47 Cambridge Ct Unit E · Leisure Village, NJ 08701

$162,900

2 bd · 1.0 ba · 841 sqft · SingleFamily · 50 Days on market

Built 1965 Good condition 435 sqft lot $194/sqft · 12% above area Est $145k · 12% over $385/mo HOA · 19% 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 +17.5/30.0
• 1% rule +7.7/10.0
• DSCR +5.5/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• ARV discount +2.0/15.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This updated ground-floor Lancaster model in Leisure Village features a bright, open layout with new flooring, an updated kitchen with newer appliances, and an updated bathroom with a tub. Enjoy outdoor space just steps from your door. A rare highlight is the assigned covered carport - an added convenience not found with many units. Leisure Village, a 55+ gated community offering two pools, an executive golf course, scenic waterfront bike and walking paths, and bocce courts. Ideally located near the Garden State Parkway, shopping, Jersey Shore beaches, and Atlantic City, this home offers comfort, convenience, and an active lifestyle.

Key facts

• Parking
• Community pool
• Built 1965

Property features AI

Finance

• HOA & community: Leisure Village association; Monthly association fee; Association amenities: Exercise room, Community room, Pool, Golf course, Clubhouse, Common areas; Association fee covers: Trash, Common area maintenance, Lawn maintenance, Pool, Snow removal

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Condominium ownership (fee simple); Attached property; Model: Lancaster - Updated
• Construction: Updated Lancaster model
• Exterior features: Shingle roof; Level lot

Interior

• Kitchen: Dishwasher; Stove; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Blinds/Shades; Ceiling fan(s); No fireplaces
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $163k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $158k (3.0% below list) — sets the bar for market timing.

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: amenities F, commute F, employment 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.
• Zoned schools: Oak Street Elem School (math 17% / reading 21%, grade F, #1,030 of 1,303 statewide, top 80%, 534 students, 97% FRL); Lakewood Middle School (math 16% / reading 30%, grade F, #376 of 431 statewide, top 88%, 995 students, 94% FRL); Lakewood High School (math 14% / reading 37%, grade F, #321 of 399 statewide, top 81%, 1,423 students, 86% FRL).
• Market conditions: 426 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 38% 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

• It's been on market 50 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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

• Climate carrying-cost: major wind risk, 69% 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 $158,013 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 6.6

CMA / ARV

• ARV (median comp): $145,076
• List price: $162,900
• Delta: 12.29%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 E Cambridge Ct Unit 100E	0.02mi	2/1.0	841 (0%)	4mo	$156,000	$185	96
42 Cambridge Ct Unit H	0.08mi	2/1.0	841 (0%)	6mo	$119,000	$141	92
44G Cambridge Ct #2007	0.10mi	2/1.0	841 (0%)	5mo	$155,200	$185	91
103F Edinburgh Ln	0.06mi	2/1.0	858 (+2%)	5mo	$115,000	$134	90
110F Edinburgh Ln	0.13mi	2/1.0	858 (+2%)	3mo	$130,000	$152	88
41E Cambridge Ct	0.12mi	2/1.0	841 (0%)	7mo	$152,900	$182	88
142B Farrington Ct	0.26mi	2/1.0	858 (+2%)	6mo	$145,000	$169	79
145B Buckingham Dr	0.22mi	1/1.0 (-1)	808 (-4%)	1mo	$179,900	$223	78
653F Plymouth Dr	0.34mi	2/1.0	858 (+2%)	6mo	$125,000	$146	76
62D Buckingham Dr	0.14mi	2/1.0	928 (+10%)	5mo	$115,000	$124	72
237 Huntington Dr Unit C	0.34mi	1/1.0 (-1)	892 (+6%)	3mo	$155,000	$174	66
531A Dartmoor Ct	0.74mi	2/1.0	858 (+2%)	6mo	$110,000	$128	57

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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-18,095
• Equity at exit: $24,289

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-4,323
• Equity at exit: $14,085

Cash invested: $45,612 (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: 426
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$854
• Tax est. 1.5%: −$204 /mo · $2,444/yr
• Insurance: −$68
• HOA: −$385
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $126

Break-even live

Break-even rent $1,912

Max offer price $162,900

Occupancy floor 89%

Sensitivity live

Price	-10% $239	-5% $182	+0% $126	+5% $70	+10% $14
Rent	-10% $-38	-5% $44	+0% $126	+5% $208	+10% $290
Rate	-1.0pp $208	-0.5pp $168	base $126	+0.5pp $84	+1.0pp $41

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: $40,725
• Closing costs: $4,887
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47L Cambridge Ct Lakewood, NJ	2.0	1.0	841	$1,795	$2.13	26d	1	0.03mi
106A Edinburgh Ln Lakewood, NJ	2.0	1.0	858	$2,200	$2.56	19d	1	0.13mi
341B Canterbury Ct Lakewood, NJ	2.0	1.0	982	$2,275	$2.32	24d	1	0.35mi
335A Canterbury Ct Lakewood, NJ	2.0	1.0	982	$1,950	$1.99	20d	1	0.44mi
278C Kingston Ct Lakewood, NJ	2.0	1.0	1000	$2,250	$2.25	3d	1	0.47mi
219 Buckingham Ct Lakewood, NJ	1.0	1.0	663	$1,900	$2.87	45d	1	0.49mi
1042C Aberdeen Dr Unit C Lakewood, NJ	2.0	1.0	982	$2,000	$2.04	5d	1	1.20mi
523 Sophee Ln #1000 Lakewood, NJ	1.0	1.0	889	$1,800	$2.02	0d	1	1.20mi
824A Balmoral Ct Unit A Toms River, NJ	2.0	1.0	982	$2,200	$2.24	20d	1	1.26mi
829A Balmoral Ct Unit 1001 Lakewood, NJ	1.0	1.0	663	$1,600	$2.41	26d	1	1.29mi
1100 Deer Path Lakewood, NJ	2.0	1.0–1.5	1187	$2,575	$2.17	0d	4	1.48mi

HOA detail

• Monthly dues: $385 · $4,620/yr
• Likely covers: waterpoolsecurity

Listing history 23 events

1. 2026-06-21
   days on market $162,900 Active 50 DOM
2. 2026-06-18
   days on market $162,900 Active 47 DOM
3. 2026-06-17
   days on market $162,900 Active 46 DOM
4. 2026-06-16
   days on market $162,900 Active 45 DOM
5. 2026-06-15
   days on market $162,900 Active 44 DOM
6. 2026-06-13
   days on market $162,900 Active 42 DOM
7. 2026-06-13
   days on market $162,900 Active 41 DOM
8. 2026-06-09
   days on market $162,900 Active 38 DOM
9. 2026-06-08
   days on market $162,900 Active 37 DOM
10. 2026-06-07
    days on market $162,900 Active 36 DOM
11. 2026-06-04
    days on market $162,900 Active 33 DOM
12. 2026-06-03
    days on market $162,900 Active 32 DOM
13. 2026-06-02
    days on market $162,900 Active 31 DOM
14. 2026-06-01
    days on market $162,900 Active 30 DOM
15. 2026-05-31
    days on market $162,900 Active 29 DOM
16. 2026-05-02
    listed $162,900 Active 642-char remark
17. 2026-05-01
    historical $162,900 642-char remark
18. 2011-05-31
    listed $78,900
19. 2011-05-29
    listed $78,900
20. 2010-04-06
    listed $85,500
21. 2008-10-24
    listed $94,500
22. 2008-09-13
    listed $94,900
23. 2008-08-09
    listed $102,900

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $24,864
• − Mortgage interest: −$9,125
• − Property taxes: −$2,444
• − Insurance: −$814
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − HOA: −$4,620
• − Depreciation: −$4,739
• Taxable loss: −$856
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $1,719/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 · 8 photos

Good 75/100 Cosmetic rehab

This updated ground-floor Lancaster model in Leisure Village is in good condition with a bright, open layout and new flooring. It offers a covered carport and is located in a gated community with amenities like two pools and an executive golf course.

Value-add opportunities

• Both landscaping — enhances curb appeal and outdoor space
• Both painting — fresh paint can improve the home's appearance
• Resale upgrading appliances — newer appliances can attract more buyers

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and outdoor space ↑
• Both painting — fresh paint can improve the home's appearance ↑
• Resale upgrading appliances — newer appliances can attract more 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: 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

+58.3% since first listed

8 events — show timeline

• 2026-05-02 Listed $162,900 MOMLS
• 2026-05-01 Coming Soon $162,900 MOMLS
• 2011-05-31 Listed $78,900 MOMLS
• 2011-05-29 Listed $78,900 MOMLS
• 2010-04-06 Listed $85,500 MOMLS
• 2008-10-24 Listed $94,500 MOMLS
• 2008-09-13 Listed $94,900 MOMLS
• 2008-08-09 Listed $102,900 MOMLS