24 Cedar Xing · Red Bank, NJ 07701

$202,930

2 bd · 2.0 ba · 1,080 sqft · Townhouse · 328 Days on market

Built 2013 $230/mo HOA · 6% of rent

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Rent growth +4.1/5.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Property is a deed restricted. Affordable Housing unit. Maximum income limits for a moderate unit in Monmouth County: 2 person household - $86,160.00 As-is, where-is. * Seller and listing agent make no representation regarding any information contained within or regarding the property. Buyer is responsible for verifying the accuracy of any and all information provided in the MLS including but not limited to, room sizes, property amenities, property condition, functionality of any systems, property condition, functionality of any systems. Terms- Cash or non warrantable mortgage only.

Key facts

• $230 HOA
• Community pool
• Built 2013

Property features AI

Finance

• Other: Pets allowed with size/weight restrictions
• HOA & community: Monthly association fee of $230; HOA covers common area maintenance, exterior building maintenance, lawn care, snow removal, and trash

Exterior

• Parking: Off-site parking
• Utilities: Public water; Public sewer; Cable TV available; Electric available; Natural gas available; Water and sewer available
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Property in good condition
• Construction: Frame construction; Slab foundation; Asphalt roof; Year built estimated
• Exterior features: Community pool; Above-grade and below-grade structures noted; Lot dimensions estimated

Interior

• Bedrooms: Two bedrooms on the first upper level
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: 90% forced air heating; Natural gas heating and hot water; Central air conditioning (electric)
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $203k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $203k).
• Recommended offer: $179k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 2.3% in Red Bank — 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 82/100 on livability (#45 in NJ, #1,151 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Red Bank Regional School District (suburban): math 34% / reading 49% proficiency, ranked #143 of 472 in NJ (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.5%/yr); 137 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,840 units permitted in Monmouth County in 2024 (484 in 5+ unit buildings).
• This rent runs 39% of the median local income ($112k/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 $6k 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.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $57k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 328 days — a 12% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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: 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 $178,578 (12.0% below list)

Questions for the listing agent

1. It's been on market 328 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.79% ✓
• Cap rate: 13.58%
• Cash-on-cash: 26.04%
• DSCR: 2.16
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $446,040
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Cedar Xing	0.05mi	2/2.0	1,080 (0%)	6mo	$206,626	$191	92
—	0.52mi	2/2.5	1,114 (+3%)	16mo	$460,000	$413	55
28 Morford Pl	0.60mi	1/1.0 (-1)	930 (-14%)	17mo	$390,000	$419	26

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 · 6.45% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.04×
• Total profit: $58,860
• Equity at exit: $30,258

10-year hold

• IRR: 34.1%
• Equity multiple: 4.71×
• Total profit: $210,544
• Equity at exit: $17,546

Cash invested: $56,820 (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 07701

• Rents YoY: 6.5%
• Active inventory: 137
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $3,627 high
• Mortgage (P&I): −$1,064
• Tax est. 1.5%: −$254 /mo · $3,044/yr
• Insurance: −$85
• HOA: −$230
• Vacancy / Maint / Mgmt: −$762
• Net cashflow: $1,233

Break-even live

Break-even rent $2,066

Max offer price $202,930

Occupancy floor 61%

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: $50,732
• Closing costs: $6,088
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Chestnut St Red Bank, NJ	1.0–2.0	1.0–2.0	1063	$5,204	$4.89	1d	2	0.28mi
35 E Westside Ave Red Bank, NJ	3.0	1.5	1400	$3,650	$2.61	15d	1	0.38mi
170 Monmouth St Red Bank, NJ	1.0–2.0	1.0–2.0	1063	$4,195	$3.94	1d	1	0.42mi
335 Broad St Red Bank, NJ	2.0	1.0	810	$2,750	$3.40	1d	1	0.52mi
8 E Front St Unit 204 Red Bank, NJ	2.0	1.0	1400	$3,600	$2.57	1d	1	0.76mi
96-98 Wallace St Red Bank, NJ	2.0	1.0	1500	$2,550	$1.70	5d	1	0.82mi
183-213 Branch Ave Red Bank, NJ	1.0–2.0	1.0	657	$2,895	$4.41	1d	2	0.85mi
155 Manor Dr Red Bank, NJ	2.0	1.0	1168	$2,900	$2.48	10d	1	0.87mi
19 Manor Dr Red Bank, NJ	2.0	1.0	798	$2,600	$3.26	1d	1	0.89mi
321 Spring St #9 Red Bank, NJ	2.0	2.5	1125	$3,600	$3.20	1d	1	1.00mi
20 Tower Hill Dr #1009 Red Bank, NJ	1.0	1.5	1136	$3,100	$2.73	1d	1	1.11mi
96 Lake Shore Dr Red Bank, NJ	3.0	2.0	1382	$5,500	$3.98	2d	1	1.12mi
5B Auburn Ct Red Bank, NJ	2.0	2.0	1142	$3,300	$2.89	24d	1	1.34mi
34 Lexington Ct Red Bank, NJ	1.0	1.0	999	$2,800	$2.80	3d	1	1.49mi

HOA detail

• Monthly dues: $230 · $2,760/yr

Listing history 21 events

1. 2026-06-18
   days on market $202,930 Active 328 DOM
2. 2026-06-17
   days on market $202,930 Active 327 DOM
3. 2026-06-16
   days on market $202,930 Active 326 DOM
4. 2026-06-15
   days on market $202,930 Active 325 DOM
5. 2026-06-13
   days on market $202,930 Active 323 DOM
6. 2026-06-09
   days on market $202,930 Active 319 DOM
7. 2026-06-08
   days on market $202,930 Active 318 DOM
8. 2026-06-07
   days on market $202,930 Active 317 DOM
9. 2026-06-04
   days on market $202,930 Active 314 DOM
10. 2026-06-03
    days on market $202,930 Active 313 DOM
11. 2026-06-02
    days on market $202,930 Active 312 DOM
12. 2026-06-01
    days on market $202,930 Active 311 DOM
13. 2026-05-31
    days on market $202,930 Active 310 DOM
14. 2026-02-24
    status Active
15. 2026-02-21
    historical
16. 2025-07-22
    listed $202,930 Active
17. 2025-07-20
    historical
18. 2025-07-15
    price $202,930
19. 2025-01-20
    listed $196,068 Active
20. 2024-12-17
    historical
21. 2024-06-19
    listed $196,068 Active

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $43,523
• − Mortgage interest: −$11,367
• − Property taxes: −$3,044
• − Insurance: −$1,015
• − Repairs & maintenance: −$3,482
• − Management: −$3,482
• − HOA: −$2,760
• − Depreciation: −$5,903
• Taxable income: $12,470
• Est. tax owed @ 24.0%: −$2,993
• After-tax cash flow: $11,802/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: Red Bank Regional School District
• NCES district ID: 3413750
• Math proficiency: 34% ▼ -14.00%
• Reading proficiency: 49% ▼ -18.00%
• Median HH income: $141,699
• Composite: 44.45/100
• National rank: #2805
• State rank: #143 of 472 in NJ

Livability — Red Bank

• Score: 82/100
• State rank: #45
• US rank: #1151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Red Bank, NJ
• County: Monmouth County · 505,557 people
• City population: 24,376
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 24,376
• Household income: $112,143
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 854.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 18% Two or more races 8% Black 4% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Romanian 5% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 14% · Canada, Dominican Republic, China
• Languages at home: 81% English-only · Spanish 14% Other Indo-European 3%

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: ▼ -428.28%
• Current HPI: 350.124
• Rent YoY: ▲ 6.45%
• 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

+3.5% since first listed

8 events — show timeline

• 2026-02-24 Relisted — BRIGHT MLS
• 2026-02-21 Listing Removed — BRIGHT MLS
• 2025-07-22 Listed $202,930 BRIGHT MLS
• 2025-07-20 Listing Removed — BRIGHT MLS
• 2025-07-15 Price Changed $202,930 BRIGHT MLS
• 2025-01-20 Listed $196,068 BRIGHT MLS
• 2024-12-17 Listing Removed — BRIGHT MLS
• 2024-06-19 Listed $196,068 BRIGHT MLS