16 Listed $34,900 BRIGHT MLS
• 2016-04-01 Listing Removed — SJSRMLS
• 2015-09-23 Listed $34,900 SJSRMLS
• 2006-09-20 Listing Removed — BRIGHT MLS
• 2006-04-26 Listed $149,000 BRIGHT MLS

Property tax history

+3.4%/yr

Latest (2025): $1,957 · +9.5% YoY. Source: county tax records.