1919 Atlantic Ave #12 · Allenwood, NJ 08736

$259,000

2 bd · 2.0 ba · 1,248 sqft · SingleFamily · 38 Days on market

Good condition $208/sqft · 45% below area Est $469k · 45% under $985/mo HOA · 20% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this gorgeous manufactured home, built in 2022, located in a 55+ community, Shore Acres. Step inside, and you'll be wowed. Featuring 2 spacious bedrooms and 2 full bathrooms, this home offers modern comfort and style. Enjoy plenty of outdoor space for relaxation and entertaining. This is an extra wide lot that offers a 2 car driveway. Shore Acres has a great location and this homesite backs up the recently repaved Manasquan Bike Path. Experience the best of low-maintenance h ome in this sought-after community—schedule your showing today!

Key facts

• Private patio
• Storage shed
• Modern kitchen

Tags

• EDGAR FELIX BIKE PATH
• MODERN KITCHEN
• ROCKING CHAIR FRONT PORCH
• PRIVATE PATIO
• STORAGE SHED
• EASY-TO-MAINTAIN GROUNDS

Property features AI

Finance

• HOA & community: Association: Shore Acres Mobile Home Park; Association fee approximately $985.75 per month

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Mobile home; Living area approximately 1248
• Exterior features: Shingle roof

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Washer, Dryer, Refrigerator included; No fireplaces; No basement
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $259k).
• Recommended offer: $251k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.4% in Allenwood — 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 69/100 on livability (#286 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.
• Wall Township Public School District (suburban): math 36% / reading 58% proficiency, ranked #145 of 472 in NJ (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 67 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 2,840 units permitted in Monmouth County in 2024 (484 in 5+ unit buildings).
• This rent runs 34% of the median local income ($174k/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 $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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

• Watch-outs: HOA is 20% of rent.

Recommended offer $251,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.88% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.80%
• DSCR: 1.79
• GRM: 4.4

CMA / ARV

• ARV (median comp): $468,928
• List price: $259,000
• Delta: -44.77%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1919 Atlantic Ave #26	0.09mi	2/1.0	1,084 (-13%)	5mo	$160,000	$148	65

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: 9.5%
• Equity multiple: 1.38×
• Total profit: $27,212
• Equity at exit: $38,618

10-year hold

• IRR: 18.8%
• Equity multiple: 2.58×
• Total profit: $114,662
• Equity at exit: $22,394

Cash invested: $72,520 (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 08736

• Active inventory: 67
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $4,874 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$985
• Vacancy / Maint / Mgmt: −$1,024
• Net cashflow: $1,076

Break-even live

Break-even rent $3,513

Max offer price $259,000

Occupancy floor 73%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Lakewood Rd Manasquan, NJ	2.0	1.0	768	$23,500	$30.60	18d	1	1.46mi

HOA detail

• Monthly dues: $985 · $11,820/yr

Listing history 17 events

1. 2026-06-18
   days on market $259,000 Active 38 DOM
2. 2026-06-17
   days on market $259,000 Active 37 DOM
3. 2026-06-16
   days on market $259,000 Active 36 DOM
4. 2026-06-15
   days on market $259,000 Active 35 DOM
5. 2026-06-13
   days on market $259,000 Active 33 DOM
6. 2026-06-09
   days on market $259,000 Active 29 DOM
7. 2026-06-08
   days on market $259,000 Active 28 DOM
8. 2026-06-07
   days on market $259,000 Active 27 DOM
9. 2026-06-04
   days on market $259,000 Active 24 DOM
10. 2026-06-03
    days on market $259,000 Active 23 DOM
11. 2026-06-02
    days on market $259,000 Active 22 DOM
12. 2026-06-01
    days on market $259,000 Active 21 DOM
13. 2026-05-31
    days on market $259,000 Active 20 DOM
14. 2026-05-11
    listed $259,000 Active 759-char remark
15. 2024-12-09
    soldstatus $230,000 Closed 560-char remark

    Show marketing remark (560 chars)

    Welcome to this gorgeous manufactured home, built in 2022, located in a 55+ community, Shore Acres. Step inside, and you'll be wowed. Featuring 2 spacious bedrooms and 2 full bathrooms, this home offers modern comfort and style. Enjoy plenty of outdoor space for relaxation and entertaining. This is an extra wide lot that offers a 2 car driveway. Shore Acres has a great location and this homesite backs up the recently repaved Manasquan Bike Path. Experience the best of low-maintenance h ome in this sought-after community—schedule your showing today!

16. 2024-11-01
    status Pending 560-char remark

    Show marketing remark (560 chars)

    Welcome to this gorgeous manufactured home, built in 2022, located in a 55+ community, Shore Acres. Step inside, and you'll be wowed. Featuring 2 spacious bedrooms and 2 full bathrooms, this home offers modern comfort and style. Enjoy plenty of outdoor space for relaxation and entertaining. This is an extra wide lot that offers a 2 car driveway. Shore Acres has a great location and this homesite backs up the recently repaved Manasquan Bike Path. Experience the best of low-maintenance h ome in this sought-after community—schedule your showing today!

17. 2024-08-10
    listed $239,000 Active 560-char remark

    Show marketing remark (560 chars)

    Welcome to this gorgeous manufactured home, built in 2022, located in a 55+ community, Shore Acres. Step inside, and you'll be wowed. Featuring 2 spacious bedrooms and 2 full bathrooms, this home offers modern comfort and style. Enjoy plenty of outdoor space for relaxation and entertaining. This is an extra wide lot that offers a 2 car driveway. Shore Acres has a great location and this homesite backs up the recently repaved Manasquan Bike Path. Experience the best of low-maintenance h ome in this sought-after community—schedule your showing today!

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

Taxation est. · year 1

• Rental income: $58,488
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$4,679
• − Management: −$4,679
• − HOA: −$11,820
• − Depreciation: −$7,535
• Taxable income: $10,087
• Est. tax owed @ 24.0%: −$2,421
• After-tax cash flow: $10,486/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 manufactured home in Shore Acres offers a good condition with modern finishes and a peaceful setting.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Replace outdoor furniture — Improves rental readiness and appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Replace outdoor furniture — Improves rental readiness and appeal ↑

ⓘ 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: Wall Township Public School District
• NCES district ID: 3416890
• Math proficiency: 36% ▼ -25.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $92,842
• Composite: 44.31/100
• National rank: #2831
• State rank: #145 of 472 in NJ

Livability — Allenwood

• Score: 69/100
• State rank: #286
• US rank: #8465

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monmouth County · 505,557 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 13,223
• Household income: $174,097
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 65.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 9% Slovak 3% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -307.96%
• Current HPI: 371.0208
• 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

+8.4% since first listed

4 events — show timeline

• 2026-05-11 Listed $259,000 MOMLS
• 2024-12-09 Sold (MLS) $230,000 MOMLS
• 2024-11-01 Pending — MOMLS
• 2024-08-10 Listed $239,000 MOMLS