1064B Buckingham Dr · Leisure Village West, NJ 08759

$305,000

2 bd · 2.0 ba · 1,193 sqft · SingleFamily · 117 Days on market

55+ age-restricted Built 1986 Good condition 7,840 sqft lot $256/sqft · at area comps Est $321k · at est. $410/mo HOA · 14% 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 +11.7/30.0
• ARV discount +9.7/15.0
• 1% rule +4.7/10.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 1064B Buckingham Dr where you'll find this lovely updated & immaculate Roxy Model w/ 2 bedrooms and 2 full baths & a private backyard. Updates include flooring, painting, kitchen cabinets and appliances, washer and dryer, HWH and furnace. This Encore model home has vaulted ceilings & ceiling fans, laminate floors and newer windows. A, 55+ gated community of 825 acres just 6 miles from the GSP in Manchester Twp & just miles to the Jersey Shore, Seaside Heights & Point Pleasant Beach. Amenity rich community with 2 pools & 3 clubhouses. See photos of community. About 1 hour to AC, Philly and NYC. Per the HOA, home is scheduled for a new roof in 2026.

Key facts

• Gated community
• 3 clubhouses
• Laminate floors

Tags

• PRIVATE BACKYARD
• GATED COMMUNITY
• LAMINATE FLOORS
• 2 POOLS
• 3 CLUBHOUSES
• FIRE PIT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (6.8% below list).
• Recommended offer: $266k (12.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 70/100 on livability (#261 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: amenities F, commute F.
• Manchester Township School District (suburban): math 25% / reading 44% proficiency, ranked #320 of 472 in NJ (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Manchester Township Elementary School (math 22% / reading 46%, grade F, #642 of 1,303 statewide, top 50%, 514 students, 45% FRL); Manchester Township Middle School (math 28% / reading 45%, grade F, #226 of 431 statewide, top 55%, 582 students, 41% FRL); Manchester Township High School (math 21% / reading 38%, grade F, #290 of 399 statewide, top 74%, 959 students, 38% FRL) — zoned schools average 42% FRL vs 23% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 891 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• At $2,843/mo this rent would consume 62% of the median local household income ($55k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 117 days — a 9% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $265k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,622 (12.9% 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 117 days. Have you received any prior offers? Is the seller open to a 13% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 8.9

CMA / ARV

• ARV (median comp): $320,595
• List price: $305,000
• Delta: -4.86%
• 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
1101 Thornbury Ln Unit B	0.08mi	2/2.0	1,193 (0%)	1mo	$339,000	$284	95
873B Liverpool Cir	0.32mi	2/2.0	1,164 (-2%)	2mo	$306,000	$263	79
943 Liverpool Cir Unit B	0.37mi	2/2.0	1,164 (-2%)	1mo	$190,000	$163	78
715C Wooton Ct	0.33mi	2/2.0	1,243 (+4%)	4mo	$284,000	$228	74
945A Liverpool Cir Unit A	0.40mi	2/2.0	1,243 (+4%)	2mo	$248,500	$200	73
815B Liverpool Cir	0.42mi	2/2.0	1,243 (+4%)	2mo	$225,000	$181	72
692B Friar Ct Unit B	0.49mi	2/2.0	1,243 (+4%)	8mo	$300,000	$241	64
549-A Mayfair Rd	0.63mi	2/2.0	1,243 (+4%)	0mo	$225,000	$181	63
638B Finchley Ct	0.59mi	2/2.0	1,243 (+4%)	5mo	$245,000	$197	62
107 West Ave	0.71mi	3/2.0 (+1)	1,200 (+1%)	3mo	$211,500	$176	58
550 A Mayfair Rd	0.64mi	2/2.0	1,243 (+4%)	7mo	$229,900	$185	57
1991 Route 37 W #112	0.74mi	3/2.0 (+1)	1,248 (+5%)	0mo	$198,500	$159	53

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: -22.6%
• Equity multiple: 0.22×
• Total profit: $-66,460
• Equity at exit: $45,476

10-year hold

• IRR: -16.5%
• Equity multiple: 0.08×
• Total profit: $-78,993
• Equity at exit: $26,371

Cash invested: $85,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 34 under contract
• Months of supply: 4.7 mo (21%/mo absorbed)
• Median asking: $286,950 ($230/sqft)
• Median days on market: 46 d
• This list price: 57% of active listings are priced below it
• ARV vs active asking: +16.8% above current asking $/sqft

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

ZIP-level market 08759

• Active inventory: 891
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,843 high
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,575/yr
• Insurance: −$127
• HOA: −$410
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $-272

Break-even live

Break-even rent $3,187

Max offer price $265,622

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-167	+0% $-272	+5% $-378	+10% $-483
Rent	-10% $-497	-5% $-384	+0% $-272	+5% $-160	+10% $-48
Rate	-1.0pp $-119	-0.5pp $-195	base $-272	+0.5pp $-351	+1.0pp $-432

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: $76,250
• Closing costs: $9,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Farm Rd Manchester, NJ	3.0	2.0	1280	$3,000	$2.34	71d	1	0.38mi
43 3rd St Manchester, NJ	3.0	2.0	1346	$3,200	$2.38	0d	1	0.48mi
2035 Route 37 Manchester, NJ	2.0	2.0	1375	$2,775	$2.02	0d	3	0.59mi
809 Commonwealth Blvd Toms River, NJ	3.0	2.0	1226	$3,000	$2.45	0d	1	1.03mi
501 Bismarck St Toms River, NJ	3.0	1.0	1300	$2,775	$2.13	93d	1	1.05mi
1700 New Jersey 37 Unit 112-11 Toms River, NJ	2.0	2.0	1224	$2,299	$1.88	0d	1	1.08mi
1033 Birmingham Ave Toms River, NJ	3.0	1.5	1250	$2,700	$2.16	31d	1	1.24mi
43C Edinburgh Ln Manchester, NJ	2.0	1.0	836	$2,200	$2.63	93d	1	1.27mi
73 Buckingham Dr N Manchester, NJ	2.0	2.0	967	$2,200	$2.28	93d	1	1.35mi
1200 Lawrence Ave Toms River, NJ	3.0	2.0	1248	$3,300	$2.64	0d	1	1.40mi

HOA detail $410/mo · $4,920/yr

• Likely covers: poolsecurity

Listing history 50 events

1. 2026-08-08
   days on market $305,000 Active 117 DOM
2. 2026-08-06
   days on market $305,000 Active 115 DOM
3. 2026-08-05
   days on market $305,000 Active 114 DOM
4. 2026-08-04
   days on market $305,000 Active 113 DOM
5. 2026-08-03
   days on market $305,000 Active 112 DOM
6. 2026-07-31
   days on market $305,000 Active 109 DOM
7. 2026-07-30
   days on market $305,000 Active 107 DOM
8. 2026-07-28
   days on market $305,000 Active 106 DOM
9. 2026-07-26
   days on market $305,000 Active 104 DOM
10. 2026-07-24
    days on market $305,000 Active 102 DOM
11. 2026-07-23
    days on market $305,000 Active 101 DOM
12. 2026-07-22
    days on market $305,000 Active 100 DOM
13. 2026-07-21
    days on market $305,000 Active 99 DOM
14. 2026-07-20
    days on market $305,000 Active 98 DOM
15. 2026-07-18
    days on market $305,000 Active 96 DOM
16. 2026-07-18
    days on market $305,000 Active 95 DOM
17. 2026-07-15
    days on market $305,000 Active 93 DOM
18. 2026-07-14
    days on market $305,000 Active 92 DOM
19. 2026-07-13
    days on market $305,000 Active 91 DOM
20. 2026-07-13
    days on market $305,000 Active 90 DOM
21. 2026-07-11
    days on market $305,000 Active 89 DOM
22. 2026-07-10
    days on market $305,000 Active 88 DOM
23. 2026-07-09
    days on market $305,000 Active 87 DOM
24. 2026-07-07
    days on market $305,000 Active 85 DOM
25. 2026-07-06
    days on market $305,000 Active 84 DOM
26. 2026-07-06
    days on market $305,000 Active 83 DOM
27. 2026-07-05
    days on market $305,000 Active 82 DOM
28. 2026-07-03
    days on market $305,000 Active 81 DOM
29. 2026-07-02
    days on market $305,000 Active 80 DOM
30. 2026-07-01
    days on market $305,000 Active 79 DOM
31. 2026-06-30
    days on market $305,000 Active 78 DOM
32. 2026-06-29
    days on market $305,000 Active 77 DOM
33. 2026-06-28
    days on market $305,000 Active 76 DOM
34. 2026-06-27
    days on market $305,000 Active 75 DOM
35. 2026-06-26
    days on market $305,000 Active 74 DOM
36. 2026-06-24
    days on market $305,000 Active 72 DOM
37. 2026-06-22
    days on market $305,000 Active 70 DOM
38. 2026-06-21
    days on market $305,000 Active 69 DOM
39. 2026-06-18
    days on market $305,000 Active 66 DOM
40. 2026-06-17
    days on market $305,000 Active 65 DOM
41. 2026-06-16
    days on market $305,000 Active 64 DOM
42. 2026-06-15
    days on market $305,000 Active 63 DOM
43. 2026-06-13
    days on market $305,000 Active 61 DOM
44. 2026-06-09
    pricedays on market $305,000 Active 57 DOM
45. 2026-06-08
    days on market $299,000 Active 56 DOM
46. 2026-06-07
    days on market $299,000 Active 55 DOM
47. 2026-06-04
    days on market $299,000 Active 52 DOM
48. 2026-06-03
    days on market $299,000 Active 51 DOM
49. 2026-06-02
    days on market $299,000 Active 50 DOM
50. 2026-06-01
    days on market $299,000 Active 49 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $34,111
• − Mortgage interest: −$17,085
• − Property taxes: −$4,575
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,729
• − Management: −$2,729
• − HOA: −$4,920
• − Depreciation: −$8,873
• Taxable loss: −$8,324
• Est. tax savings @ 24.0%: +$1,998
• After-tax cash flow: $-1,268/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 · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $5,965–$17,895 screening

This home is in good condition with recent updates, including new appliances, flooring, and windows. It is move-in ready with a well-maintained exterior and landscaping.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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 33/100

Zoned Schools

Elementary Manchester Township Elementary School F NJ #642/1,303 Nat'l #24,299/41,679 Middle Manchester Township Middle School F NJ #226/431 Nat'l #7,065/14,009 High Manchester Township High School F NJ #290/399 Nat'l #11,215/17,239

Schools (NCES district)

• District: Manchester Township School District
• NCES district ID: 3409450
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $38,905
• Composite: 28.8/100
• National rank: #6662
• State rank: #320 of 472 in NJ

B Composite livability gradescore 70/100

Livability — Leisure Village West

• Score: 70/100
• State rank: #261
• US rank: #7714

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leisure Village West, NJ
• County: Ocean · 586,991 people
• Metro: New York-Newark-Jersey City, NY-NJ
• Population (ZIP): 34,290
• Household income: $55,000
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 11% 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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Black 4% Two or more races 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 8% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 88% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -347.85%
• Current HPI: 274.4679
• Rent YoY: —
• Metro: —
• 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

Price history

+18.9% since first listed

6 events — show timeline

• 2026-04-23 Relisted — MOMLS
• 2026-04-23 Price Changed $314,900 MOMLS
• 2026-03-14 Listed $325,000 MOMLS
• 2024-09-24 Sold (MLS) $264,900 MOMLS
• 2024-08-14 Pending — MOMLS
• 2024-08-05 Listed $264,900 MOMLS