202 Veronica Ct · Forked River, NJ 08734

$729,900

4 bd · 3.0 ba · 2,538 sqft · SingleFamily public records · 6 Days on market

Built 1995 Est $700k · at est.

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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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +6.3/10.0
• ARV discount +5.6/15.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coming soon. 6/13 showings start. Beautiful updates and a dream backyard make this home stand out. Features include a designer kitchen with quartz-style counters, modern baths, bright living spaces, and a four-season room overlooking the lush private yard. Set on a rare 24,000 sq ft lot, the outdoor space is made for relaxing and entertaining with an in-ground pool, pool heater, gazebo, paver patio, deck, mature trees, and gorgeous landscaping. Enjoy the feel of a private backyard retreat with room to gather, unwind, and enjoy every season. Convenient location with the ability to walk to schools and Gillie Park. A special home offering updates, privacy, outdoor living, strong curb appeal, and an exceptional setting. The outdoor setting is truly what makes this property special. The four-season room brings the backyard into view with walls of windows overlooking mature trees, beautiful landscaping, and the pool area. Step outside to a dream backyard designed for everyday enjoyment, summer gatherings, quiet mornings, and evenings by the gazebo. The in-ground pool, pool heater, patio, deck, and open green space create several areas to relax or entertain. The 24,000 sq ft lot offers a level of privacy and space that is hard to find, while still being close to schools, Gillie Park, shopping, and local conveniences. Inside, the home feels bright and welcoming with updated finishes, comfortable living areas, and a layout that connects naturally to the outdoor space. A rare combination of updates, location, lot size, and backyard lifestyle.

Key facts

• Designer kitchen
• In-ground pool
• Four-season room

Tags

• DESIGNER KITCHEN
• FOUR-SEASON ROOM
• IN-GROUND POOL
• POOL HEATER
• PAVER PATIO
• MATURE TREES

Property features AI

Finance

• Other: Ownership: Fee simple; Accessibility features: Other

Exterior

• Parking: Attached 2-car garage with garage door opener; Asphalt driveway
• Utilities: Public water; Public sewer
• Home design: Detached structure; Shingle roof; Vinyl siding; Crawl space foundation
• Construction: Vinyl siding construction; Shingle roof; Crawl space foundation; Built area information from assessor
• Exterior features: Deck(s); Patio(s); Porch(es); Exterior lighting; Underground lawn sprinkler; Vinyl fencing; Backs to trees; Shed; Gazebo; Personal in-ground heated vinyl pool (fenced)

Interior

• Kitchen: Dishwasher; Gas oven/range; Self-cleaning oven; Stove; Refrigerator; Kitchen island; Eat-in kitchen / breakfast area
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; Natural gas hot water
• Interior features: Recessed lighting; Attic; Stall shower; Breakfast area; Ceiling fan(s); Family room off kitchen; Kitchen eat-in; Kitchen island; Walk-in closets; Window treatments; Sliding glass door; Gas/Propane fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $730k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $730k).
• Cap rate 8.8% vs local median 3.2% in Forked River — 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 61/100 on livability (#464 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment A-; Watch: amenities F, commute F, cost of living F.
• Lacey Township School District (suburban): math 22% / reading 43% proficiency, ranked #299 of 472 in NJ (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 57 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k of loan paydown is wiped out by about $22k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 28y 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.
• Current owner paid $365k; list at $730k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $729,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.13% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $700,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Plover Ct	0.11mi	4/2.5	2,558 (+1%)	9mo	$605,000	$237	84
109 Foxhollow Dr	0.55mi	4/2.5	2,568 (+1%)	0mo	$579,000	$225	70
26 Jacqueline Ct	0.50mi	4/2.5	2,594 (+2%)	4mo	$715,000	$276	68
747 Hill St	0.25mi	4/3.0	2,307 (-9%)	6mo	$860,000	$373	68
201 Pheasant Hollow Dr	0.17mi	4/2.5	2,254 (-11%)	7mo	$599,000	$266	65
424 Continental St	0.73mi	4/2.5	2,600 (+2%)	1mo	$760,000	$292	59
689 Colgate Ave	0.68mi	4/2.5	2,579 (+2%)	8mo	$780,000	$302	58
3 Easy St	0.66mi	5/3.0 (+1)	2,608 (+3%)	3mo	$725,000	$278	57
15 Jacqueline Ct	0.51mi	4/2.5	2,224 (-12%)	8mo	$630,000	$283	47
551 Rosewood Dr Unit 551 R	0.45mi	5/2.0 (+1)	2,233 (-12%)	6mo	$610,000	$273	45
551 Rosewood Dr	0.45mi	5/2.0 (+1)	2,233 (-12%)	6mo	$610,000	$273	45
80 Haines St	0.60mi	3/2.0 (-1)	2,328 (-8%)	7mo	$580,000	$249	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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-19,699
• Equity at exit: $108,830

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $110,035
• Equity at exit: $63,108

Cash invested: $204,372 (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 08734

• Active inventory: 57
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $8,275 medium
• Mortgage (P&I): −$3,828
• Tax from tax record: −$859 /mo · $10,308/yr
• Insurance: −$304
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,738
• Net cashflow: $1,546

Break-even live

Break-even rent $6,317

Max offer price $729,900

Occupancy floor 76%

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: $182,475
• Closing costs: $21,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 Farrelly Ave Bayville, NJ	5.0	3.0	2274	$3,500	$1.54	43d	1	0.96mi
406 Lawrence Dr Lanoka Harbor, NJ	3.0	2.0	1836	$16,000	$8.71	1d	1	1.26mi

Listing history 6 events

1. 2026-06-18
   days on market $729,900 Active 6 DOM
2. 2026-06-17
   days on market $729,900 Active 5 DOM
3. 2026-06-16
   days on market $729,900 Active 4 DOM
4. 2026-06-15
   days on market $729,900 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark

   Show marketing remark (1558 chars)

   Coming soon. 6/13 showings start. Beautiful updates and a dream backyard make this home stand out. Features include a designer kitchen with quartz-style counters, modern baths, bright living spaces, and a four-season room overlooking the lush private yard. Set on a rare 24,000 sq ft lot, the outdoor space is made for relaxing and entertaining with an in-ground pool, pool heater, gazebo, paver patio, deck, mature trees, and gorgeous landscaping. Enjoy the feel of a private backyard retreat with room to gather, unwind, and enjoy every season. Convenient location with the ability to walk to schools and Gillie Park. A special home offering updates, privacy, outdoor living, strong curb appeal, and an exceptional setting. The outdoor setting is truly what makes this property special. The four-season room brings the backyard into view with walls of windows overlooking mature trees, beautiful landscaping, and the pool area. Step outside to a dream backyard designed for everyday enjoyment, summer gatherings, quiet mornings, and evenings by the gazebo. The in-ground pool, pool heater, patio, deck, and open green space create several areas to relax or entertain. The 24,000 sq ft lot offers a level of privacy and space that is hard to find, while still being close to schools, Gillie Park, shopping, and local conveniences. Inside, the home feels bright and welcoming with updated finishes, comfortable living areas, and a layout that connects naturally to the outdoor space. A rare combination of updates, location, lot size, and backyard lifestyle.

6. 2026-06-13
   listed $729,900 Active 1 DOM

   Show marketing remark (1558 chars)

   Coming soon. 6/13 showings start. Beautiful updates and a dream backyard make this home stand out. Features include a designer kitchen with quartz-style counters, modern baths, bright living spaces, and a four-season room overlooking the lush private yard. Set on a rare 24,000 sq ft lot, the outdoor space is made for relaxing and entertaining with an in-ground pool, pool heater, gazebo, paver patio, deck, mature trees, and gorgeous landscaping. Enjoy the feel of a private backyard retreat with room to gather, unwind, and enjoy every season. Convenient location with the ability to walk to schools and Gillie Park. A special home offering updates, privacy, outdoor living, strong curb appeal, and an exceptional setting. The outdoor setting is truly what makes this property special. The four-season room brings the backyard into view with walls of windows overlooking mature trees, beautiful landscaping, and the pool area. Step outside to a dream backyard designed for everyday enjoyment, summer gatherings, quiet mornings, and evenings by the gazebo. The in-ground pool, pool heater, patio, deck, and open green space create several areas to relax or entertain. The 24,000 sq ft lot offers a level of privacy and space that is hard to find, while still being close to schools, Gillie Park, shopping, and local conveniences. Inside, the home feels bright and welcoming with updated finishes, comfortable living areas, and a layout that connects naturally to the outdoor space. A rare combination of updates, location, lot size, and backyard lifestyle.

ⓘ 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: $10,308 · $859/mo
• Projected year-2 tax: $14,241 · $1,187/mo
• Expected delta: +$3,933/yr (+$328/mo · 38.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $99,298
• − Mortgage interest: −$40,886
• − Property taxes: −$10,308
• − Insurance: −$3,650
• − Repairs & maintenance: −$7,944
• − Management: −$7,944
• − Depreciation: −$21,233
• Taxable income: $7,333
• Est. tax owed @ 24.0%: −$1,760
• After-tax cash flow: $16,796/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)

• District: Lacey Township School District
• NCES district ID: 3408100
• Math proficiency: 22% ▼ -18.00%
• Reading proficiency: 43% ▼ -11.00%
• Median HH income: $73,331
• Composite: 30.42/100
• National rank: #6242
• State rank: #299 of 472 in NJ

Livability — Forked River

• Score: 61/100
• State rank: #464
• US rank: #17753

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

• Population (ZIP): 8,028

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Romanian 7% Subsaharan African 3% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -225.83%
• Current HPI: 368.8557
• 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

+224.5% since first listed

19 events — show timeline

• 2026-06-13 Listed $729,900 MOMLS
• 2026-06-13 Listed $729,900 BRIGHT MLS
• 2026-06-11 Coming Soon $729,900 BRIGHT MLS
• 2026-06-11 Coming Soon $729,900 MOMLS
• 2003-10-24 Sold (Public Records) $365,000 Public Records
• 2003-10-17 Sold (MLS) $365,000 BRIGHT MLS
• 2003-07-23 Listed $374,000 BRIGHT MLS
• 2002-06-11 Sold (Public Records) $310,000 Public Records
• 2002-06-11 Sold (Public Records) $310,000 Public Records
• 2002-05-30 Sold (MLS) $310,000 BRIGHT MLS
• 2002-03-03 Listed $319,900 BRIGHT MLS
• 1999-03-31 Sold (Public Records) $215,000 Public Records
• 1999-03-26 Sold (MLS) $215,000 MOMLS
• 1999-03-26 Sold (MLS) $215,000 BRIGHT MLS
• 1999-02-28 Delisted — MOMLS
• 1998-07-28 Listing Removed — BRIGHT MLS
• 1998-05-23 Listed $224,900 MOMLS
• 1998-05-23 Listed $215,000 BRIGHT MLS
• 1998-05-23 Listed $224,900 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2025): $10,308 · +7.9% YoY. Source: county tax records.