110 Dewey St · Toms River, NJ 08753

$349,900

3 bd · 1.0 ba · 1,608 sqft · SingleFamily public records · 9 Days on market

Built 1953 9,583 sqft lot Est $516k · 32% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CALLING ALL INVESTORS! Amazing opportunity in highly sought after neighborhood in Toms River! Transform this property into your next profitable project or enjoy your life there! This one has serious paradise potential. 2 bedrooms with a bonus room, large living room, den & huge kitchen. Just bring your vision and make it shine! Backyard photos are from last year.

Key facts

• Bonus room
• Large living room
• Huge kitchen

Tags

• BONUS ROOM
• LARGE LIVING ROOM
• HUGE KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $322k (8.0% below list).
• Recommended offer: $322k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.8% 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: Washington Street Elementary School (math 17% / reading 52%, grade F, #582 of 1,303 statewide, top 49%, 314 students, 33% FRL); Toms River Intermediate School South (math 15% / reading 43%, grade F, #321 of 431 statewide, top 77%, 1,048 students, 36% FRL); Toms River High School South (math 18% / reading 43%, grade F, #279 of 399 statewide, top 71%, 1,359 students, 27% FRL).
• Market conditions: Rents rising (+1.5%/yr); 435 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 37% of the median local income ($105k/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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $321,999 (8.0% below list)

Questions for the listing agent

1. Built in 1953 — 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. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $516,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Dewey St	0.00mi	2/2.0 (-1)	1,608 (0%)	0mo	$372,500	$232	91
18 N Central Ave	0.61mi	3/1.0	1,604 (-0%)	2mo	$450,000	$281	70
543 Hollywood Ave	0.48mi	3/2.5	1,617 (+1%)	3mo	$510,000	$315	68
29 Terrace Ave	0.47mi	3/3.0	1,639 (+2%)	2mo	$562,500	$343	65
55 Grand Ave	0.14mi	3/2.5	1,784 (+11%)	5mo	$610,000	$342	65
31 East Dr	0.56mi	3/1.5	1,495 (-7%)	1mo	$515,000	$344	59
16 Field St	0.47mi	4/2.0 (+1)	1,534 (-5%)	7mo	$450,000	$293	56
586 Peter Ave	0.70mi	3/1.5	1,500 (-7%)	1mo	$500,000	$333	54
636 Hill Rd	0.57mi	4/3.0 (+1)	1,711 (+6%)	3mo	$549,900	$321	47
24 Melrose Dr	0.56mi	4/3.0 (+1)	1,713 (+6%)	4mo	$610,000	$356	46
938 Wright Ave	0.60mi	4/2.0 (+1)	1,404 (-13%)	6mo	$450,000	$321	37
219 Hyers St	0.72mi	4/2.0 (+1)	1,368 (-15%)	5mo	$422,000	$308	28

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 · 1.49% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-54,737
• Equity at exit: $52,171

10-year hold

• IRR: -10.4%
• Equity multiple: 0.41×
• Total profit: $-57,948
• Equity at exit: $30,253

Cash invested: $97,972 (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 08753

• Rents YoY: 1.5%
• Active inventory: 435
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,220 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$458 /mo · $5,491/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $106

Break-even live

Break-even rent $3,086

Max offer price $349,900

Occupancy floor 92%

Sensitivity live

Price	-10% $304	-5% $205	+0% $106	+5% $6	+10% $-93
Rent	-10% $-149	-5% $-22	+0% $106	+5% $233	+10% $360
Rate	-1.0pp $282	-0.5pp $195	base $106	+0.5pp $15	+1.0pp $-77

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 Hooper Ave Toms River, NJ	3.0	1.5	1330	$3,000	$2.26	45d	1	0.45mi
18 Maiden Ln Toms River, NJ	3.0	1.0	1218	$2,750	$2.26	8d	1	0.58mi
830 Brookside Dr Toms River, NJ	4.0	3.5	1985	$3,700	$1.86	0d	1	0.97mi
100 Kaplan Ct Toms River, NJ	1.0–2.0	1.0–2.0	1123	$3,007	$2.68	19d	9	1.07mi
408 Forepeak Ave Beachwood, NJ	3.0	1.0	1138	$3,500	$3.08	4d	1	1.28mi
254 Admiral Ave Beachwood, NJ	3.0	2.0	1400	$3,250	$2.32	0d	1	1.43mi
1560 Whittier Ave Toms River, NJ	4.0	2.0	1500	$3,300	$2.20	5d	1	1.47mi

Listing history 2 events

1. 2026-04-02
   status Pending
2. 2026-03-24
   listed $349,900 Active

ⓘ 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: $5,491 · $458/mo
• Projected year-2 tax: $7,102 · $592/mo
• Expected delta: +$1,611/yr (+$134/mo · 29.3%)

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $38,640
• − Mortgage interest: −$19,600
• − Property taxes: −$5,491
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,091
• − Management: −$3,091
• − Depreciation: −$10,179
• Taxable loss: −$4,561
• Est. tax savings @ 24.0%: +$1,095
• After-tax cash flow: $2,361/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: 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

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 · 439,426 people
• City population: 131,205
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 65,448
• Household income: $105,224
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 828.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 12% Two or more races 7% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Romanian 9% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Guatemala, Jamaica
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 3% Tagalog/Filipino 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: ▼ -527.36%
• Current HPI: 374.5075
• Rent YoY: ▲ 1.49%
• 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

2 events — show timeline

• 2026-04-02 Pending — MOMLS
• 2026-03-24 Listed $349,900 MOMLS

Property tax history

+2.8%/yr

Latest (2025): $5,491 · +7.3% YoY. Source: county tax records.