8 Montana Dr Unit A · Cedar Glen Lakes, NJ 08759

$170,000

2 bd · 1.0 ba · 1,222 sqft · SingleFamily · 40 Days on market

Built 1977 Good condition $139/sqft · 9% above area Est $156k · 9% over $503/mo HOA · 23% of rent ↓ 6% since listing

---

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 +15.2/30.0
• 1% rule +7.9/10.0
• DSCR +4.7/10.0
• Condition / age +3.8/5.0
• ARV discount +3.6/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and well maintained, this spacious 2-bedroom, 1-bath Madison model duplex in Cedar Glen Lakes offers comfortable single-level living in a vibrant, pet-friendly 55+ community. Features include a large living room, a large country eat-in kitchen (open concept) with white appliances, central A/C, walk-in closets, and a full bath with walk in shower. Remodeled with newer carpet, this home also offers outdoor storage and an attached 1-car garage with direct entry and no steps. The low HOA covers taxes, water/sewer, lawn care, snow removal, trash, roof maintenance, and more. Community amenities include a clubhouse, activities, and bus service. Conveniently located near Routes 70 &a

Key facts

• Single level living
• Walk-in closets
• Large living room

Tags

• SINGLE LEVEL LIVING
• LARGE LIVING ROOM
• COUNTRY EAT-IN KITCHEN
• CENTRAL A/C
• WALK-IN CLOSETS
• FULL BATH WITH WALK IN SHOWER

Property features AI

Finance

• HOA & community: Monthly association fee (includes trash, common area, sewer, snow removal, water); Community amenities: exercise room, community room, clubhouse, bocci (no pool)

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer
• Home design: Cooperative ownership; Model: Madison Remodel
• Construction: No basement
• Exterior features: Shingle roof; Attached/connected property

Interior

• Kitchen: Electric cooking; Stove; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (all on the first floor)
• Flooring: Linoleum; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heat; Central air conditioning
• Interior features: Ceiling fan(s); Blinds/Shades; No fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $60 ($722/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#406 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Whiting Elementary School (math 22% / reading 47%, grade F, #582 of 1,303 statewide, top 49%, 301 students, 25% FRL); Manchester Township Middle School (math 28% / reading 45%, grade F, #226 of 431 statewide, top 55%, 582 students, 41% FRL); Manchester Township High School (math 21% / reading 38%, grade F, #290 of 399 statewide, top 74%, 959 students, 38% FRL).
• Market conditions: 658 active listings in the ZIP; 1 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 $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 40 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1977 — 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 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?
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: 1.29% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 6.4

CMA / ARV

• ARV (median comp): $156,412
• List price: $170,000
• Delta: 8.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8A Alaska Ave	0.12mi	2/1.0	1,200 (-2%)	1mo	$148,000	$123	91
12 Vermont Way	0.19mi	2/1.5	1,200 (-2%)	3mo	$185,000	$154	84
8 Maine Ave Unit A	0.28mi	2/1.0	1,222 (0%)	4mo	$150,000	$123	84
5 Oregon Dr Unit B	0.26mi	2/1.0	1,222 (0%)	8mo	$120,000	$98	81
10 Minnesota Ave Unit A	0.34mi	2/1.0	1,222 (0%)	9mo	$136,500	$112	77
9 Oklahoma Way Unit A	0.47mi	2/1.0	1,222 (0%)	7mo	$135,000	$110	73
7 Roosevelt City Rd Unit B	0.54mi	2/1.0	1,222 (0%)	3mo	$142,000	$116	72
50 Texas Blvd	0.21mi	2/1.0	1,344 (+10%)	8mo	$177,000	$132	67
7 Connecticut Dr Unit B	0.58mi	2/1.0	1,222 (0%)	8mo	$105,000	$86	66
4 Delaware Way Unit A	0.61mi	2/1.0	1,222 (0%)	8mo	$169,000	$138	65
11 Hawaii Way Unit B	0.43mi	2/1.0	1,100 (-10%)	3mo	$48,000	$44	61
4 Washington Ln	0.63mi	1/1.0 (-1)	1,222 (0%)	9mo	$130,000	$106	58

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-23,373
• Equity at exit: $25,348

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-14,027
• Equity at exit: $14,698

Cash invested: $47,600 (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: 658
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$503
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $60

Break-even live

Break-even rent $2,124

Max offer price $170,000

Occupancy floor 92%

Sensitivity live

Price	-10% $178	-5% $119	+0% $60	+5% $1	+10% $-57
Rent	-10% $-114	-5% $-27	+0% $60	+5% $147	+10% $234
Rate	-1.0pp $146	-0.5pp $103	base $60	+0.5pp $16	+1.0pp $-29

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Westport Dr #71 Whiting, NJ	2.0	1.0	1120	$2,200	$1.96	0d	1	1.48mi

HOA detail

• Monthly dues: $503 · $6,036/yr
• Likely covers: watersewertrashlandscapingsnow removalroof

Listing history 16 events

1. 2026-06-21
   days on market $170,000 Active 40 DOM
2. 2026-06-18
   days on market $170,000 Active 37 DOM
3. 2026-06-17
   days on market $170,000 Active 36 DOM
4. 2026-06-16
   days on market $170,000 Active 35 DOM
5. 2026-06-15
   days on market $170,000 Active 34 DOM
6. 2026-06-13
   days on market $170,000 Active 32 DOM
7. 2026-06-09
   days on market $170,000 Active 28 DOM
8. 2026-06-08
   days on market $170,000 Active 27 DOM
9. 2026-06-08
   price $170,000 Active 26 DOM
10. 2026-06-07
    days on market $180,000 Active 26 DOM
11. 2026-06-04
    days on market $180,000 Active 23 DOM
12. 2026-06-03
    days on market $180,000 Active 22 DOM
13. 2026-06-02
    days on market $180,000 Active 21 DOM
14. 2026-06-01
    days on market $180,000 Active 20 DOM
15. 2026-05-31
    days on market $180,000 Active 19 DOM
16. 2026-05-12
    listed $180,000 Active 786-char remark

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$6,036
• − Depreciation: −$4,945
• Taxable loss: −$1,728
• Est. tax savings @ 24.0%: +$415
• After-tax cash flow: $1,137/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 · 30 photos

Good 75/100 Cosmetic rehab

This move-in ready home in Cedar Glen Lakes offers comfortable single-level living with good condition and minimal repairs needed.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace window blinds — Improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace window blinds — Improves energy efficiency and aesthetics ↑

ⓘ 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 — Cedar Glen Lakes

• Score: 64/100
• State rank: #406
• US rank: #14186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar Glen Lakes, 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

-5.6% since first listed

2 events — show timeline

• 2026-06-07 Price Changed $170,000 MOMLS
• 2026-05-12 Listed $180,000 MOMLS