13 Bingham Ct · Rumson, NJ 07760

$2,580,000

3 bd · 3.5 ba · 3,418 sqft · Condo public records · 39 Days on market

Built 2023 $852/mo HOA · 5% of rent

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Bingham Park, awarded as New Jersey's Premier New Community of 2024. This exceptional 3 bed, 3.1 bath residence showcases elevated design and craftsmanship throughout, featuring Century handmade cabinetry paired w/ a full Thermador appliance package. The thoughtfully designed open floor plan offers soaring 10' ceilings on the 1st level and 9' ceilings on the 2nd, complemented by 8' doors, custom-selected trim, and a stunning vaulted great room. A 2 car garage, bluestone front porch, and rear bluestone patio with Hardi-Plank privacy wall enhanced by an outdoor kitchen with a 32'' grill. Modern comforts abound with Sonos in-ceiling speakers throughout, a whole-house water filtration system, a

Key facts

• Open floor plan
• 8' doors
• 10' ceilings

Tags

• CENTURY HANDMADE CABINETRY
• OPEN FLOOR PLAN
• 10' CEILINGS
• 9' CEILINGS
• 8' DOORS
• CUSTOM-SELECTED TRIM

Property features AI

Finance

• Other: Living area approximately 3418; Photos available (46); Listing status: Active
• HOA & community: HOA present; Monthly association fee of $852; HOA covers trash, common area, lawn maintenance, and snow removal; Community amenities include common area and landscaping

Exterior

• Parking: Attached 2-car garage
• Security: Security system
• Utilities: Public sewer
• Home design: Model: ABBEY; Level topography
• Construction: Basement: full, unfinished, heated with high ceilings
• Exterior features: Timberline roof; Insulated windows

Interior

• Kitchen: Countertop range; Gas cooking; Dishwasher; Microwave; Stove hood; Refrigerator; Freezer; Garbage disposal
• Bedrooms: 3 bedrooms (two on second floor)
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating with 2-zone heat; Central air conditioning with 2-zone AC; Heating and cooling present
• Interior features: Outdoor lighting; Timer thermostat; Security system; Self/cleaning oven; Light fixtures; Screens
• Laundry & utility: Garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath condo listed at $2.58M.

Deal economics

• At list price, monthly cash flow is $-3k ($-34k/yr) — negative.
• To cash-flow at today's rent, offer at most $2.08M (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.89M (26.8% below list).
• Recommended offer: $1.89M (26.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.6% in Rumson — 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 67/100 on livability (#326 in NJ) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Rumson-Fair Haven Regional High School District (suburban): math 64% / reading 75% proficiency, ranked #82 of 612 in NJ (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 81 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,840 units permitted in Monmouth County in 2024 (484 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $18k of loan paydown is wiped out by about $77k of value loss. Plan a longer hold.
• Monmouth County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($2.50M) is reasonable based on typical stale-listing flexibility.
• 3 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; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,889,507 (26.8% 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 39 days. Have you received any prior offers? Is the seller open to a 27% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.73% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.74%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.17×
• Total profit: $-599,545
• Equity at exit: $384,686

10-year hold

• IRR: -19.7%
• Equity multiple: -0.05×
• Total profit: $-755,044
• Equity at exit: $223,071

Cash invested: $722,400 (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 07760

• Active inventory: 81
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $18,895 medium
• Mortgage (P&I): −$13,530
• Tax from tax record: −$2,324 /mo · $27,883/yr
• Insurance: −$1,075
• HOA: −$852
• Vacancy / Maint / Mgmt: −$3,968
• Net cashflow: $-2,853

Break-even live

Break-even rent $22,507

Max offer price $2,075,949

Occupancy floor —

Sensitivity live

Price	-10% $-1,393	-5% $-2,123	+0% $-2,853	+5% $-3,584	+10% $-4,314
Rent	-10% $-4,346	-5% $-3,600	+0% $-2,853	+5% $-2,107	+10% $-1,361
Rate	-1.0pp $-1,554	-0.5pp $-2,197	base $-2,853	+0.5pp $-3,522	+1.0pp $-4,202

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: $645,000
• Closing costs: $77,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
— Rumson, NJ	4.0	3.5	3688	$35,000	$9.49	23d	1	0.52mi
22 Center St Rumson, NJ	4.0	2.0	3500	$6,700	$1.91	16d	1	0.53mi
29 Lafayette St Rumson, NJ	4.0	4.5	4033	$14,000	$3.47	0d	1	0.68mi

HOA detail condo

• Monthly dues: $852 · $10,224/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $2,580,000 Active 39 DOM
2. 2026-06-21
   days on market $2,580,000 Active 38 DOM
3. 2026-06-18
   days on market $2,580,000 Active 36 DOM
4. 2026-06-17
   days on market $2,580,000 Active 35 DOM
5. 2026-06-16
   days on market $2,580,000 Active 34 DOM
6. 2026-06-15
   days on market $2,580,000 Active 33 DOM
7. 2026-06-13
   days on market $2,580,000 Active 31 DOM
8. 2026-06-12
   days on market $2,580,000 Active 30 DOM
9. 2026-06-09
   days on market $2,580,000 Active 27 DOM
10. 2026-06-08
    days on market $2,580,000 Active 26 DOM
11. 2026-06-07
    days on market $2,580,000 Active 25 DOM
12. 2026-06-07
    days on market $2,580,000 Active 24 DOM
13. 2026-06-04
    days on market $2,580,000 Active 22 DOM
14. 2026-06-03
    days on market $2,580,000 Active 21 DOM
15. 2026-06-02
    days on market $2,580,000 Active 20 DOM
16. 2026-06-01
    days on market $2,580,000 Active 19 DOM
17. 2026-05-31
    days on market $2,580,000 Active 18 DOM
18. 2026-05-13
    listed $2,580,000 Active 754-char remark
19. 2026-04-09
    listed $2,599,000 Active
20. 2026-03-03
    price $2,699,000
21. 2026-02-20
    listed $2,750,000 Active
22. 2026-02-16
    historical
23. 2023-12-01
    soldstatus $2,455,000

ⓘ 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: $27,883 · $2,324/mo
• Projected year-2 tax: $46,063 · $3,839/mo
• Expected delta: +$18,179/yr (+$1,515/mo · 65.2%)

ⓘ 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 ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $226,741
• − Mortgage interest: −$144,520
• − Property taxes: −$27,883
• − Insurance: −$12,900
• − Repairs & maintenance: −$18,139
• − Management: −$18,139
• − HOA: −$10,224
• − Depreciation: −$75,055
• Taxable loss: −$80,120
• Est. tax savings @ 24.0%: +$19,229
• After-tax cash flow: $-15,011/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: Rumson-Fair Haven Regional High School District
• NCES district ID: 3414400
• Math proficiency: 64% ▲ 20.00%
• Reading proficiency: 75% ▲ 15.00%
• Median HH income: $140,294
• Composite: 68.77/100
• National rank: #677
• State rank: #82 of 612 in NJ

Livability — Rumson

• Score: 67/100
• State rank: #326
• US rank: #10228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rumson, NJ
• City population: 9,557
• Population (ZIP): 9,557

Population outlook (Monmouth County) Hauer SSP2

• Today (2025): 620,308 people
• By 2030: 612,309 · -1.3%
• By 2040: 587,297 · -5.3%
• By 2050: 551,342 · -11.1%
• By 2075: 472,934 · -23.8%
• By 2100: 381,534 · -38.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Italian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Monmouth

• 2024 margin: R (+11.4) · D 43.4% · R 54.8% · Other 1.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -3.7pp · 2024: -11.4pp
• All cycles: 2024: R+11.4 2020: R+2.8 2016: R+9.5 2012: R+5.5 2008: R+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -567.27%
• Current HPI: 369.2564
• 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

+5.1% since first listed

6 events — show timeline

• 2026-05-13 Listed $2,580,000 MOMLS
• 2026-04-09 Listed $2,599,000 MOMLS
• 2026-03-03 Price Changed $2,699,000 MOMLS
• 2026-02-20 Listed $2,750,000 MOMLS
• 2026-02-16 Coming Soon — MOMLS
• 2023-12-01 Sold (Public Records) $2,455,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $27,883 · -0.4% YoY. Source: county tax records.