22 Ridge Rd · Rumson, NJ 07760

$3,399,999

5 bd · 5.5 ba · 5,424 sqft · MultiFamily public records · 6 Days on market

Built 1917 1.13 ac lot

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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 +16.0/30.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• DSCR +5.0/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

This enchanting Dutch Colonial is set on 1.13 private, landscaped acres and offers resort-style living with a pool and Har-Tru clay tennis court. Boasting 5-6 bedrooms and 5.1 baths, the home features over 5,400 sq. ft. of refined living space, including a large open kitchen, spacious L-shaped family room, and elegant formal living and dining rooms. The large master suite is complemented by a stunning bath, while a cozy den with custom built-ins, a sunlit sitting room overlooking the backyard oasis, and two fireplaces add warmth and charm throughout. A private guest suite with its own bedroom, living area, and kitchenette is seamlessly connected to the main home. Truly country club living a

Key facts

• Private guest suite
• Sunlit sitting room
• Large open kitchen

Tags

• PRIVATE LANDSCAPED ACRES
• HAR TRU CLAY TENNIS COURT
• LARGE OPEN KITCHEN
• COZY DEN WITH CUSTOM BUILT INS
• SUNLIT SITTING ROOM
• PRIVATE GUEST SUITE

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer
• Home design: Level lot
• Exterior features: Wood roof

Interior

• Kitchen: Double wall oven; Countertop range / stove (gas cooking); Microwave; Dishwasher; Garbage disposal; Refrigerator; Self-cleaning oven
• Bedrooms: 5 bedrooms
• Flooring: Ceramic tile; Wood
• Bathrooms: 5 full bathrooms; 1 half bathroom
• Heating & cooling: Radiant heating; Forced air heating; Three-plus zoned heat; Central air conditioning; Three-plus zoned air conditioning
• Interior features: Outdoor lighting; Track lighting; Ceiling fans; Awnings; Attic fan; Garage door opener; Bilco style basement doors; Partial finished basement with workshop/workbench; Two fireplaces
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/5.5-bath multifamily listed at $3.40M.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.96M (13.0% below list).
• Recommended offer: $2.96M (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.6% in Rumson — 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 67/100 on livability (#326 in NJ) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Rumson-Fair Haven Regional High School District (suburban): math 64% / reading 75% proficiency, ranked #82 of 612 in NJ (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 80 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,840 units permitted in Monmouth County in 2024 (484 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $24k of loan paydown is wiped out by about $102k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $2.10M; list at $3.40M implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $2,957,437 (13.0% below list)

Questions for the listing agent

1. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 6.89%
• Cash-on-cash: 2.14%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-443,680
• Equity at exit: $506,951

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-250,104
• Equity at exit: $293,970

Cash invested: $952,000 (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 07760

• Active inventory: 80
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $29,574 medium
• Mortgage (P&I): −$17,830
• Tax from tax record: −$2,422 /mo · $29,068/yr
• Insurance: −$1,417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$6,211
• Net cashflow: $1,695

Break-even live

Break-even rent $27,429

Max offer price $3,399,999

Occupancy floor 89%

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: $850,000
• Closing costs: $102,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
— Rumson, NJ	4.0	3.5	3688	$35,000	$9.49	22d	1	0.30mi
29 Lafayette St Rumson, NJ	4.0	4.5	4033	$14,000	$3.47	1d	1	0.94mi

Listing history 7 events

1. 2026-06-10
   status $3,399,999 Pending 6 DOM
2. 2026-06-09
   days on market $3,399,999 Active 6 DOM
3. 2026-06-08
   days on market $3,399,999 Active 5 DOM
4. 2026-06-07
   days on market $3,399,999 Active 4 DOM
5. 2026-06-07
   days on market $3,399,999 Active 3 DOM
6. 2026-06-04
   remarks 699-char remark
7. 2026-06-04
   listed $3,399,999 Active 1 DOM

ⓘ 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: $29,068 · $2,422/mo
• Projected year-2 tax: $56,864 · $4,739/mo
• Expected delta: +$27,796/yr (+$2,316/mo · 95.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $354,892
• − Mortgage interest: −$190,453
• − Property taxes: −$29,068
• − Insurance: −$17,000
• − Repairs & maintenance: −$28,391
• − Management: −$28,391
• − Depreciation: −$98,909
• Taxable loss: −$37,320
• Est. tax savings @ 24.0%: +$8,957
• After-tax cash flow: $29,294/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: Rumson-Fair Haven Regional High School District
• NCES district ID: 3414400
• Math proficiency: 64% ▲ 20.00%
• Reading proficiency: 75% ▲ 15.00%
• Median HH income: $140,294
• Composite: 68.77/100
• National rank: #677
• State rank: #82 of 612 in NJ

Livability — Rumson

• Score: 67/100
• State rank: #326
• US rank: #10228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rumson, NJ
• City population: 9,557
• Population (ZIP): 9,557

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Italian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 1%

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: ▼ -567.27%
• Current HPI: 369.2564
• 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

+1788.9% since first listed

3 events — show timeline

• 2026-06-03 Listed $3,399,999 MOMLS
• 2008-10-20 Sold (Public Records) $2,100,000 Public Records
• 1981-04-01 Sold (Public Records) $180,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $29,068 · +2.1% YoY. Source: county tax records.