750 Lighthouse Dr #3201 · Ocean Acres, NJ 08005

$296,990

2 bd · 1.0 ba · 963 sqft · SingleFamily · 187 Days on market

Built 2025 Excellent condition $308/sqft · 7% below area Est $320k · 7% under $334/mo HOA · 14% 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 +10.7/15.0
• Cash flow +8.2/30.0
• Condition / age +4.8/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into Coastal Woods, an exclusive community tailored for active adults aged 55 and above, where contemporary living takes on a fresh perspective. Nestled in the captivating landscapes of Barnegat, NJ, Coastal Woods offers a haven of sophistication and charm. Elevate your lifestyle by owning one of our 148 exceptional 1 and 2-bedroom condominiums, each designed to redefine not just your living space but your entire way of life. Experience the simplicity of hassle-free homeownership, turning every day into a rejuvenating escape. Immerse yourself in an array of community amenities meticulously crafted to enhance your daily routine. From peaceful walking trails to dynamic social spaces, we've carefully curated an atmosphere that nurtures connections and well-being. Revel in the coastal allure of Barnegat's surroundings, with the finest beaches and parks of the East Coast just moments away. Envision yourself soaking up the sun on pristine shores, discovering the wonders of nature, and returning to the serenity of Coastal Woods. Live the life you've always dreamed of - in a place where comfort, convenience, and the beauty of nature seamlessly intersect. Explore Coastal Woods and open a new chapter in your life, where each moment is a masterpiece. Welcome to your new home.

Key facts

• Built 2025
• Listed 186 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $297k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-276 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (20.9% below list).
• Recommended offer: $235k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.3% in Ocean Acres — 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 63/100 on livability (#425 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Barnegat Township School District (suburban): math 23% / reading 46% proficiency, ranked #285 of 472 in NJ (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cecil S. Collins Elementary (784 students, 38% FRL); Russell O. Brackman Middle School (math 22% / reading 51%, grade F, #226 of 431 statewide, top 55%, 579 students, 33% FRL); Barnegat High School (math 20% / reading 45%, grade F, #265 of 399 statewide, top 67%, 983 students, 30% FRL).
• Market conditions: 348 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 30% of the median local income ($94k/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.
• Ocean County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $234,842 (20.9% 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 187 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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: 0.79% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.98%
• DSCR: 0.82
• GRM: 10.5

CMA / ARV

• ARV (median comp): $319,971
• List price: $296,990
• Delta: -7.18%
• 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
750 Lighthouse Dr #1113	0.15mi	2/1.0	963 (0%)	9mo	$269,990	$280	85
750 Lighthouse Dr #1201	0.11mi	2/1.0	963 (0%)	12mo	$274,990	$286	84
750 Lighthouse Dr #1313	0.15mi	2/1.0	963 (0%)	11mo	$279,990	$291	83
750 Lighthouse Dr #1108	0.14mi	2/2.0	1,095 (+14%)	1mo	$311,990	$285	66
750 Lighthouse Dr #1302	0.06mi	1/1.0 (-1)	853 (-11%)	12mo	$229,990	$270	64
750 Lighthouse Dr #1102	0.12mi	1/1.0 (-1)	853 (-11%)	9mo	$234,990	$275	63
750 Lighthouse Dr #1202	0.12mi	1/1.0 (-1)	853 (-11%)	9mo	$239,990	$281	63
750 Lighthouse Dr #1307	0.14mi	1/1.0 (-1)	853 (-11%)	10mo	$239,990	$281	62
750 Lighthouse Dr #1207	0.13mi	1/1.0 (-1)	853 (-11%)	12mo	$234,990	$275	60
750 Lighthouse Dr #1312	0.15mi	1/1.0 (-1)	853 (-11%)	12mo	$239,990	$281	59
750 Lighthouse Dr #1306	0.30mi	2/2.0	1,095 (+14%)	11mo	$314,990	$288	50
6 Avast Ave	0.49mi	3/2.0 (+1)	1,103 (+14%)	1mo	$460,000	$417	43

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: -23.0%
• Equity multiple: 0.21×
• Total profit: $-65,592
• Equity at exit: $44,282

10-year hold

• IRR: -17.3%
• Equity multiple: 0.05×
• Total profit: $-79,375
• Equity at exit: $25,678

Cash invested: $83,157 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 13 under contract
• Months of supply: 8.4 mo (12%/mo absorbed)
• Median asking: $254,990 ($298/sqft)
• Median days on market: 93 d
• This list price: 86% of active listings are priced below it
• ARV vs active asking: +11.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 08005

• Active inventory: 348
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,348 medium
• Mortgage (P&I): −$1,557
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$124
• HOA: −$334
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-276

Break-even live

Break-even rent $2,697

Max offer price $248,312

Occupancy floor —

Sensitivity live

Price	-10% $-107	-5% $-191	+0% $-276	+5% $-360	+10% $-444
Rent	-10% $-461	-5% $-368	+0% $-276	+5% $-183	+10% $-90
Rate	-1.0pp $-126	-0.5pp $-200	base $-276	+0.5pp $-353	+1.0pp $-431

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: $74,248
• Closing costs: $8,910
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Potomac Ct Barnegat, NJ	2.0	1.0	900	$2,100	$2.33	54d	1	1.04mi

Listing history 50 events

1. 2026-08-08
   days on market $296,990 Active 187 DOM
2. 2026-08-06
   days on market $296,990 Active 185 DOM
3. 2026-08-05
   days on market $296,990 Active 184 DOM
4. 2026-08-04
   days on market $296,990 Active 183 DOM
5. 2026-08-03
   days on market $296,990 Active 182 DOM
6. 2026-07-31
   days on market $296,990 Active 179 DOM
7. 2026-07-30
   days on market $296,990 Active 178 DOM
8. 2026-07-30
   days on market $296,990 Active 177 DOM
9. 2026-07-28
   days on market $296,990 Active 176 DOM
10. 2026-07-26
    days on market $296,990 Active 174 DOM
11. 2026-07-24
    days on market $296,990 Active 172 DOM
12. 2026-07-23
    days on market $296,990 Active 171 DOM
13. 2026-07-22
    days on market $296,990 Active 170 DOM
14. 2026-07-21
    days on market $296,990 Active 169 DOM
15. 2026-07-20
    days on market $296,990 Active 168 DOM
16. 2026-07-18
    days on market $296,990 Active 166 DOM
17. 2026-07-18
    days on market $296,990 Active 165 DOM
18. 2026-07-16
    days on market $296,990 Active 164 DOM
19. 2026-07-15
    days on market $296,990 Active 163 DOM
20. 2026-07-14
    days on market $296,990 Active 162 DOM
21. 2026-07-13
    days on market $296,990 Active 161 DOM
22. 2026-07-13
    days on market $296,990 Active 160 DOM
23. 2026-07-11
    days on market $296,990 Active 159 DOM
24. 2026-07-10
    days on market $296,990 Active 158 DOM
25. 2026-07-09
    days on market $296,990 Active 157 DOM
26. 2026-07-07
    days on market $296,990 Active 155 DOM
27. 2026-07-06
    days on market $296,990 Active 154 DOM
28. 2026-07-06
    days on market $296,990 Active 153 DOM
29. 2026-07-05
    days on market $296,990 Active 152 DOM
30. 2026-07-03
    days on market $296,990 Active 151 DOM
31. 2026-07-02
    days on market $296,990 Active 150 DOM
32. 2026-07-01
    days on market $296,990 Active 149 DOM
33. 2026-06-30
    days on market $296,990 Active 148 DOM
34. 2026-06-29
    days on market $296,990 Active 147 DOM
35. 2026-06-28
    days on market $296,990 Active 146 DOM
36. 2026-06-27
    days on market $296,990 Active 145 DOM
37. 2026-06-26
    days on market $296,990 Active 144 DOM
38. 2026-06-24
    days on market $296,990 Active 142 DOM
39. 2026-06-22
    days on market $296,990 Active 140 DOM
40. 2026-06-21
    days on market $296,990 Active 139 DOM
41. 2026-06-18
    days on market $296,990 Active 136 DOM
42. 2026-06-17
    days on market $296,990 Active 135 DOM
43. 2026-06-16
    days on market $296,990 Active 134 DOM
44. 2026-06-15
    days on market $296,990 Active 133 DOM
45. 2026-06-13
    days on market $296,990 Active 131 DOM
46. 2026-06-13
    days on market $296,990 Active 130 DOM
47. 2026-06-09
    days on market $296,990 Active 127 DOM
48. 2026-06-08
    days on market $296,990 Active 126 DOM
49. 2026-06-07
    days on market $296,990 Active 125 DOM
50. 2026-06-04
    days on market $296,990 Active 122 DOM

ⓘ 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: $1,387 · $116/mo
• Projected year-2 tax: $4,391 · $366/mo
• Expected delta: +$3,004/yr (+$250/mo · 216.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,181
• − Mortgage interest: −$16,636
• − Property taxes: −$1,387
• − Insurance: −$1,485
• − Repairs & maintenance: −$2,254
• − Management: −$2,254
• − HOA: −$4,008
• − Depreciation: −$8,640
• Taxable loss: −$8,484
• Est. tax savings @ 24.0%: +$2,036
• After-tax cash flow: $-1,270/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This modern, move-in-ready condo in Coastal Woods, Barnegat, NJ, offers a pristine living environment with excellent curb appeal and minimal maintenance needs.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Painting exterior — Fresh paint can improve the home's appearance and value. ↑
• Both Landscaping maintenance — Well-maintained landscaping can attract more potential buyers or renters. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Cecil S. Collins Elementary Middle Russell O. Brackman Middle School F NJ #226/431 Nat'l #7,065/14,009 High Barnegat High School F NJ #265/399 Nat'l #10,333/17,239

Schools (NCES district)

• District: Barnegat Township School District
• NCES district ID: 3416470
• Math proficiency: 23% ▼ -14.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $63,645
• Composite: 31.15/100
• National rank: #6059
• State rank: #285 of 472 in NJ

C Composite livability gradescore 63/100

Livability — Ocean Acres

• Score: 63/100
• State rank: #425
• US rank: #15187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocean Acres, NJ
• County: Ocean County · 586,991 people
• City population: 25,936
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 26,866
• Household income: $93,584
• Rent vs Own: 11.4% rent · 88.6% own
• Severe rent burden: 6% of renters

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Population outlook (Ocean County) Hauer SSP2

• Today (2025): 586,991 people
• By 2030: 581,403 · -1.0%
• By 2040: 564,913 · -3.8%
• By 2050: 538,149 · -8.3%
• By 2075: 468,845 · -20.1%
• By 2100: 350,297 · -40.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 6% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 9% Scotch-Irish 2% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

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Political lean MEDSL · Ocean

• 2024 margin: Solid R (+36.0) · D 31.4% · R 67.4% · Other 1.2%
• 2008→2024 swing: -17.6pp toward R · 2008: -18.4pp · 2024: -36.0pp
• All cycles: 2024: R+36.0 2020: R+28.7 2016: R+34.0 2012: R+17.7 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.01%
• Current HPI: 344.3189
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

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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

+3.5% since first listed

2 events — show timeline

• 2026-02-02 Listed $296,990 MOMLS
• 2025-08-27 Listed $286,990 MOMLS

Property tax history

+2.9%/yr

Latest (2025): $1,387 · +3.6% YoY. Source: county tax records.