83 Seattle Slew Dr · West Freehold, NJ 07731

$225,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 13 Days on market

Built 1990 Average condition Est $180k · 25% over $905/mo HOA · 28% 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 +15.6/30.0
• 1% rule +9.4/10.0
• DSCR +4.8/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover your dream home in Howell's Oak Hill community! This spacious 3-bed, 2-bath gem features meticulous landscaping, a fenced backyard, and parking for 2 cars and plenty off street parking. Enjoy the convenience of a washer/dryer room, new AC, and a big shed for gardening. Don't miss out—schedule a viewing today! https://hannahhoang.exprealty.com/index.php

Key facts

• Fenced yard
• Close to route 9
• 2 car driveway

Tags

• DOUBLE WIDE MODULAR HOME
• OPEN CONCEPT FLOOR PLAN
• FENCED YARD
• 2 CAR DRIVEWAY
• CLOSE TO ROUTE 9

Property features AI

Finance

• HOA & community: HOA present with a monthly fee of $905

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Modular home; Fee simple ownership
• Construction: Modular construction
• Exterior features: Shingle roof; Located in the Oak Hill subdivision

Interior

• Kitchen: Stove
• Bedrooms: 3 bedrooms
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Washer included; Dryer included; Window treatments; Ceiling fan(s); Light fixtures; Screens; Gas cooking
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Cap rate 6.8% vs local median 2.6% in West Freehold — 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 74/100 on livability (#173 in NJ, #4,542 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living F.
• Howell Township Public School District (suburban): math 30% / reading 52% proficiency, ranked #195 of 472 in NJ (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.5%/yr); 331 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $2k of loan paydown is wiped out by about $7k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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.
• Current owner paid $180k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: major wind risk, 51% 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 $225,000

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. Schools are B-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 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: 1.44% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $180,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83 Seattle Slew Dr	0.00mi	3/2.0	1,200 (0%)	1mo	$180,000	$150	99
28 Seattle Slew Dr	0.15mi	2/1.0 (-1)	1,196 (-0%)	8mo	$145,000	$121	77

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.45×
• Total profit: $-34,612
• Equity at exit: $33,548

10-year hold

• IRR: -11.3%
• Equity multiple: 0.38×
• Total profit: $-38,870
• Equity at exit: $19,454

Cash invested: $63,000 (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 07731

• Rents YoY: 1.5%
• Active inventory: 331
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,233 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$905
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $94

Break-even live

Break-even rent $3,114

Max offer price $225,000

Occupancy floor 92%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 N American Dr Howell Township, NJ	3.0	1.0	753	$2,899	$3.85	1d	7	0.18mi

HOA detail

• Monthly dues: $905 · $10,860/yr
• Likely covers: landscaping

Listing history 9 events

1. 2026-05-15
   status Active 395-char remark
2. 2026-05-14
   listed $225,000 Active 395-char remark
3. 2026-02-08
   status Pending
4. 2026-01-21
   price $200,000
5. 2026-01-14
   listed $215,000 Active
6. 2024-07-17
   soldstatus $185,000 Closed

   Show marketing remark (372 chars)

   Discover your dream home in Howell's Oak Hill community! This spacious 3-bed, 2-bath gem features meticulous landscaping, a fenced backyard, and parking for 2 cars and plenty off street parking. Enjoy the convenience of a washer/dryer room, new AC, and a big shed for gardening. Don't miss out—schedule a viewing today! https://hannahhoang.exprealty.com/index.php

7. 2024-06-16
   status Pending

   Show marketing remark (372 chars)

   Discover your dream home in Howell's Oak Hill community! This spacious 3-bed, 2-bath gem features meticulous landscaping, a fenced backyard, and parking for 2 cars and plenty off street parking. Enjoy the convenience of a washer/dryer room, new AC, and a big shed for gardening. Don't miss out—schedule a viewing today! https://hannahhoang.exprealty.com/index.php

8. 2024-05-24
   listed $139,000 Active

   Show marketing remark (372 chars)

   Discover your dream home in Howell's Oak Hill community! This spacious 3-bed, 2-bath gem features meticulous landscaping, a fenced backyard, and parking for 2 cars and plenty off street parking. Enjoy the convenience of a washer/dryer room, new AC, and a big shed for gardening. Don't miss out—schedule a viewing today! https://hannahhoang.exprealty.com/index.php

9. 2024-05-21
   historical $139,000

   Show marketing remark (372 chars)

   Discover your dream home in Howell's Oak Hill community! This spacious 3-bed, 2-bath gem features meticulous landscaping, a fenced backyard, and parking for 2 cars and plenty off street parking. Enjoy the convenience of a washer/dryer room, new AC, and a big shed for gardening. Don't miss out—schedule a viewing today! https://hannahhoang.exprealty.com/index.php

ⓘ 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 7/10 Severe 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,794
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,104
• − Management: −$3,104
• − HOA: −$10,860
• − Depreciation: −$6,545
• Taxable loss: −$1,922
• Est. tax savings @ 24.0%: +$461
• After-tax cash flow: $1,589/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

Average 55/100 Moderate rehab

The home is in average condition with moderate repairs needed in the kitchen and bathroom. Upgrading these areas would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom vanity — dated and in need of replacement
• Minor landscaping — bare yard with debris

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers
• Resale update bathroom vanity and fixtures — modernizing the bathroom would attract more buyers
• Both landscape the yard — improving the yard would increase curb appeal and attract more renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom vanity · dated and in need of replacement	Moderate	$3,000–15,000
landscaping · bare yard with debris	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen would attract more buyers ↑
• Resale update bathroom vanity and fixtures — modernizing the bathroom would attract more buyers ↑
• Both landscape the yard — improving the yard would increase curb appeal and attract more renters ↑

ⓘ 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: Howell Township Public School District
• NCES district ID: 3407560
• Math proficiency: 30% ▼ -26.00%
• Reading proficiency: 52% ▼ -16.00%
• Median HH income: $93,085
• Composite: 39.35/100
• National rank: #3979
• State rank: #195 of 472 in NJ

Livability — West Freehold

• Score: 74/100
• State rank: #173
• US rank: #4542

Category grades

Amenities F Commute F 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

• County: Monmouth County · 505,557 people
• City population: 56,623
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,322
• Household income: $134,056
• Rent vs Own: 11.7% rent · 88.3% own
• Severe rent burden: 590.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 16% Two or more races 10% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Cuban 1% Dominican 2%
• Common ancestry: Romanian 6% Scotch-Irish 2% Lithuanian 1%
• Foreign-born: 13% · Canada, Jamaica, China
• Languages at home: 83% English-only · Spanish 10% Other Indo-European 2% Russian/Polish/Slavic 2%

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: ▼ -303.76%
• Current HPI: 375.492
• Rent YoY: ▲ 1.52%
• 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

+29.5% since first listed

11 events — show timeline

• 2026-05-29 Sold (MLS) $180,000 MOMLS
• 2026-05-29 Pending — MOMLS
• 2026-05-15 Relisted — MOMLS
• 2026-05-14 Listed $225,000 MOMLS
• 2026-02-08 Pending — MOMLS
• 2026-01-21 Price Changed $200,000 MOMLS
• 2026-01-14 Listed $215,000 MOMLS
• 2024-07-17 Sold (MLS) $185,000 MOMLS
• 2024-06-16 Pending — MOMLS
• 2024-05-24 Listed $139,000 MOMLS
• 2024-05-21 Coming Soon $139,000 MOMLS