306 Schley Ave · Toms River, NJ 08755

$321,000

2 bd · 2.0 ba · 1,210 sqft · Townhouse · 120 Days on market

Built 1998 Good condition 435 sqft lot 1-car garage $265/sqft · 7% below area Est $345k · 7% under $368/mo HOA · 13% 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).

• ARV discount +10.6/15.0
• Cash flow +8.7/30.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Home for the holidays ! Spacious 2 BR 2 Full baths condo on the 1st Floor with private garage. Master bedroom with walk in closets and private full bath, living room, dining room eat in kitchen & Laundry room. New Kitchen counter tops, New appliances, NEW Gas Stove, NEW dishwasher, NEW Refrigerator, NEW Washer & Dryer, and NEW Hot water heater. Private back yard lovely family friendly community suited for a growing family.

Key facts

• Private garage
• Private back yard
• Walk in closets

Tags

• PRIVATE GARAGE
• WALK IN CLOSETS
• NEW KITCHEN COUNTER TOPS
• GAS STOVE
• PRIVATE BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $321k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (8.6% below list).
• Recommended offer: $282k (12.2% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.7% in Toms River — 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 81/100 on livability (#61 in NJ, #1,538 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: commute D, cost of living F.
• Toms River Regional School District (suburban): math 18% / reading 44% proficiency, ranked #316 of 472 in NJ (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Joseph A. Citta Elementary School (math 13% / reading 38%, grade F, #851 of 1,303 statewide, top 66%, 483 students, 61% FRL); Toms River Intermediate School North (math 18% / reading 49%, grade F, #265 of 431 statewide, top 63%, 1,012 students, 38% FRL); Toms River High School North (math 24% / reading 52%, grade F, #210 of 399 statewide, top 53%, 1,931 students, 28% FRL) — zoned schools average 42% FRL vs 22% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 394 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 40% of the median local income ($88k/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 $2k of loan paydown is wiped out by about $10k 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 120 days — a 9% lower offer ($292k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $281,995 (12.2% 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. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 9.1

CMA / ARV

• ARV (median comp): $344,766
• List price: $321,000
• Delta: -1.67%
• 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
1801 Scarlet Oak Ave	0.11mi	2/2.0	1,210 (0%)	3mo	$310,000	$256	92
501 Santa Anita Ln	0.48mi	3/2.5 (+1)	1,216 (+0%)	1mo	$355,000	$292	69
706 Santa Anita Ln	0.50mi	2/1.5	1,222 (+1%)	6mo	$280,000	$229	68
2004 Meadowlands Ct	0.63mi	2/1.5	1,216 (+0%)	2mo	$282,000	$232	66
805 Arlington Dr	0.50mi	3/2.5 (+1)	1,216 (+0%)	4mo	$370,000	$304	66
4103 Norma Pl	0.17mi	2/1.5	1,370 (+13%)	3mo	$340,000	$248	66
2303 Gulfstream Way	0.68mi	2/1.5	1,208 (-0%)	1mo	$290,000	$240	65
2003 Meadowlands Ct	0.64mi	2/1.5	1,216 (+0%)	4mo	$330,000	$271	64
2203 Gulfstream Way	0.69mi	2/1.5	1,216 (+0%)	4mo	$299,000	$246	62
1902 Breckenridge Pl	0.57mi	3/2.5 (+1)	1,216 (+0%)	6mo	$325,000	$267	60
2404 Gulfstream Way	0.71mi	3/2.5 (+1)	1,216 (+0%)	3mo	$376,500	$310	57
2305 Gulfstream Way	0.68mi	3/2.5 (+1)	1,216 (+0%)	5mo	$330,000	$271	56

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: -22.2%
• Equity multiple: 0.23×
• Total profit: $-68,914
• Equity at exit: $47,862

10-year hold

• IRR: -16.0%
• Equity multiple: 0.10×
• Total profit: $-81,017
• Equity at exit: $27,754

Cash invested: $89,880 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 9 under contract
• Months of supply: 2.5 mo (40%/mo absorbed)
• Median asking: $339,900 ($241/sqft)
• Median days on market: 32 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +18.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 08755

• Active inventory: 394
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,933 high
• Mortgage (P&I): −$1,683
• Tax est. 1.5%: −$401 /mo · $4,815/yr
• Insurance: −$134
• HOA: −$368
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $-270

Break-even live

Break-even rent $3,274

Max offer price $281,995

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-159	+0% $-270	+5% $-380	+10% $-491
Rent	-10% $-501	-5% $-385	+0% $-270	+5% $-154	+10% $-38
Rate	-1.0pp $-108	-0.5pp $-188	base $-270	+0.5pp $-353	+1.0pp $-437

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: $80,250
• Closing costs: $9,630
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
409 Schley Ave Toms River, NJ	2.0	1.5	1409	$2,650	$1.88	41d	1	0.06mi
1111 Scarlet Oak Ave #1111 Toms River, NJ	2.0	1.5	1409	$2,600	$1.85	26d	1	0.11mi
1711 Arthur St #1711 Toms River, NJ	2.0	1.5	1409	$2,800	$1.99	0d	1	0.18mi
2556 Woodland Rd Manchester, NJ	3.0	2.0	1409	$3,200	$2.27	54d	1	0.48mi
2556 Woodland Rd Manchester, NJ	3.0	2.0	1409	$3,500	$2.48	109d	1	0.48mi
2303 Gulfstream Way #2303 Toms River, NJ	2.0	1.5	1216	$2,640	$2.17	18d	1	0.69mi
1 Vans Way Toms River, NJ	1.0–2.0	1.0	823	$2,625	$3.19	0d	1	0.81mi
100 Jumper Dr Toms River, NJ	2.0–3.0	2.0–2.5	1634	$2,890	$1.77	0d	29	1.33mi
2144 Lakewood Rd Toms River, NJ	1.0	1.0	750	$2,150	$2.87	103d	1	1.39mi

Property features AI

Finance

• HOA & community: HOA present (North Point Hollow)Monthly association feeAssociation amenities include swimming, pool, basketball court, clubhouse, common area, playgroundAssociation fee covers trash, common area maintenance, lawn maintenance, pool, snow removal

Exterior

• Parking: Attached garage1-car garage
• Utilities: Public sewer
• Home design: Condominium ownership (fee simple)
• Construction: No basement
• Exterior features: Shingle roofPart of a attached property (condominium)

Interior

• Kitchen: Gas cookingStoveDishwasherRefrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Includes light fixturesNo fireplace
• Laundry & utility: WasherDryerGarage door opener

HOA detail $368/mo · $4,416/yr

• Likely covers: watergas

Listing history 50 events

1. 2026-09-24
   days on market $321,000 Active 120 DOM
2. 2026-09-23
   days on market $321,000 Active 119 DOM
3. 2026-09-22
   days on market $321,000 Active 118 DOM
4. 2026-09-21
   remarks 433-char remark
5. 2026-09-21
   pricedays on market $321,000 Active 117 DOM
6. 2026-09-20
   days on market $339,000 Active 116 DOM
7. 2026-09-19
   days on market $339,000 Active 115 DOM
8. 2026-09-18
   days on market $339,000 Active 114 DOM
9. 2026-09-17
   days on market $339,000 Active 113 DOM
10. 2026-09-16
    days on market $339,000 Active 112 DOM
11. 2026-09-15
    days on market $339,000 Active 111 DOM
12. 2026-09-14
    days on market $339,000 Active 110 DOM
13. 2026-09-13
    days on market $339,000 Active 109 DOM
14. 2026-09-12
    days on market $339,000 Active 108 DOM
15. 2026-09-11
    days on market $339,000 Active 107 DOM
16. 2026-09-05
    days on market $339,000 Active 101 DOM
17. 2026-09-04
    days on market $339,000 Active 100 DOM
18. 2026-08-31
    days on market $339,000 Active 96 DOM
19. 2026-08-29
    days on market $339,000 Active 94 DOM
20. 2026-08-28
    days on market $339,000 Active 93 DOM
21. 2026-08-27
    days on market $339,000 Active 92 DOM
22. 2026-08-26
    days on market $339,000 Active 91 DOM
23. 2026-08-25
    days on market $339,000 Active 90 DOM
24. 2026-08-24
    days on market $339,000 Active 89 DOM
25. 2026-08-23
    days on market $339,000 Active 88 DOM
26. 2026-08-22
    days on market $339,000 Active 87 DOM
27. 2026-08-21
    days on market $339,000 Active 86 DOM
28. 2026-08-20
    days on market $339,000 Active 85 DOM
29. 2026-08-19
    days on market $339,000 Active 84 DOM
30. 2026-08-18
    days on market $339,000 Active 83 DOM
31. 2026-08-17
    days on market $339,000 Active 82 DOM
32. 2026-08-16
    days on market $339,000 Active 81 DOM
33. 2026-08-15
    days on market $339,000 Active 80 DOM
34. 2026-08-14
    days on market $339,000 Active 79 DOM
35. 2026-08-13
    days on market $339,000 Active 78 DOM
36. 2026-08-12
    days on market $339,000 Active 77 DOM
37. 2026-08-11
    days on market $339,000 Active 76 DOM
38. 2026-08-10
    days on market $339,000 Active 75 DOM
39. 2026-08-09
    days on market $339,000 Active 74 DOM
40. 2026-08-08
    days on market $339,000 Active 73 DOM
41. 2026-08-06
    days on market $339,000 Active 71 DOM
42. 2026-08-05
    days on market $339,000 Active 70 DOM
43. 2026-08-03
    days on market $339,000 Active 68 DOM
44. 2026-07-31
    days on market $339,000 Active 65 DOM
45. 2026-07-30
    days on market $339,000 Active 63 DOM
46. 2026-07-28
    days on market $339,000 Active 62 DOM
47. 2026-07-26
    days on market $339,000 Active 60 DOM
48. 2026-07-24
    days on market $339,000 Active 58 DOM
49. 2026-07-23
    days on market $339,000 Active 57 DOM
50. 2026-07-22
    days on market $339,000 Active 56 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $35,192
• − Mortgage interest: −$17,981
• − Property taxes: −$4,815
• − Insurance: −$1,605
• − Repairs & maintenance: −$2,815
• − Management: −$2,815
• − HOA: −$4,416
• − Depreciation: −$9,338
• Taxable loss: −$8,594
• Est. tax savings @ 24.0%: +$2,063
• After-tax cash flow: $-1,172/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 Est. rehab $6,050–$18,150 screening

This 2-bedroom, 2-bathroom townhouse is in good condition with recent updates to the kitchen and appliances. It is located in a family-friendly community with a private back yard. The home is move-in ready and would benefit from some interior updates to further enhance its value.

Value-add opportunities

• Both Painting the interior walls and updating the flooring — Painting can refresh the interior and updating the flooring can improve the overall look and feel of the home. ↑
• Resale Upgrading the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Joseph A. Citta Elementary School F NJ #851/1,303 Nat'l #29,743/41,679 Middle Toms River Intermediate School North F NJ #265/431 Nat'l #7,937/14,009 High Toms River High School North F NJ #210/399 Nat'l #8,877/17,239

Schools (NCES district)

• District: Toms River Regional School District
• NCES district ID: 3416230
• Math proficiency: 18% ▼ -19.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $72,370
• Composite: 29.07/100
• National rank: #6602
• State rank: #316 of 472 in NJ

A Composite livability gradescore 81/100

Livability — Toms River

• Score: 81/100
• State rank: #61
• US rank: #1538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toms River, NJ
• County: Ocean County · 586,991 people
• City population: 131,205
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 29,670
• Household income: $87,575
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 9% Two or more races 8% Asian 4%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 5% Italian 2% Scotch-Irish 2%
• Foreign-born: 10% · Canada, Jamaica, South Korea
• Languages at home: 84% English-only · Spanish 7% Other Indo-European 2% Tagalog/Filipino 2%

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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: ▼ -223.51%
• Current HPI: 303.2721
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

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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

Property features AI

Finance

• HOA & community: HOA present (North Point Hollow)Monthly association feeAssociation amenities include swimming, pool, basketball court, clubhouse, common area, playgroundAssociation fee covers trash, common area maintenance, lawn maintenance, pool, snow removal

Exterior

• Parking: Attached garage1-car garage
• Utilities: Public sewer
• Home design: Condominium ownership (fee simple)
• Construction: No basement
• Exterior features: Shingle roofPart of a attached property (condominium)

Interior

• Kitchen: Gas cookingStoveDishwasherRefrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Includes light fixturesNo fireplace
• Laundry & utility: WasherDryerGarage door opener

Price history

1 event — show timeline

• 2026-05-27 Listed $339,000 MOMLS