None · Red Bank, NJ 07701

$925,000

None bd · None ba · — sqft · MultiFamily · 12 Days on market

Good condition

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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 +12.9/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Rent growth +4.1/5.0
• Livability +4.1/5.0
• DSCR +3.9/10.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Beautifully restored two-family Victorian-style townhouse in the heart of Red Bank, blending historic charm with modern updates. This home features a renovated kitchen with, updated baths, and refinished wood floors throughout. Enjoy the comfort of newer mechanicals, fresh interior finishes, and a private backyard perfect for relaxing or entertaining. Steps from the train station, Broad Street shops, and riverfront dining, this property offers unbeatable convenience and timeless appeal- tenant occupied and income producing gem in one of Monmouth Country's most vibrant communities.

Key facts

• Updated baths
• Private backyard
• Renovated kitchen

Tags

• RESTORED TWO-FAMILY TOWNHOUSE
• RENOVATED KITCHEN
• UPDATED BATHS
• REFINISHED WOOD FLOORS
• NEWER MECHANICALS
• PRIVATE BACKYARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer
• Exterior features: No subdivision specified; Corporate ownership

Interior

• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: No fireplaces; Partial basement and slab foundation

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $925k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-68 ($-813/yr) — negative. Per door: $-34/mo.
• To cash-flow at today's rent, offer at most $915k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $801k (13.4% below list).
• Recommended offer: $801k (13.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.5% 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.
• Zoned schools: Red Bank Primary School (math 8% / reading 22%, grade F, #1,124 of 1,303 statewide, top 88%, 591 students, 78% FRL); Red Bank Middle School (math 12% / reading 30%, grade F, #387 of 431 statewide, top 90%, 601 students, 79% FRL); Red Bank Regional High School (math 34% / reading 49%, grade F, #177 of 399 statewide, top 45%, 1,195 students, 29% FRL).
• Zoned-school proficiency averages 26% at this address vs 42% district-wide (-16 pts) — the specific schools serving this property underperform the Red Bank Regional School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.5%/yr); 141 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).
• At $8,006/mo this rent would consume 86% of the median local household income ($112k/yr) (locally 854% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $28k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $800,600 (13.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Riverside Ave	0.09mi	6/4.0	3,157	9mo	$995,000	$315	76
82 Linden Pl	0.47mi	5/3.0	—	0mo	$999,999	—	65
95-97 Linden Pl	0.50mi	4/3.0	—	0mo	$999,999	—	64
33 Washington St	0.48mi	4/2.0	2,106	2mo	$811,000	$385	64
171-173 Bridge Ave	0.48mi	5/3.5	2,530	2mo	$800,000	$316	63
159 Bridge Ave	0.46mi	3/2.0	1,756	5mo	$810,000	$461	62
44 Drs James Parker Blvd	0.61mi	4/2.0	2,152	2mo	$802,000	$373	57
37 Washington St	0.48mi	5/2.0	2,655	11mo	$870,875	$328	56
119-125 Wallace St	0.56mi	—/—	2,640	10mo	$945,000	$358	53
94 Branch Ave	0.69mi	2/2.5	1,946	10mo	$790,000	$406	47
89 River St	0.65mi	3/2.5	1,632	13mo	$710,000	$435	46
43 Tower Hill Ave	0.70mi	—/—	1,908	13mo	$790,000	$414	44

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: -13.0%
• Equity multiple: 0.52×
• Total profit: $-125,331
• Equity at exit: $137,921

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $12,467
• Equity at exit: $79,977

Cash invested: $259,000 (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 07701

• Rents YoY: 6.5%
• Active inventory: 141
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $8,006 high
• Mortgage (P&I): −$4,851
• Tax est. 1.5%: −$1,156 /mo · $13,875/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,681
• Net cashflow: $-68

Break-even live

Break-even rent $8,092

Max offer price $915,200

Occupancy floor 96%

Sensitivity live

Price	-10% $572	-5% $252	+0% $-68	+5% $-387	+10% $-707
Rent	-10% $-700	-5% $-384	+0% $-68	+5% $249	+10% $565
Rate	-1.0pp $398	-0.5pp $168	base $-68	+0.5pp $-307	+1.0pp $-551

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$8,006
Total (2 units)			$8,006

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: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 W Front St #402 Red Bank, NJ	2.0	2.0	11456	$5,800	$0.51	12d	1	0.12mi
120 Monmouth St Unit MAE-104 Red Bank, NJ	1.0	1.0	—	$3,700	—	0d	1	0.13mi
42 Monmouth St Unit C Red Bank, NJ	2.0	2.0	2144	$5,750	$2.68	9d	1	0.17mi
27 W Front St Unit C Red Bank, NJ	2.0	1.0	—	$2,400	—	0d	1	0.19mi
160 Monmouth St Unit 2 Red Bank, NJ	2.0	2.0	—	$3,600	—	0d	1	0.22mi
18 Broad St Unit 3 Red Bank, NJ	2.0	2.0	—	$4,000	—	14d	1	0.23mi
170 Monmouth St Red Bank, NJ	1.0–2.0	1.0–2.0	1063	$4,195	$3.94	0d	1	0.24mi
122 Bodman Pl Red Bank, NJ	2.0	2.0	—	$3,950	—	0d	1	0.27mi
9 Wharf Ave Unit 2 Red Bank, NJ	2.0	2.0	—	$4,700	—	0d	1	0.27mi
9 Wharf Ave Unit 1 Red Bank, NJ	2.0	2.0	—	$4,300	—	0d	1	0.27mi
9 Wharf Ave Unit 3 Red Bank, NJ	2.0	2.0	—	$5,100	—	12d	1	0.27mi
8 E Front St Unit 204 Red Bank, NJ	2.0	1.0	1400	$3,600	$2.57	0d	1	0.28mi
122 Bodman Pl Unit 2B Red Bank, NJ	2.0	2.0	—	$4,050	—	26d	1	0.29mi
122 Bodman Pl Ph -A Red Bank, NJ	2.0	2.0	—	$6,100	—	0d	1	0.29mi
116 Chestnut St Red Bank, NJ	1.0–2.0	1.0–2.0	1063	$5,374	$5.05	0d	2	0.34mi
46-48 N Washington St Unit 3 Red Bank, NJ	1.0	1.0	—	$2,450	—	12d	1	0.43mi
56-58 N Washington St Unit 56B Washington Red Bank, NJ	2.0	1.0	—	$2,500	—	0d	1	0.43mi
188 Broad St Unit 188A Red Bank, NJ	1.0	1.0	—	$2,100	—	18d	1	0.45mi
147 Bridge Ave Unit B Red Bank, NJ	2.0	1.0	1660	$2,975	$1.79	19d	1	0.45mi
33 Washington St Unit 2ND Red Bank, NJ	2.0	1.0	2106	$2,800	$1.33	0d	1	0.46mi
96-98 Wallace St Red Bank, NJ	2.0	1.0	1500	$2,550	$1.70	7d	1	0.48mi
14 Earl St Unit 2 Red Bank, NJ	1.0	1.0	—	$2,250	—	14d	1	0.53mi
19 Manor Dr Red Bank, NJ	2.0	1.0	798	$2,600	$3.26	0d	1	0.62mi
155 Manor Dr Red Bank, NJ	2.0	1.0	1168	$2,900	$2.48	12d	1	0.64mi
94 Branch Ave Red Bank, NJ	2.0	1.0	—	$3,000	—	26d	1	0.68mi
76 Throckmorton Ave Red Bank, NJ	2.0	1.0	—	$2,500	—	0d	1	0.72mi
124 McLaren St Red Bank, NJ	1.0	1.0	—	$2,500	—	0d	1	0.75mi
96 Lake Shore Dr Red Bank, NJ	3.0	2.0	1382	$5,500	$3.98	4d	1	0.78mi
335 Broad St Red Bank, NJ	2.0	1.0	810	$2,750	$3.40	0d	1	0.79mi
142 South St Red Bank, NJ	2.0	1.0	842	$2,750	$3.27	0d	2	0.80mi
17 Hilltop Ter N Red Bank, NJ	3.0	3.0	2265	$6,500	$2.87	0d	1	0.81mi
20 Tower Hill Dr #1009 Red Bank, NJ	1.0	1.5	1136	$3,100	$2.73	0d	1	0.86mi
183-213 Branch Ave Red Bank, NJ	1.0–2.0	1.0	657	$2,895	$4.41	0d	3	0.89mi
316 Spring St Red Bank, NJ	3.0	1.0	2408	$3,000	$1.25	0d	1	0.94mi
35 E Westside Ave Red Bank, NJ	3.0	1.5	1400	$3,650	$2.61	17d	1	0.95mi
321 Spring St #9 Red Bank, NJ	2.0	2.5	1125	$3,600	$3.20	0d	1	0.97mi
12 Market St Red Bank, NJ	3.0	1.0	1180	$3,950	$3.35	0d	1	0.97mi
301 Princeton Ct Shrewsbury, NJ	3.0	3.5	2190	$4,950	$2.26	12d	1	1.08mi
5B Auburn Ct Red Bank, NJ	2.0	2.0	1142	$3,300	$2.89	26d	1	1.32mi
34 Lexington Ct Red Bank, NJ	1.0	1.0	999	$2,800	$2.80	5d	1	1.40mi

Listing history 8 events

1. 2026-06-21
   days on market $925,000 Active 12 DOM
2. 2026-06-18
   days on market $925,000 Active 9 DOM
3. 2026-06-17
   days on market $925,000 Active 8 DOM
4. 2026-06-16
   days on market $925,000 Active 7 DOM
5. 2026-06-15
   days on market $925,000 Active 6 DOM
6. 2026-06-13
   days on market $925,000 Active 4 DOM
7. 2026-06-10
   remarks 587-char remark
8. 2026-06-10
   listed $925,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $96,072
• − Mortgage interest: −$51,814
• − Property taxes: −$13,875
• − Insurance: −$4,625
• − Repairs & maintenance: −$7,686
• − Management: −$7,686
• − Depreciation: −$26,909
• Taxable loss: −$16,523
• Est. tax savings @ 24.0%: +$3,966
• After-tax cash flow: $3,153/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 · 13 photos

Good 75/100 Cosmetic rehab

This two-family Victorian-style townhouse is in good condition with cosmetic updates and a well-maintained exterior. It offers a great opportunity for investors looking to enhance its value through targeted improvements.

Value-add opportunities

• Resale Paint the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and resale value of the home.
• Resale Replace the backsplash in the kitchen — A modern backsplash can update the kitchen and make it more appealing to potential buyers.
• Rental Clean and maintain the HVAC system — A well-maintained HVAC system ensures comfort and energy efficiency, which is important for rental properties.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — A fresh coat of paint can significantly enhance the curb appeal and resale value of the home. ↑
• Resale Replace the backsplash in the kitchen — A modern backsplash can update the kitchen and make it more appealing to potential buyers. ↑
• Rental Clean and maintain the HVAC system — A well-maintained HVAC system ensures comfort and energy efficiency, which is important for rental properties. ↑

ⓘ 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: 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

1 event — show timeline

• 2026-06-09 Listed $925,000 MOMLS