750 Lighthouse Dr #3112 · Ocean Acres, NJ 08005

$150,000

1 bd · 1.0 ba · 853 sqft · SingleFamily · 129 Days on market

Built 2025 Excellent condition $176/sqft · 45% below area Est $271k · 45% under $334/mo HOA · 16% 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 +25.9/30.0
• ARV discount +15.0/15.0
• 1% rule +9.1/10.0
• DSCR +8.7/10.0
• Condition / age +5.0/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS IS AN AFFORDABLE HOUSING UNIT! Buyer's MUST qualify for the affordable housing. 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.

Key facts

• Community amenities
• Finest beaches
• Exclusive community

Tags

• EXCLUSIVE COMMUNITY
• COMMUNITY AMENITIES
• PEACEFUL WALKING TRAILS
• DYNAMIC SOCIAL SPACES
• FINEST BEACHES
• PARKS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 129 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.41% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 5.9

CMA / ARV

• ARV (median comp): $270,916
• List price: $150,000
• Delta: -44.63%
• Verdict: UNDERPRICED
• 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 #1302	0.02mi	1/1.0	853 (0%)	12mo	$229,990	$270	89
750 Lighthouse Dr #1102	0.08mi	1/1.0	853 (0%)	9mo	$234,990	$275	89
750 Lighthouse Dr #1202	0.08mi	1/1.0	853 (0%)	9mo	$239,990	$281	89
750 Lighthouse Dr #1307	0.10mi	1/1.0	853 (0%)	10mo	$239,990	$281	88
750 Lighthouse Dr #1205	0.09mi	1/1.0	853 (0%)	12mo	$234,990	$275	85
750 Lighthouse Dr #1207	0.10mi	1/1.0	853 (0%)	12mo	$234,990	$275	85
750 Lighthouse Dr #1209	0.10mi	1/1.0	853 (0%)	12mo	$234,990	$275	85
750 Lighthouse Dr #1312	0.12mi	1/1.0	853 (0%)	12mo	$239,990	$281	84
750 Lighthouse Dr #1212	0.11mi	1/1.0	853 (0%)	12mo	$234,990	$275	84
750 Lighthouse Dr #1113	0.12mi	2/1.0 (+1)	963 (+13%)	9mo	$269,990	$280	60
750 Lighthouse Dr #1201	0.08mi	2/1.0 (+1)	963 (+13%)	12mo	$274,990	$286	60
750 Lighthouse Dr #1313	0.12mi	2/1.0 (+1)	963 (+13%)	11mo	$279,990	$291	59

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-759
• Equity at exit: $22,365

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $30,195
• Equity at exit: $12,969

Cash invested: $42,000 (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 →

Active competition Active MLS

• For sale now: 7 active · 7 under contract
• Median asking: $255,990 ($299/sqft)
• Median days on market: 93 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +6.2% vs 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: 5.9×

Monthly cashflow live

• Estimated rent: $2,108 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$62
• HOA: −$334
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $367

Break-even live

Break-even rent $1,644

Max offer price $150,000

Occupancy floor 78%

Sensitivity live

Price	-10% $452	-5% $409	+0% $367	+5% $324	+10% $282
Rent	-10% $200	-5% $283	+0% $367	+5% $450	+10% $533
Rate	-1.0pp $442	-0.5pp $405	base $367	+0.5pp $328	+1.0pp $288

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: $37,500
• Closing costs: $4,500
• 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	1.05mi

Property features AI

Finance

• HOA & community: Monthly association feeAssociation fee includes common area, lawn maintenance, snow removalCommunity amenities: Exercise room, Community room, Clubhouse

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: CondominiumAttached propertyNew constructionModel: Harbor
• Construction: New construction
• Exterior features: Shingle roof

Interior

• Kitchen: StoveMicrowaveDishwasherRefrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Light fixturesNo fireplace
• Laundry & utility: WasherDryer

Listing history 50 events

1. 2026-08-08
   days on market $150,000 Active 129 DOM
2. 2026-08-06
   days on market $150,000 Active 127 DOM
3. 2026-08-05
   days on market $150,000 Active 126 DOM
4. 2026-08-04
   days on market $150,000 Active 125 DOM
5. 2026-08-03
   days on market $150,000 Active 124 DOM
6. 2026-07-31
   days on market $150,000 Active 121 DOM
7. 2026-07-30
   days on market $150,000 Active 120 DOM
8. 2026-07-30
   days on market $150,000 Active 119 DOM
9. 2026-07-28
   days on market $150,000 Active 118 DOM
10. 2026-07-26
    days on market $150,000 Active 116 DOM
11. 2026-07-24
    days on market $150,000 Active 114 DOM
12. 2026-07-23
    days on market $150,000 Active 113 DOM
13. 2026-07-22
    days on market $150,000 Active 112 DOM
14. 2026-07-21
    days on market $150,000 Active 111 DOM
15. 2026-07-20
    days on market $150,000 Active 110 DOM
16. 2026-07-18
    days on market $150,000 Active 108 DOM
17. 2026-07-18
    days on market $150,000 Active 107 DOM
18. 2026-07-16
    days on market $150,000 Active 106 DOM
19. 2026-07-15
    days on market $150,000 Active 105 DOM
20. 2026-07-14
    days on market $150,000 Active 104 DOM
21. 2026-07-13
    days on market $150,000 Active 103 DOM
22. 2026-07-13
    days on market $150,000 Active 102 DOM
23. 2026-07-11
    days on market $150,000 Active 101 DOM
24. 2026-07-10
    days on market $150,000 Active 100 DOM
25. 2026-07-09
    days on market $150,000 Active 99 DOM
26. 2026-07-07
    days on market $150,000 Active 97 DOM
27. 2026-07-06
    days on market $150,000 Active 96 DOM
28. 2026-07-06
    days on market $150,000 Active 95 DOM
29. 2026-07-05
    days on market $150,000 Active 94 DOM
30. 2026-07-03
    days on market $150,000 Active 93 DOM
31. 2026-07-02
    days on market $150,000 Active 92 DOM
32. 2026-07-01
    days on market $150,000 Active 91 DOM
33. 2026-06-30
    days on market $150,000 Active 90 DOM
34. 2026-06-29
    days on market $150,000 Active 89 DOM
35. 2026-06-28
    days on market $150,000 Active 88 DOM
36. 2026-06-27
    days on market $150,000 Active 87 DOM
37. 2026-06-26
    days on market $150,000 Active 86 DOM
38. 2026-06-24
    days on market $150,000 Active 84 DOM
39. 2026-06-22
    days on market $150,000 Active 82 DOM
40. 2026-06-21
    days on market $150,000 Active 81 DOM
41. 2026-06-18
    days on market $150,000 Active 78 DOM
42. 2026-06-17
    days on market $150,000 Active 77 DOM
43. 2026-06-16
    days on market $150,000 Active 76 DOM
44. 2026-06-15
    days on market $150,000 Active 75 DOM
45. 2026-06-13
    days on market $150,000 Active 73 DOM
46. 2026-06-13
    days on market $150,000 Active 72 DOM
47. 2026-06-09
    days on market $150,000 Active 69 DOM
48. 2026-06-08
    days on market $150,000 Active 68 DOM
49. 2026-06-07
    days on market $150,000 Active 67 DOM
50. 2026-06-04
    days on market $150,000 Active 64 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: $2,561 · $213/mo
• Expected delta: +$1,174/yr (+$98/mo · 84.6%)

ⓘ 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 ≥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: $25,297
• − Mortgage interest: −$8,402
• − Property taxes: −$1,387
• − Insurance: −$750
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − HOA: −$4,008
• − Depreciation: −$4,364
• Taxable income: $2,339
• Est. tax owed @ 24.0%: −$561
• After-tax cash flow: $3,839/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 100/100 None rehab

This affordable housing unit is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would benefit from some minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Landscaping and curb appeal — enhances curb appeal and adds value ↑
• Resale Interior paint touch-ups — fresh paint can make a home more appealing ↑
• Both Add smart home features — improves convenience and adds value ↑

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

Property features AI

Finance

• HOA & community: Monthly association feeAssociation fee includes common area, lawn maintenance, snow removalCommunity amenities: Exercise room, Community room, Clubhouse

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: CondominiumAttached propertyNew constructionModel: Harbor
• Construction: New construction
• Exterior features: Shingle roof

Interior

• Kitchen: StoveMicrowaveDishwasherRefrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Light fixturesNo fireplace
• Laundry & utility: WasherDryer

Price history

1 event — show timeline

• 2026-04-01 Listed $150,000 MOMLS

Property tax history

+2.9%/yr

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