7 Basset Dr · Holiday City-Berkeley, NJ 08757

$2,500

2 bd · 1.0 ba · 1,107 sqft · SingleFamily public records · 2 Days on market

Built 1981 5,662 sqft lot $23/mo HOA · 1% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Annual Rental in Silver Ridge Pk. -This beautiful Sussex Model features a Living Room Dining Room-A bright Spacious Den-Eat-in Kitchen with breakfast Bar and Granite Counters-Gas cooking-Two Great size bedrooms- One full bath with walk-in Tub and Stall Shower plus a half Bath-All hardwood floors-Trex Deck with private Back Yard and Patio-Also attached Garage Come and see

Key facts

• Gas cooking
• Walk-in tub
• Stall shower

Tags

• SPACIOUS DEN
• EAT-IN KITCHEN
• GRANITE COUNTERS
• GAS COOKING
• WALK-IN TUB
• STALL SHOWER

Property features AI

Finance

• HOA & community: HOA membership required; Annual association fee; Association amenities include clubhouse, community room, common area; no pool; Association fee covers trash, common area maintenance, and snow removal

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer
• Home design: Model: Sussex
• Construction: Crawl space foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Stove; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms (both on the first floor)
• Flooring: Ceramic tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Ceiling fan(s); Outdoor lighting; Window treatments; Light fixtures; Screens; Garage door opener; Gas cooking
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $2,500 price doesn't fit this home's estimated sale value (~$316,602) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $2k).
• Cap rate 937.8% vs local median 5.2% in Holiday City-Berkeley — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Central Regional School District (suburban): math 17% / reading 43% proficiency, ranked #357 of 472 in NJ (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Regional Middle School (math 19% / reading 46%, grade F, #279 of 431 statewide, top 66%, 716 students, 37% FRL); Central Regional High School (math 15% / reading 39%, grade F, #312 of 399 statewide, top 79%, 1,606 students, 36% FRL).
• Market conditions: 509 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• At $2,508/mo this rent would consume 52% of the median local household income ($58k/yr) (locally 1010% 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 $17 of loan paydown is wiped out by about $75 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $700 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 27y 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, 65% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,500

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 100.30% ✓
• Cap rate: 937.81%
• Cash-on-cash: 3326.85%
• DSCR: 149.03
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $316,602
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Whitaker Dr	0.16mi	2/2.0	1,153 (+4%)	1mo	$390,000	$338	81
1 Miles Pond Rd	0.46mi	2/1.0	1,105 (-0%)	2mo	$164,000	$148	76
89 Carlisle Rd	0.38mi	2/1.5	1,121 (+1%)	3mo	$350,000	$312	76
1 Hampshire Rd	0.54mi	2/1.0	1,121 (+1%)	2mo	$315,000	$281	72
135 Northumberland Dr	0.50mi	2/1.0	1,139 (+3%)	2mo	$335,000	$294	70
37 Zeeland Dr	0.54mi	2/1.0	1,153 (+4%)	1mo	$292,000	$253	67
12 Norfolk Dr	0.48mi	2/1.5	1,157 (+4%)	2mo	$335,000	$290	66
30 Zeeland Dr	0.53mi	2/1.0	1,153 (+4%)	3mo	$330,000	$286	66
3 Caldwell Dr	0.25mi	2/1.0	971 (-12%)	3mo	$279,000	$287	65
37 Carlisle Rd	0.68mi	2/1.5	1,121 (+1%)	1mo	$310,000	$277	64
162 Castleton Dr	0.67mi	2/1.0	1,153 (+4%)	3mo	$263,900	$229	59
13 Shaw Ct	0.42mi	2/2.0	1,229 (+11%)	4mo	$299,000	$243	55

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: —
• Equity multiple: 177.07×
• Total profit: $123,249
• Equity at exit: $373

10-year hold

• IRR: —
• Equity multiple: 381.99×
• Total profit: $266,691
• Equity at exit: $216

Cash invested: $700 (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 08757

• Active inventory: 509
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,508 medium
• Mortgage (P&I): −$13
• Tax est. 1.5%: −$3 /mo · $38/yr
• Insurance: −$1
• HOA: −$23
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $1,941

Break-even live

Break-even rent $51

Max offer price $2,500

Occupancy floor 18%

Sensitivity live

Price	-10% $1,942	-5% $1,942	+0% $1,941	+5% $1,940	+10% $1,939
Rent	-10% $1,743	-5% $1,842	+0% $1,941	+5% $2,040	+10% $2,139
Rate	-1.0pp $1,942	-0.5pp $1,941	base $1,941	+0.5pp $1,940	+1.0pp $1,939

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: $625
• Closing costs: $75
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 Jamaica Blvd Toms River, NJ	2.0	2.0	1264	$2,500	$1.98	0d	1	1.05mi
10 Purnell St Toms River, NJ	2.0	2.0	1232	$2,300	$1.87	0d	1	1.21mi
159 Fort de France Ave Toms River, NJ	2.0	2.0	1440	$2,475	$1.72	8d	1	1.25mi
59 Guadeloupe Dr Toms River, NJ	2.0	2.0	1126	$2,300	$2.04	0d	1	1.30mi

HOA detail

• Monthly dues: $23 · $276/yr
• Likely covers: gas

Listing history 2 events

1. 2026-06-21
   remarks 373-char remark
2. 2026-06-21
   listed $2,500 Active 2 DOM

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $30,090
• − Mortgage interest: −$140
• − Property taxes: −$38
• − Insurance: −$12
• − Repairs & maintenance: −$2,407
• − Management: −$2,407
• − HOA: −$276
• − Depreciation: −$73
• Taxable income: $24,737
• Est. tax owed @ 24.0%: −$5,937
• After-tax cash flow: $17,351/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: Central Regional School District
• NCES district ID: 3402910
• Math proficiency: 17% ▼ -14.00%
• Reading proficiency: 43% ▲ 7.00%
• Median HH income: $44,676
• Composite: 25.59/100
• National rank: #7422
• State rank: #357 of 472 in NJ

Livability — Holiday City-Berkeley

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Holiday City-Berkeley, NJ
• County: Ocean County · 439,426 people
• City population: 35,652
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 36,087
• Household income: $58,319
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 1010.0

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 (75%)
• Race & ethnicity: White 75% Hispanic / Latino 15% Two or more races 9% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 9% Slovak 2% Iranian 2%
• Foreign-born: 11% · Canada, Jamaica
• Languages at home: 85% English-only · Spanish 7% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -429.32%
• Current HPI: 305.1341
• 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

-96.3% since first listed

27 events — show timeline

• 2026-06-19 Listed $2,500 MOMLS
• 2024-08-16 Rental Removed $2,250 MOMLS
• 2024-07-29 Price Changed $275,000 MOMLS
• 2024-06-29 Price Changed $2,250 MOMLS
• 2024-05-31 Listed for Rent $2,375 MOMLS
• 2024-04-07 Price Changed $315,000 MOMLS
• 2024-03-01 Listed $329,000 MOMLS
• 2023-09-03 Listed $299,000 MOMLS
• 2014-07-09 Sold (Public Records) $147,000 Public Records
• 2014-07-03 Sold (MLS) $147,000 BRIGHT MLS
• 2014-07-03 Sold (MLS) $147,000 MOMLS
• 2014-02-03 Listed $149,900 BRIGHT MLS
• 2014-02-03 Listed $149,900 MOMLS
• 2014-02-02 Listing Removed — BRIGHT MLS
• 2013-11-02 Listed $159,900 MOMLS
• 2013-11-02 Listed $159,900 BRIGHT MLS
• 2005-09-09 Sold (Public Records) $172,500 Public Records
• 2005-05-16 Sold (MLS) $172,500 BRIGHT MLS
• 2005-03-15 Listed $172,500 BRIGHT MLS
• 1999-12-23 Sold (Public Records) $88,500 Public Records
• 1999-12-17 Sold (MLS) $88,500 MOMLS
• 1999-11-23 Delisted — MOMLS
• 1999-11-22 Sold (Public Records) $58,000 Public Records
• 1999-11-09 Listed $88,500 MOMLS
• 1999-10-22 Sold (MLS) $58,000 MOMLS
• 1999-09-03 Delisted — MOMLS
• 1999-06-25 Listed $66,900 MOMLS

Property tax history

+1.6%/yr

Latest (2025): $2,774 · +7.4% YoY. Source: county tax records.