212D Huntington Dr Unit D · Leisure Village, NJ 08701

$168,000

2 bd · 1.0 ba · 858 sqft · SingleFamily · 10 Days on market

Built 1968 Good condition 871 sqft lot $196/sqft · 7% below area Est $181k · 7% under $388/mo HOA · 18% of rent

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Why this score? — see what drove the C- 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 +17.3/30.0
• ARV discount +10.7/15.0
• 1% rule +7.6/10.0
• DSCR +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your easy-living oasis! This meticulously kept Greenbriar model is perfectly situated on a prime corner lot in the highly sought-after Leisure Village adult community. Enjoy the convenience of ample parking right at your front door. Step inside to find a spacious living room and a fully updated kitchen featuring sleek 42-inch cabinets, stainless steel appliances, and elegant granite countertops. This 2-bed, 1-bath home also boasts a bright sunroom and a modern, updated bathroom. Leisure Village offers a vibrant lifestyle with scenic lakes, a golf course, an outdoor pool, and endless amenities. Centrally located near the Parkway and just 20 minutes from the Jersey Shore's best bea

Key facts

• Parking
• Built 1968
• Listed 10 days

Property features AI

Finance

• HOA & community: HOA exists (Leisure Village); Monthly association fee of 388

Exterior

• Parking: No garage spaces
• Utilities: Public sewer
• Home design: Condominium ownership; Model: Greenbriar; Property is attached
• Construction: Leisure Village community
• Exterior features: Shingle roof

Interior

• Kitchen: Electric cooking; Stove; Microwave; Dishwasher
• Bedrooms: 2 bedrooms (first level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating; Central air conditioning
• Interior features: Washer, Dryer, Dishwasher, Microwave, Stove, Electric cooking; Window treatments and blinds/shades; Light fixtures; Sunroom (first level); Dining room (first level); Living room (first level)
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $168k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).

Location & tenants

• Location reads 64/100 on livability (#416 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+, cost of living B; Watch: schools D, amenities F, commute F.
• Lakewood Township School District (suburban): math 17% / reading 28% proficiency, ranked #417 of 472 in NJ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 419 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 39% of the median local income ($65k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $168,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.26% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 6.6

CMA / ARV

• ARV (median comp): $180,956
• List price: $168,000
• Delta: -7.16%
• 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
110F Edinburgh Ln	0.27mi	2/1.0	858 (0%)	3mo	$130,000	$152	85
145B Buckingham Dr	0.18mi	1/1.0 (-1)	808 (-6%)	1mo	$179,900	$223	76
224 Sophee Ln	0.71mi	1/1.0 (-1)	889 (+4%)	0mo	$172,000	$193	56
703 Plymouth Dr Unit A	0.47mi	2/1.0	982 (+14%)	1mo	$265,000	$270	53
699A Plymouth Dr Unit 699A	0.48mi	2/1.0	982 (+14%)	1mo	$259,000	$264	53
537D Dartmoor Ct	0.46mi	2/1.0	982 (+14%)	2mo	$200,000	$204	53
465D Thornbury Ct	0.48mi	2/1.0	982 (+14%)	2mo	$205,000	$209	52
404A Picardy Ct	0.51mi	2/1.0	982 (+14%)	0mo	$235,000	$239	52
569A Sheffield Ct	0.58mi	2/1.0	982 (+14%)	0mo	$1,169,900	$1,191	49
562 Portsmouth Dr Unit 562C	0.57mi	2/1.0	982 (+14%)	1mo	$187,000	$190	48
530 Portsmouth Dr Unit D	0.56mi	2/1.0	982 (+14%)	2mo	$196,000	$200	48
681B New Castle Ct	0.57mi	2/1.0	982 (+14%)	2mo	$147,000	$150	48

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: -11.2%
• Equity multiple: 0.59×
• Total profit: $-19,160
• Equity at exit: $25,049

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-5,551
• Equity at exit: $14,526

Cash invested: $47,040 (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 08701

• Active inventory: 419
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,116 high
• Mortgage (P&I): −$881
• Tax est. 1.5%: −$210 /mo · $2,520/yr
• Insurance: −$70
• HOA: −$388
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $122

Break-even live

Break-even rent $1,961

Max offer price $168,000

Occupancy floor 89%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Buckingham Ct Lakewood, NJ	1.0	1.0	663	$1,900	$2.87	43d	1	0.11mi
278C Kingston Ct Lakewood, NJ	2.0	1.0	1000	$2,250	$2.25	1d	1	0.37mi
47L Cambridge Ct Lakewood, NJ	2.0	1.0	841	$1,795	$2.13	24d	1	0.37mi
106A Edinburgh Ln Lakewood, NJ	2.0	1.0	858	$2,200	$2.56	17d	1	0.39mi
341B Canterbury Ct Lakewood, NJ	2.0	1.0	982	$2,275	$2.32	21d	1	0.57mi
335A Canterbury Ct Lakewood, NJ	2.0	1.0	982	$1,950	$1.99	18d	1	0.61mi
1100 Deer Path Lakewood, NJ	2.0	1.0–1.5	1187	$2,575	$2.17	1d	4	1.12mi
1042C Aberdeen Dr Unit C Lakewood, NJ	2.0	1.0	982	$2,000	$2.04	3d	1	1.39mi

HOA detail

• Monthly dues: $388 · $4,656/yr
• Likely covers: pool

Listing history 2 events

1. 2026-05-08
   status Pending 790-char remark
2. 2026-04-29
   listed $168,000 Active 790-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,388
• − Mortgage interest: −$9,411
• − Property taxes: −$2,520
• − Insurance: −$840
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − HOA: −$4,656
• − Depreciation: −$4,887
• Taxable loss: −$988
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $1,705/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, updated home in Leisure Village offers a prime corner lot and is ready for a new owner to move in and enjoy the community amenities.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet with hardwood flooring — Improves both resale and rental value
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood flooring — Improves both resale and rental value ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lakewood Township School District
• NCES district ID: 3408220
• Math proficiency: 17% ▼ -4.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $42,301
• Composite: 19.21/100
• National rank: #8813
• State rank: #417 of 472 in NJ

Livability — Leisure Village

• Score: 64/100
• State rank: #416
• US rank: #14624

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leisure Village, NJ
• County: Ocean County · 439,426 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 139,149
• Household income: $64,959
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 5757.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 6% Italian 5% Scotch-Irish 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 9% German/W. Germanic 7% Russian/Polish/Slavic 1%

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: ▼ -682.83%
• Current HPI: 465.344
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

2 events — show timeline

• 2026-05-08 Pending — MOMLS
• 2026-04-29 Listed $168,000 MOMLS