80C Dorchester Dr · Leisure Village, NJ 08701

$140,000

2 bd · 1.0 ba · 928 sqft · SingleFamily · 45 Days on market

Built 1966 Good condition 871 sqft lot Est $194k · 28% under $389/mo HOA · 18% of rent ↓ 10% since listing

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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 +25.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Key facts

• Boat docks
• Eat in kitchen
• Clubhouse access

Tags

• LAMINATED FLOORS
• EAT IN KITCHEN
• SUNROOM
• CLUBHOUSE ACCESS
• BOAT DOCKS
• WALKING TRAILS

Property features AI

Finance

• HOA & community: Part of Leisure Village association; Monthly association fee; Association amenities include exercise room, community room, swimming pool, basketball court, clubhouse, common area, jogging path, landscaping, and bocci; Association fee covers lawn maintenance and pool

Exterior

• Parking: No garage spaces
• Utilities: Public sewer
• Home design: Model: Marlboro; Fee simple ownership
• Exterior features: Shingle roof; Pond on the property; Level topography

Interior

• Kitchen: Countertop range; Electric cooking / Stove; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (all on the first level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning; No fireplaces
• Interior features: Window treatments and blinds/shades; Ceiling fan(s); Light fixtures; Screens
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 6.0% in Leisure Village — 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 64/100 on livability (#416 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+, cost of living B; Watch: schools D, amenities F, commute F.
• Lakewood Township School District (suburban): math 17% / reading 28% proficiency, ranked #417 of 472 in NJ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 419 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 39% of the median local income ($65k/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 $968 of loan paydown is wiped out by about $4k 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 45 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.51% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $193,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51A Cambridge Ct	0.19mi	2/1.0	987 (+6%)	2mo	$140,000	$142	79
49C Cambridge Ct Unit 100c	0.26mi	2/1.0	987 (+6%)	2mo	$189,000	$191	76
404A Picardy Ct	0.44mi	2/1.0	982 (+6%)	0mo	$235,000	$239	69
699A Plymouth Dr Unit 699A	0.50mi	2/1.0	982 (+6%)	1mo	$259,000	$264	66
145B Buckingham Dr	0.14mi	1/1.0 (-1)	808 (-13%)	1mo	$179,900	$223	66
703 Plymouth Dr Unit A	0.53mi	2/1.0	982 (+6%)	1mo	$265,000	$270	65
465D Thornbury Ct	0.57mi	2/1.0	982 (+6%)	2mo	$205,000	$209	62
402 Picardy Ct Unit B	0.41mi	2/1.0	1,036 (+12%)	0mo	$259,900	$251	61
537D Dartmoor Ct	0.63mi	2/1.0	982 (+6%)	2mo	$200,000	$204	59
243D Jefferson Ct	0.45mi	2/1.0	1,036 (+12%)	0mo	$170,000	$164	59
530 Portsmouth Dr Unit D	0.71mi	2/1.0	982 (+6%)	2mo	$196,000	$200	56
562 Portsmouth Dr Unit 562C	0.74mi	2/1.0	982 (+6%)	2mo	$187,000	$190	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: -1.7%
• Equity multiple: 0.93×
• Total profit: $-2,579
• Equity at exit: $20,874

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $24,397
• Equity at exit: $12,105

Cash invested: $39,200 (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 08701

• Active inventory: 419
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$389
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $311

Break-even live

Break-even rent $1,717

Max offer price $140,000

Occupancy floor 80%

Sensitivity live

Price	-10% $408	-5% $360	+0% $311	+5% $263	+10% $215
Rent	-10% $145	-5% $228	+0% $311	+5% $395	+10% $478
Rate	-1.0pp $382	-0.5pp $347	base $311	+0.5pp $275	+1.0pp $238

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341B Canterbury Ct Lakewood, NJ	2.0	1.0	982	$2,275	$2.32	22d	1	0.22mi
47L Cambridge Ct Lakewood, NJ	2.0	1.0	841	$1,795	$2.13	25d	1	0.24mi
335A Canterbury Ct Lakewood, NJ	2.0	1.0	982	$1,950	$1.99	19d	1	0.28mi
106A Edinburgh Ln Lakewood, NJ	2.0	1.0	858	$2,200	$2.56	18d	1	0.33mi
219 Buckingham Ct Lakewood, NJ	1.0	1.0	663	$1,900	$2.87	44d	1	0.45mi
278C Kingston Ct Lakewood, NJ	2.0	1.0	1000	$2,250	$2.25	2d	1	0.59mi
1042C Aberdeen Dr Unit C Lakewood, NJ	2.0	1.0	982	$2,000	$2.04	4d	1	1.07mi
824A Balmoral Ct Unit A Toms River, NJ	2.0	1.0	982	$2,200	$2.24	19d	1	1.20mi
829A Balmoral Ct Unit 1001 Lakewood, NJ	1.0	1.0	663	$1,600	$2.41	25d	1	1.25mi
1100 Deer Path Lakewood, NJ	2.0	1.0–1.5	1187	$2,575	$2.17	2d	4	1.45mi

HOA detail

• Monthly dues: $389 · $4,668/yr

Listing history 7 events

1. 2026-06-13
   statusdays on market $140,000 Pending 45 DOM
2. 2026-06-09
   days on market $140,000 Active 43 DOM
3. 2026-06-08
   days on market $140,000 Active 42 DOM
4. 2026-06-07
   days on market $140,000 Active 41 DOM
5. 2026-06-04
   days on market $140,000 Active 38 DOM
6. 2026-06-03
   days on market $140,000 Active 37 DOM
7. 2026-06-02
   listed $140,000 Active 36 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $25,336
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − HOA: −$4,668
• − Depreciation: −$4,073
• Taxable income: $1,899
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $3,281/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 · 12 photos

Good 75/100 Cosmetic rehab

This home is in good condition with cosmetic updates needed to modernize the kitchen and bathroom. The exterior is well-maintained, and the property has a good curb appeal.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Major bathroom tiles — dated and in poor condition

Value-add opportunities

• Resale update kitchen cabinets — modernizing the kitchen
• Resale update bathroom tiles — modernizing the bathroom
• Both paint exterior — enhances curb appeal and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom tiles · dated and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Resale update kitchen cabinets — modernizing the kitchen ↑
• Resale update bathroom tiles — modernizing the bathroom ↑
• Both paint exterior — enhances curb appeal and resale value ↑

ⓘ 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: Lakewood Township School District
• NCES district ID: 3408220
• Math proficiency: 17% ▼ -4.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $42,301
• Composite: 19.21/100
• National rank: #8813
• State rank: #417 of 472 in NJ

Livability — Leisure Village

• Score: 64/100
• State rank: #416
• US rank: #14624

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leisure Village, NJ
• County: Ocean County · 439,426 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 139,149
• Household income: $64,959
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 5757.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 6% Italian 5% Scotch-Irish 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 9% German/W. Germanic 7% Russian/Polish/Slavic 1%

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: ▼ -682.83%
• Current HPI: 465.344
• 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

-9.7% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $140,000 MOMLS
• 2026-04-27 Listed $155,000 MOMLS