22 Branch Ave · Oceanport, NJ 07757

$1,349,900

5 bd · 2.5 ba · 2,429 sqft · SingleFamily public records · 14 Days on market

Built 1786 0.84 ac lot Est $989k · 37% over

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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).

• Cash flow +23.9/30.0
• DSCR +7.7/10.0
• 1% rule +6.0/10.0
• Schools +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modern Farmhouse on a beautiful tree lined street with mature landscape and a vacation vibe. Sellers hate to leave this newly renovated home featuring 5 bedrooms. Barn and huge property with subdivision possibilities. So much to offer with even more potential for the right buyers looking to enjoy the peace and privacy yet close proximity to the Beach!

Key facts

• 0.84 acre lot
• 2 garage spots
• Built 1786

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public sewer
• Home design: Single-family property; Multiple stories (rooms listed on first, second and third levels and basement)
• Construction: Construction details not provided
• Exterior features: Shingle roof; Level topography

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 5 bedrooms (some located on second floor)
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Forced air heating with 2-zone heat; Central air conditioning with 2-zone AC
• Interior features: Washer included; Window treatments; Ceiling fans; Dishwasher; Refrigerator; Full basement
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $1.35M.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $1.35M).

Location & tenants

• Location reads 73/100 on livability (#199 in NJ) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, cost of living F.
• Oceanport School District (suburban): math 49% / reading 57% proficiency, ranked #102 of 472 in NJ (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: 29 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $9k of loan paydown is wiped out by about $40k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 26y 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 $945k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1786 — 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 $1,349,900

Questions for the listing agent

1. Built in 1786 — 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. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.32%
• DSCR: 1.37
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $988,603
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Burntmill Cir	0.33mi	4/2.5 (-1)	2,464 (+1%)	3mo	$1,270,000	$515	75
40 Burntmill Cir	0.16mi	4/2.5 (-1)	2,454 (+1%)	19mo	$999,999	$407	70
14 Oceanport Ave	0.41mi	4/3.0 (-1)	2,458 (+1%)	2mo	$1,100,000	$448	70
16 Redfern Rd	0.35mi	4/2.5 (-1)	2,466 (+2%)	9mo	$924,900	$375	69
124 S Pemberton Ave	0.17mi	6/3.0 (+1)	2,497 (+3%)	24mo	$900,000	$360	61

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-51,761
• Equity at exit: $201,274

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $170,110
• Equity at exit: $116,715

Cash invested: $377,972 (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 07757

• Home prices YoY: -32.7%
• Active inventory: 29
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $14,791 medium
• Mortgage (P&I): −$7,079
• Tax from tax record: −$1,422 /mo · $17,067/yr
• Insurance: −$562
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,106
• Net cashflow: $2,621

Break-even live

Break-even rent $11,473

Max offer price $1,349,900

Occupancy floor 77%

Sensitivity live

Price	-10% $3,385	-5% $3,003	+0% $2,621	+5% $2,239	+10% $1,857
Rent	-10% $1,452	-5% $2,037	+0% $2,621	+5% $3,205	+10% $3,789
Rate	-1.0pp $3,301	-0.5pp $2,964	base $2,621	+0.5pp $2,271	+1.0pp $1,915

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: $337,475
• Closing costs: $40,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Bridgewaters Dr #7 Oceanport, NJ	4.0	3.5	2232	$5,200	$2.33	0d	1	0.88mi
17 Walnut Pl West Long Branch, NJ	4.0	2.0	1761	$4,500	$2.56	0d	1	1.05mi
36 Community Dr West Long Branch, NJ	4.0	2.0	2202	$42,000	$19.07	23d	1	1.44mi

Listing history 38 events

1. 2026-05-14
   listed $1,349,900 Active
2. 2026-05-11
   historical $1,349,900
3. 2025-02-03
   status Active
4. 2025-02-01
   historical $5,700
5. 2025-01-09
   listed $5,700
6. 2024-11-26
   historical $5,700
7. 2024-11-20
   price $1,350,000
8. 2024-10-17
   price $1,395,000
9. 2024-10-07
   listed $5,700
10. 2024-09-25
    status Active
11. 2024-09-21
    status Pending
12. 2024-09-13
    status Active
13. 2024-08-29
    status Pending
14. 2024-08-09
    listed $1,450,000 Active
15. 2024-08-05
    historical
16. 2021-10-26
    historical 354-char remark

    Show marketing remark (354 chars)

    Modern Farmhouse on a beautiful tree lined street with mature landscape and a vacation vibe. Sellers hate to leave this newly renovated home featuring 5 bedrooms. Barn and huge property with subdivision possibilities. So much to offer with even more potential for the right buyers looking to enjoy the peace and privacy yet close proximity to the Beach!

17. 2021-10-22
    soldstatus $945,000 Sold 354-char remark

    Show marketing remark (354 chars)

    Modern Farmhouse on a beautiful tree lined street with mature landscape and a vacation vibe. Sellers hate to leave this newly renovated home featuring 5 bedrooms. Barn and huge property with subdivision possibilities. So much to offer with even more potential for the right buyers looking to enjoy the peace and privacy yet close proximity to the Beach!

18. 2021-09-01
    status Pending 354-char remark

    Show marketing remark (354 chars)

    Modern Farmhouse on a beautiful tree lined street with mature landscape and a vacation vibe. Sellers hate to leave this newly renovated home featuring 5 bedrooms. Barn and huge property with subdivision possibilities. So much to offer with even more potential for the right buyers looking to enjoy the peace and privacy yet close proximity to the Beach!

19. 2021-08-12
    historical Active/Under Contract 354-char remark

    Show marketing remark (354 chars)

    Modern Farmhouse on a beautiful tree lined street with mature landscape and a vacation vibe. Sellers hate to leave this newly renovated home featuring 5 bedrooms. Barn and huge property with subdivision possibilities. So much to offer with even more potential for the right buyers looking to enjoy the peace and privacy yet close proximity to the Beach!

20. 2021-07-13
    price $989,900 354-char remark

    Show marketing remark (354 chars)

    Modern Farmhouse on a beautiful tree lined street with mature landscape and a vacation vibe. Sellers hate to leave this newly renovated home featuring 5 bedrooms. Barn and huge property with subdivision possibilities. So much to offer with even more potential for the right buyers looking to enjoy the peace and privacy yet close proximity to the Beach!

21. 2021-07-13
    status Active 354-char remark

    Show marketing remark (354 chars)

    Modern Farmhouse on a beautiful tree lined street with mature landscape and a vacation vibe. Sellers hate to leave this newly renovated home featuring 5 bedrooms. Barn and huge property with subdivision possibilities. So much to offer with even more potential for the right buyers looking to enjoy the peace and privacy yet close proximity to the Beach!

22. 2021-05-10
    status Pending 354-char remark

    Show marketing remark (354 chars)

    Modern Farmhouse on a beautiful tree lined street with mature landscape and a vacation vibe. Sellers hate to leave this newly renovated home featuring 5 bedrooms. Barn and huge property with subdivision possibilities. So much to offer with even more potential for the right buyers looking to enjoy the peace and privacy yet close proximity to the Beach!

23. 2021-04-12
    listed $1,065,000 Active 354-char remark

    Show marketing remark (354 chars)

    Modern Farmhouse on a beautiful tree lined street with mature landscape and a vacation vibe. Sellers hate to leave this newly renovated home featuring 5 bedrooms. Barn and huge property with subdivision possibilities. So much to offer with even more potential for the right buyers looking to enjoy the peace and privacy yet close proximity to the Beach!

24. 2020-07-23
    soldstatus $795,000
25. 2020-07-01
    soldstatus $790,000 Sold
26. 2020-05-01
    status Pending
27. 2020-03-30
    listed $799,900 Active
28. 2019-11-11
    historical
29. 2019-07-04
    price $799,000
30. 2019-06-03
    listed $829,000 Active
31. 2011-09-29
    soldstatus $505,000
32. 2011-09-23
    soldstatus $505,000
33. 2011-05-06
    listed $545,000
34. 2011-02-18
    listed $549,900
35. 2000-08-24
    soldstatus $255,000
36. 2000-08-17
    soldstatus $255,000
37. 2000-06-20
    historical
38. 2000-03-27
    listed $279,900

ⓘ 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: $17,067 · $1,422/mo
• Projected year-2 tax: $25,340 · $2,112/mo
• Expected delta: +$8,273/yr (+$689/mo · 48.5%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $177,487
• − Mortgage interest: −$75,615
• − Property taxes: −$17,067
• − Insurance: −$6,750
• − Repairs & maintenance: −$14,199
• − Management: −$14,199
• − Depreciation: −$39,270
• Taxable income: $10,387
• Est. tax owed @ 24.0%: −$2,493
• After-tax cash flow: $28,957/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: Oceanport School District
• NCES district ID: 3412120
• Math proficiency: 49% ▼ -18.00%
• Reading proficiency: 57% ▼ -22.00%
• Median HH income: $86,350
• Composite: 48.72/100
• National rank: #2099
• State rank: #102 of 472 in NJ

Livability — Oceanport

• Score: 73/100
• State rank: #199
• US rank: #5659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oceanport, NJ
• City population: 6,130
• Population (ZIP): 6,130

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 (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 5% Asian 3%
• Common ancestry: Romanian 5% Subsaharan African 4% Scotch-Irish 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 92% English-only · Other Indo-European 3% Spanish 1% Korean 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: ▼ -156.25%
• Current HPI: 321.9243
• 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

+382.3% since first listed

38 events — show timeline

• 2026-05-14 Listed $1,349,900 MOMLS
• 2026-05-11 Coming Soon $1,349,900 MOMLS
• 2025-02-03 Relisted — MOMLS
• 2025-02-01 Rental Removed $5,700 MOMLS
• 2025-01-09 Listed for Rent $5,700 MOMLS
• 2024-11-26 Rental Removed $5,700 MOMLS
• 2024-11-20 Price Changed $1,350,000 MOMLS
• 2024-10-17 Price Changed $1,395,000 MOMLS
• 2024-10-07 Listed for Rent $5,700 MOMLS
• 2024-09-25 Relisted — MOMLS
• 2024-09-21 Pending — MOMLS
• 2024-09-13 Relisted — MOMLS
• 2024-08-29 Pending — MOMLS
• 2024-08-09 Listed $1,450,000 MOMLS
• 2024-08-05 Coming Soon — MOMLS
• 2021-10-26 Delisted — MOMLS
• 2021-10-22 Sold (MLS) $945,000 MOMLS
• 2021-09-01 Pending — MOMLS
• 2021-08-12 Contingent — MOMLS
• 2021-07-13 Price Changed $989,900 MOMLS
• 2021-07-13 Relisted — MOMLS
• 2021-05-10 Pending — MOMLS
• 2021-04-12 Listed $1,065,000 MOMLS
• 2020-07-23 Sold (Public Records) $795,000 Public Records
• 2020-07-01 Sold (MLS) $790,000 MOMLS
• 2020-05-01 Pending — MOMLS
• 2020-03-30 Listed $799,900 MOMLS
• 2019-11-11 Delisted — MOMLS
• 2019-07-04 Price Changed $799,000 MOMLS
• 2019-06-03 Listed $829,000 MOMLS
• 2011-09-29 Sold (Public Records) $505,000 Public Records
• 2011-09-23 Sold (MLS) $505,000 MOMLS
• 2011-05-06 Listed $545,000 MOMLS
• 2011-02-18 Listed $549,900 MOMLS
• 2000-08-24 Sold (Public Records) $255,000 Public Records
• 2000-08-17 Sold (MLS) $255,000 MOMLS
• 2000-06-20 Delisted — MOMLS
• 2000-03-27 Listed $279,900 MOMLS

Property tax history

+4.9%/yr

Latest (2025): $17,067 · +7.7% YoY. Source: county tax records.