16-B Cambridge Cir Unit B · Leisure Village West, NJ 08759

$273,500

2 bd · 2.0 ba · 1,374 sqft · Townhouse · 55 Days on market

Built 1973 Good condition $199/sqft · at area comps Est $278k · at est. $444/mo HOA · 15% 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).

• Cash flow +13.2/30.0
• ARV discount +8.3/15.0
• 1% rule +5.8/10.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated end-unit ranch style home on a quiet cul-de-sac in the fabulous Leisure Village West community. Comfortable living with attached garage, additional off street parking, 2 bedrooms and 2 full bathrooms. Enjoy the scenic and peaceful view from the enclosed sunroom. Brand new kitchen with stainless steel appliances, new bathrooms and flooring. Nothing to do but move in and enjoy the many wonderful features of this active adult community. Live a social and energetic lifestyle while enjoying 3 clubhouses, fitness center, two pools (one heated), tennis, pickle ball, shuffle board, bocci, 2 golf courses. Lawn maintenance and snow removal covered by the association so you can enjoy a carefree lifestyle! Do not miss this beautful home!

Key facts

• $444 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Listed in Manchester Township
• HOA & community: Monthly condo/coop fee of $444; Owner/self-managed association; Association fee includes bus service, common area maintenance, exterior building maintenance, health club, lawn maintenance, pool(s), recreation facility, and snow removal

Exterior

• Parking: Attached 1-car garage with inside access; Asphalt driveway; Off-street parking available
• Utilities: Central air conditioning (electric); Baseboard electric heating; Electric hot water; Public water; Public sewer
• Home design: Condominium ownership; Semi-detached building; Senior community (55+)
• Construction: Brick and vinyl siding exterior; Slab foundation; Pets allowed (case-by-case; cats and dogs OK)
• Exterior features: Community heated in-ground pool; Community outdoor pool; Common grounds; Lawn maintenance provided; Snow removal provided; Recreation facilities; Tennis courts; Jog/walk path; Shuffleboard; Hot tub; Exercise/fitness center

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Interior features: Central vacuum; Chair railings; Combination dining/living area; Crown moldings; Ceiling fans
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $274k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-7 ($-85/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (0.4% below list).
• Meets the 1% rule at list price ($3k rent vs $274k).
• Recommended offer: $265k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#261 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: schools F, amenities F, commute F.
• Manchester Township School District (suburban): math 25% / reading 44% proficiency, ranked #320 of 472 in NJ (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 648 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k 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 55 days — a 3% lower offer ($265k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Recommended offer $265,295 (3.0% 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 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.08% ✓
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 7.7

CMA / ARV

• ARV (median comp): $278,474
• List price: $273,500
• Delta: -1.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101-A Buckingham Dr	0.19mi	2/2.0	1,486 (+8%)	10mo	$291,000	$196	70
746-B Liverpool Cir	0.62mi	2/2.0	1,243 (-10%)	14mo	$275,000	$221	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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-44,453
• Equity at exit: $40,780

10-year hold

• IRR: -7.8%
• Equity multiple: 0.50×
• Total profit: $-38,001
• Equity at exit: $23,647

Cash invested: $76,580 (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 08759

• Active inventory: 648
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,946 high
• Mortgage (P&I): −$1,434
• Tax est. 1.5%: −$342 /mo · $4,102/yr
• Insurance: −$114
• HOA: −$444
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $-7

Break-even live

Break-even rent $2,955

Max offer price $272,474

Occupancy floor 95%

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: $68,375
• Closing costs: $8,205
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Rockingham Way #1 Manchester, NJ	3.0	2.5	1848	$3,275	$1.77	44d	1	0.73mi
616 Lawrence Ave Toms River, NJ	3.0	1.5	1508	$3,100	$2.06	3d	1	0.77mi
73 Buckingham Dr N Manchester, NJ	2.0	2.0	967	$2,200	$2.28	44d	1	0.86mi
1425 Amsterdam Ave Toms River, NJ	3.0	2.0	1376	$3,500	$2.54	44d	1	0.96mi
150 Farm Rd Manchester, NJ	3.0	2.0	1280	$3,000	$2.34	22d	1	1.09mi
19 Marlow Ave Manchester, NJ	2.0	2.0	1551	$2,400	$1.55	2d	1	1.11mi
1540 Birmingham Ave Toms River, NJ	3.0	2.0	1350	$2,900	$2.15	44d	1	1.20mi
501 Bismarck St Toms River, NJ	3.0	1.0	1300	$2,775	$2.13	44d	1	1.24mi
1008 4th Ave Toms River, NJ	3.0	2.0	1656	$3,400	$2.05	2d	1	1.39mi
2035 Route 37 Manchester, NJ	2.0	2.0	1375	$2,775	$2.02	1d	3	1.40mi
1700 New Jersey 37 Unit 112-11 Toms River, NJ	2.0	2.0	1224	$2,299	$1.88	2d	1	1.44mi
2501 Route 37 Manchester, NJ	2.0	2.0–2.5	1252	$3,468	$2.77	1d	6	1.48mi

HOA detail

• Monthly dues: $444 · $5,328/yr
• Likely covers: snow removalpoolgym

Listing history 18 events

1. 2026-06-18
   days on market $273,500 Active 55 DOM
2. 2026-06-17
   days on market $273,500 Active 54 DOM
3. 2026-06-16
   days on market $273,500 Active 53 DOM
4. 2026-06-15
   days on market $273,500 Active 52 DOM
5. 2026-06-13
   pricedays on market $273,500 Active 50 DOM
6. 2026-06-09
   days on market $275,000 Active 46 DOM
7. 2026-06-08
   days on market $275,000 Active 45 DOM
8. 2026-06-07
   days on market $275,000 Active 44 DOM
9. 2026-06-04
   days on market $275,000 Active 41 DOM
10. 2026-06-03
    days on market $275,000 Active 40 DOM
11. 2026-06-02
    days on market $275,000 Active 39 DOM
12. 2026-06-01
    days on market $275,000 Active 38 DOM
13. 2026-05-31
    days on market $275,000 Active 37 DOM
14. 2026-04-24
    listed $275,000 Active 1098-char remark
15. 2022-04-14
    soldstatus $265,000 Closed 757-char remark

    Show marketing remark (757 chars)

    Completely renovated end-unit ranch style home on a quiet cul-de-sac in the fabulous Leisure Village West community. Comfortable living with attached garage, additional off street parking, 2 bedrooms and 2 full bathrooms. Enjoy the scenic and peaceful view from the enclosed sunroom. Brand new kitchen with stainless steel appliances, new bathrooms and flooring. Nothing to do but move in and enjoy the many wonderful features of this active adult community. Live a social and energetic lifestyle while enjoying 3 clubhouses, fitness center, two pools (one heated), tennis, pickle ball, shuffle board, bocci, 2 golf courses. Lawn maintenance and snow removal covered by the association so you can enjoy a carefree lifestyle! Do not miss this beautful home!

16. 2022-03-09
    status Pending 757-char remark

    Show marketing remark (757 chars)

    Completely renovated end-unit ranch style home on a quiet cul-de-sac in the fabulous Leisure Village West community. Comfortable living with attached garage, additional off street parking, 2 bedrooms and 2 full bathrooms. Enjoy the scenic and peaceful view from the enclosed sunroom. Brand new kitchen with stainless steel appliances, new bathrooms and flooring. Nothing to do but move in and enjoy the many wonderful features of this active adult community. Live a social and energetic lifestyle while enjoying 3 clubhouses, fitness center, two pools (one heated), tennis, pickle ball, shuffle board, bocci, 2 golf courses. Lawn maintenance and snow removal covered by the association so you can enjoy a carefree lifestyle! Do not miss this beautful home!

17. 2022-03-08
    historical Active Under Contract 757-char remark

    Show marketing remark (757 chars)

    Completely renovated end-unit ranch style home on a quiet cul-de-sac in the fabulous Leisure Village West community. Comfortable living with attached garage, additional off street parking, 2 bedrooms and 2 full bathrooms. Enjoy the scenic and peaceful view from the enclosed sunroom. Brand new kitchen with stainless steel appliances, new bathrooms and flooring. Nothing to do but move in and enjoy the many wonderful features of this active adult community. Live a social and energetic lifestyle while enjoying 3 clubhouses, fitness center, two pools (one heated), tennis, pickle ball, shuffle board, bocci, 2 golf courses. Lawn maintenance and snow removal covered by the association so you can enjoy a carefree lifestyle! Do not miss this beautful home!

18. 2022-03-03
    listed $249,900 Active 757-char remark

    Show marketing remark (757 chars)

    Completely renovated end-unit ranch style home on a quiet cul-de-sac in the fabulous Leisure Village West community. Comfortable living with attached garage, additional off street parking, 2 bedrooms and 2 full bathrooms. Enjoy the scenic and peaceful view from the enclosed sunroom. Brand new kitchen with stainless steel appliances, new bathrooms and flooring. Nothing to do but move in and enjoy the many wonderful features of this active adult community. Live a social and energetic lifestyle while enjoying 3 clubhouses, fitness center, two pools (one heated), tennis, pickle ball, shuffle board, bocci, 2 golf courses. Lawn maintenance and snow removal covered by the association so you can enjoy a carefree lifestyle! Do not miss this beautful home!

ⓘ 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: $35,347
• − Mortgage interest: −$15,320
• − Property taxes: −$4,102
• − Insurance: −$1,368
• − Repairs & maintenance: −$2,828
• − Management: −$2,828
• − HOA: −$5,328
• − Depreciation: −$7,956
• Taxable loss: −$4,383
• Est. tax savings @ 24.0%: +$1,052
• After-tax cash flow: $967/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

Good 80/100 Cosmetic rehab

This well-maintained ranch-style home is in good condition with updated appliances and flooring. It offers a good investment opportunity with potential for value enhancement through minor updates.

Value-add opportunities

• Resale Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and overall appearance.
• Resale Updating the flooring in the living areas — New flooring can improve the home's aesthetic and increase its value.
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and overall appearance. ↑
• Resale Updating the flooring in the living areas — New flooring can improve the home's aesthetic and increase its value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers. ↑

ⓘ 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: Manchester Township School District
• NCES district ID: 3409450
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $38,905
• Composite: 28.8/100
• National rank: #6662
• State rank: #320 of 472 in NJ

Livability — Leisure Village West

• Score: 70/100
• State rank: #261
• US rank: #7714

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leisure Village West, NJ
• Population (ZIP): 34,290

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Black 4% Two or more races 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 8% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 88% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -347.85%
• Current HPI: 274.4679
• 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

+9.4% since first listed

6 events — show timeline

• 2026-06-11 Price Changed $273,500 BRIGHT MLS
• 2026-04-24 Listed $275,000 BRIGHT MLS
• 2022-04-14 Sold (MLS) $265,000 BRIGHT MLS
• 2022-03-09 Pending — BRIGHT MLS
• 2022-03-08 Contingent — BRIGHT MLS
• 2022-03-03 Listed $249,900 BRIGHT MLS