112 Navesink Ave · Highlands, NJ 07732

$499,900

3 bd · 2.5 ba · 1,623 sqft · SingleFamily public records · 24 Days on market

Built 1950 5,227 sqft lot Est $685k · 27% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +7.5/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a Coming Soon Listing and cannot be shown until 6/2/26. Opportunity awaits! Amazing water views! Rehab or knock down and build new at this amazing location. Just a 3 minute drive to Sandy Hook beach.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer
• Home design: Fee simple ownership
• Construction: Shingle roof
• Exterior features: Ocean views

Interior

• Bedrooms: 3 bedrooms
• Flooring: Wood
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Heating present (other type); Central air conditioning
• Interior features: Wood flooring; Full basement with walk-out access; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $500k.

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 ($6k rent vs $500k).
• Recommended offer: $492k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.9% in Highlands — 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 (#283 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Market conditions: 39 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,840 units permitted in Monmouth County in 2024 (484 in 5+ unit buildings).
• At $6,252/mo this rent would consume 82% of the median local household income ($92k/yr) (locally 259% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 24 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $350k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $492,401 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.33%
• DSCR: 1.42
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $684,906
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Shrewsbury Ave	0.19mi	3/2.5	1,825 (+12%)	0mo	$1,100,000	$603	70
85 Seadrift Ave	0.36mi	3/2.5	1,620 (-0%)	16mo	$604,999	$373	70
52 Barberie Ave	0.45mi	3/2.0	1,764 (+9%)	1mo	$699,000	$396	62
315 Shore Dr Unit D	0.63mi	2/2.0 (-1)	1,636 (+1%)	1mo	$520,000	$318	61
45 2nd St	0.18mi	3/2.5	1,502 (-8%)	21mo	$812,500	$541	61
55 Bay Ave Unit A	0.18mi	3/2.0	1,444 (-11%)	15mo	$475,000	$329	59
25 Miller St	0.21mi	3/2.5	1,422 (-12%)	14mo	$793,000	$558	58
31 4th St	0.21mi	4/2.0 (+1)	1,803 (+11%)	11mo	$725,000	$402	56
61 Barberie Ave	0.42mi	3/1.5	1,386 (-15%)	3mo	$690,000	$498	50
45 Portland Rd	0.37mi	3/2.0	1,440 (-11%)	16mo	$475,000	$330	49
17 Central Ave	0.61mi	4/2.0 (+1)	1,858 (+14%)	8mo	$785,000	$422	34
10 Central Ave	0.64mi	3/3.0	1,852 (+14%)	13mo	$910,000	$491	34

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-11,336
• Equity at exit: $74,537

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $80,776
• Equity at exit: $43,222

Cash invested: $139,972 (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 07732

• Active inventory: 39
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $6,252 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$1,021 /mo · $12,250/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,313
• Net cashflow: $1,089

Break-even live

Break-even rent $4,874

Max offer price $499,900

Occupancy floor 78%

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
179 Bay Ave Highlands, NJ	4.0	2.0	1613	$8,200	$5.08	11d	1	0.12mi
60 5th St Unit D Highlands, NJ	2.0	1.0	1292	$8,500	$6.58	1d	1	0.27mi
67 Snug Harbor Ave Highlands, NJ	3.0	2.0	1414	$2,000	$1.41	17d	1	0.53mi
324 Shore Dr Unit E1 Highlands, NJ	2.0	2.0	1519	$3,100	$2.04	1d	1	0.74mi
216 Ocean Ave Sea Bright, NJ	2.0	2.0	1788	$5,500	$3.08	14d	1	0.82mi
60 Mathews St Unit 1st floor Highlands, NJ	3.0	1.0	1556	$2,500	$1.61	24d	1	0.87mi

Listing history 17 events

1. 2026-06-18
   days on market $499,900 Active 24 DOM
2. 2026-06-17
   days on market $499,900 Active 23 DOM
3. 2026-06-16
   days on market $499,900 Active 22 DOM
4. 2026-06-15
   days on market $499,900 Active 21 DOM
5. 2026-06-13
   days on market $499,900 Active 19 DOM
6. 2026-06-13
   days on market $499,900 Active 18 DOM
7. 2026-06-09
   days on market $499,900 Active 15 DOM
8. 2026-06-08
   days on market $499,900 Active 14 DOM
9. 2026-06-07
   days on market $499,900 Active 13 DOM
10. 2026-06-04
    days on market $499,900 Active 10 DOM
11. 2026-06-03
    days on market $499,900 Active 9 DOM
12. 2026-06-02
    days on market $499,900 Active 8 DOM
13. 2026-06-01
    days on market $499,900 Active 7 DOM
14. 2026-05-31
    days on market $499,900 Active 6 DOM
15. 2026-05-18
    historical $499,900
16. 2009-08-18
    soldstatus $350,000
17. 1997-01-29
    soldstatus $1

ⓘ 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: $12,250 · $1,021/mo
• Projected year-2 tax: $12,349 · $1,029/mo
• Expected delta: +$99/yr (+$8/mo · 0.8%)

ⓘ 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: $75,027
• − Mortgage interest: −$28,002
• − Property taxes: −$12,250
• − Insurance: −$2,500
• − Repairs & maintenance: −$6,002
• − Management: −$6,002
• − Depreciation: −$14,543
• Taxable income: $5,728
• Est. tax owed @ 24.0%: −$1,375
• After-tax cash flow: $11,688/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)

No district data.

Livability — Highlands

• Score: 69/100
• State rank: #283
• US rank: #8335

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: Highlands, NJ
• County: Monmouth County · 505,557 people
• City population: 4,527
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 4,527
• Household income: $91,875
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 259.0

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 (79%)
• Race & ethnicity: White 79% Asian 8% Two or more races 7% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 4% Romanian 2% Slovak 2%
• Foreign-born: 15% · Canada, China, Vietnam
• Languages at home: 90% English-only · Spanish 4% Chinese 3% Arabic 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: ▼ -357.74%
• Current HPI: 345.5835
• 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

+42.8% since first listed

3 events — show timeline

• 2026-05-18 Coming Soon $499,900 MOMLS
• 2009-08-18 Sold (Public Records) $350,000 Public Records
• 1997-01-29 Sold (Public Records) $1 Public Records

Property tax history

+2.7%/yr

Latest (2025): $12,250 · -4.6% YoY. Source: county tax records.