88 Lakeshore Dr · Oakland, NJ 07436

$475,000

4 bd · 2.0 ba · 1,924 sqft · SingleFamily public records · 36 Days on market

Built 1950 10,454 sqft lot Est $475k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in the Crystal Lake section of Oakland! ThisCape Cod home features 4 bedrooms, 2 bathrooms and a 1-car attached garage. Offering almost 2,000 square feet of living space, this property has lots of potential. The first floor includes a large formal living room, an oversized family room, 2 bedrooms, and 1 full bathroom. The second floor features 2 oversized bedrooms with large closet space and views of Crystal Lake, along with a full bathroom. The basement offers a finished area, storage space, laundry, and utilities. While the property needs some TLC, its location makes it an excellent opportunity for buyers looking for a home in a great area; perfect for those looking to build sweat equity. The home is being sold strictly as-is. Buyers are responsible for the C. O. and any lender-required repairs. The seller will make no repairs or improvements.

Key facts

• 0.24 acre lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $475k).
• Recommended offer: $461k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#142 in NJ, #3,753 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities D, commute F, cost of living F.
• Ramapo Indian Hills Regional High School District (suburban): math 45% / reading 56% proficiency, ranked #82 of 472 in NJ (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Heights Elementary School (math 37% / reading 62%, grade D, #256 of 1,303 statewide, top 22%, 357 students, 4% FRL); Valley Middle School (math 36% / reading 67%, grade C, #89 of 431 statewide, top 21%, 440 students, 8% FRL).
• Market conditions: 31 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,488 units permitted in Bergen County in 2024 (1,610 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Bergen County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $133k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($461k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $75k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $288k; list at $475k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $460,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 12.17%
• Cash-on-cash: 21.00%
• DSCR: 1.93
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $475,228
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Lakeshore Dr	0.00mi	4/2.0	1,924 (0%)	0mo	$475,000	$247	100

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: 13.5%
• Equity multiple: 1.54×
• Total profit: $71,578
• Equity at exit: $70,824

10-year hold

• IRR: 22.3%
• Equity multiple: 2.91×
• Total profit: $254,460
• Equity at exit: $41,069

Cash invested: $133,000 (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 07436

• Active inventory: 31
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $7,500 medium
• Mortgage (P&I): −$2,491
• Tax from tax record: −$909 /mo · $10,903/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,575
• Net cashflow: $2,328

Break-even live

Break-even rent $4,554

Max offer price $475,000

Occupancy floor 64%

Sensitivity live

Price	-10% $2,596	-5% $2,462	+0% $2,328	+5% $2,193	+10% $2,059
Rent	-10% $1,735	-5% $2,031	+0% $2,328	+5% $2,624	+10% $2,920
Rate	-1.0pp $2,567	-0.5pp $2,448	base $2,328	+0.5pp $2,204	+1.0pp $2,079

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
191 Lakeshore Dr Oakland, NJ	4.0	2.0	1500	$7,500	$5.00	0d	1	0.30mi

Listing history 19 events

1. 2026-04-04
   status Pending
2. 2026-03-26
   historical Active Under Contract
3. 2026-03-13
   price $475,000

   Show marketing remark (875 chars)

   Great opportunity in the Crystal Lake section of Oakland! ThisCape Cod home features 4 bedrooms, 2 bathrooms and a 1-car attached garage. Offering almost 2,000 square feet of living space, this property has lots of potential. The first floor includes a large formal living room, an oversized family room, 2 bedrooms, and 1 full bathroom. The second floor features 2 oversized bedrooms with large closet space and views of Crystal Lake, along with a full bathroom. The basement offers a finished area, storage space, laundry, and utilities. While the property needs some TLC, its location makes it an excellent opportunity for buyers looking for a home in a great area; perfect for those looking to build sweat equity. The home is being sold strictly as-is. Buyers are responsible for the C. O. and any lender-required repairs. The seller will make no repairs or improvements.

4. 2026-03-13
   price $475,000 875-char remark

   Show marketing remark (875 chars)

   Great opportunity in the Crystal Lake section of Oakland! ThisCape Cod home features 4 bedrooms, 2 bathrooms and a 1-car attached garage. Offering almost 2,000 square feet of living space, this property has lots of potential. The first floor includes a large formal living room, an oversized family room, 2 bedrooms, and 1 full bathroom. The second floor features 2 oversized bedrooms with large closet space and views of Crystal Lake, along with a full bathroom. The basement offers a finished area, storage space, laundry, and utilities. While the property needs some TLC, its location makes it an excellent opportunity for buyers looking for a home in a great area; perfect for those looking to build sweat equity. The home is being sold strictly as-is. Buyers are responsible for the C. O. and any lender-required repairs. The seller will make no repairs or improvements.

5. 2026-03-10
   status Active 875-char remark

   Show marketing remark (875 chars)

   Great opportunity in the Crystal Lake section of Oakland! ThisCape Cod home features 4 bedrooms, 2 bathrooms and a 1-car attached garage. Offering almost 2,000 square feet of living space, this property has lots of potential. The first floor includes a large formal living room, an oversized family room, 2 bedrooms, and 1 full bathroom. The second floor features 2 oversized bedrooms with large closet space and views of Crystal Lake, along with a full bathroom. The basement offers a finished area, storage space, laundry, and utilities. While the property needs some TLC, its location makes it an excellent opportunity for buyers looking for a home in a great area; perfect for those looking to build sweat equity. The home is being sold strictly as-is. Buyers are responsible for the C. O. and any lender-required repairs. The seller will make no repairs or improvements.

6. 2026-03-10
   status Active

   Show marketing remark (875 chars)

   Great opportunity in the Crystal Lake section of Oakland! ThisCape Cod home features 4 bedrooms, 2 bathrooms and a 1-car attached garage. Offering almost 2,000 square feet of living space, this property has lots of potential. The first floor includes a large formal living room, an oversized family room, 2 bedrooms, and 1 full bathroom. The second floor features 2 oversized bedrooms with large closet space and views of Crystal Lake, along with a full bathroom. The basement offers a finished area, storage space, laundry, and utilities. While the property needs some TLC, its location makes it an excellent opportunity for buyers looking for a home in a great area; perfect for those looking to build sweat equity. The home is being sold strictly as-is. Buyers are responsible for the C. O. and any lender-required repairs. The seller will make no repairs or improvements.

7. 2026-03-04
   historical Active Under Contract
8. 2026-02-23
   price $525,000
9. 2026-02-12
   listed $550,000 Active
10. 2026-02-11
    historical $550,000
11. 2026-02-11
    status Active
12. 2026-02-11
    historical
13. 2026-02-01
    listed $525,000 Active 875-char remark

    Show marketing remark (875 chars)

    Great opportunity in the Crystal Lake section of Oakland! ThisCape Cod home features 4 bedrooms, 2 bathrooms and a 1-car attached garage. Offering almost 2,000 square feet of living space, this property has lots of potential. The first floor includes a large formal living room, an oversized family room, 2 bedrooms, and 1 full bathroom. The second floor features 2 oversized bedrooms with large closet space and views of Crystal Lake, along with a full bathroom. The basement offers a finished area, storage space, laundry, and utilities. While the property needs some TLC, its location makes it an excellent opportunity for buyers looking for a home in a great area; perfect for those looking to build sweat equity. The home is being sold strictly as-is. Buyers are responsible for the C. O. and any lender-required repairs. The seller will make no repairs or improvements.

14. 2025-10-06
    historical
15. 2025-10-04
    status Active
16. 2025-10-01
    historical
17. 2025-09-30
    listed $550,000 Active
18. 2025-09-17
    historical
19. 2014-02-14
    soldstatus $287,500

ⓘ 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: $10,903 · $909/mo
• Projected year-2 tax: $11,365 · $947/mo
• Expected delta: +$462/yr (+$39/mo · 4.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,000
• − Mortgage interest: −$26,607
• − Property taxes: −$10,903
• − Insurance: −$2,375
• − Repairs & maintenance: −$7,200
• − Management: −$7,200
• − Depreciation: −$13,818
• Taxable income: $21,896
• Est. tax owed @ 24.0%: −$5,255
• After-tax cash flow: $22,675/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: Ramapo Indian Hills Regional High School District
• NCES district ID: 3413560
• Math proficiency: 45% ▼ -16.00%
• Reading proficiency: 56% ▼ -27.00%
• Median HH income: $129,095
• Composite: 50.72/100
• National rank: #1817
• State rank: #82 of 472 in NJ

Livability — Oakland

• Score: 76/100
• State rank: #142
• US rank: #3753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakland, NJ
• City population: 12,676
• Population (ZIP): 12,676

Population outlook (Bergen County) Hauer SSP2

• Today (2025): 1,021,896 people
• By 2030: 1,063,119 · +4.0%
• By 2040: 1,146,566 · +12.2%
• By 2050: 1,229,132 · +20.3%
• By 2075: 1,429,694 · +39.9%
• By 2100: 1,547,614 · +51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 8% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Cuban 2% Salvadoran 2%
• Common ancestry: Romanian 8% Scotch-Irish 4% Iranian 4%
• Foreign-born: 14% · Canada, Jamaica, South Korea
• Languages at home: 78% English-only · Spanish 10% Russian/Polish/Slavic 6% Other Indo-European 3%

Political lean MEDSL · Bergen

• 2024 margin: Toss-up / Even · D 50.7% · R 47.3% · Other 2.0%
• 2008→2024 swing: -6.1pp toward R · 2008: 9.5pp · 2024: 3.4pp
• All cycles: 2024: D+3.4 2020: D+16.4 2016: D+12.0 2012: D+10.8 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -402.09%
• Current HPI: 266.8088
• 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

+65.2% since first listed

19 events — show timeline

• 2026-04-04 Pending — BRIGHT MLS
• 2026-03-26 Contingent — BRIGHT MLS
• 2026-03-13 Price Changed $475,000 BRIGHT MLS
• 2026-03-13 Price Changed $475,000 NJMLS
• 2026-03-10 Relisted — NJMLS
• 2026-03-10 Relisted — BRIGHT MLS
• 2026-03-04 Contingent — BRIGHT MLS
• 2026-02-23 Price Changed $525,000 BRIGHT MLS
• 2026-02-12 Listed $550,000 BRIGHT MLS
• 2026-02-11 Coming Soon $550,000 BRIGHT MLS
• 2026-02-11 Relisted — BRIGHT MLS
• 2026-02-11 Listing Removed — BRIGHT MLS
• 2026-02-01 Listed $525,000 NJMLS
• 2025-10-06 Listing Removed — BRIGHT MLS
• 2025-10-04 Relisted — BRIGHT MLS
• 2025-10-01 Listing Removed — BRIGHT MLS
• 2025-09-30 Listed $550,000 BRIGHT MLS
• 2025-09-17 Coming Soon — BRIGHT MLS
• 2014-02-14 Sold (Public Records) $287,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $10,903 · +3.4% YoY. Source: county tax records.