5 Ruth Rd · Ocean Acres, NJ 08005

$124,900

2 bd · 2.0 ba · 1,000 sqft · SingleFamily · 55 Days on market

Built 1978 $125/sqft · 45% above area Est $86k · 45% over $827/mo HOA · 35% 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 +21.1/30.0
• 1% rule +10.0/10.0
• DSCR +6.7/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• 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

Move-In Ready with Style and Space! This 2 bed, 2 bath home is perfectly situated on an end lot, offering privacy with no neighbor next door or behind. Enjoy the curb appeal and fresh outdoor living with a front deck and a brand new back porch, perfect for relaxing or entertaining. Inside, you'll find a nice, open layout and a comfortable living space. The primary suite features a soaking tub and a separate shower. Additional highlights include a storage shed for extra convenience. This home was well maintained and is truly move-in ready. Schedule your private tour today!

Key facts

• Front deck
• Soaking tub
• End lot

Tags

• END LOT
• CURB APPEAL
• FRONT DECK
• BACK PORCH
• SOAKING TUB
• STORAGE SHED

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: Monthly HOA fee covering pool(s); Community amenities: Swimming pool

Exterior

• Parking: Driveway
• Utilities: Public water; Public septic; 200+ amp electric service; Electric hot water
• Home design: Manufactured home; Located in a senior community (55+)
• Construction: Aluminum siding; Metal roof
• Exterior features: Corner lot; Community pool; Shed; Above-grade other structures

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level; Total rooms: 6 (Living Room, Master Bedroom, Kitchen, Bedroom 1)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Eat-in kitchen; Estimated living area
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.2% in Ocean Acres — 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 63/100 on livability (#425 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• Barnegat Township School District (suburban): math 23% / reading 46% proficiency, ranked #285 of 472 in NJ (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 253 active listings in the ZIP; solid renter incomes; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 30% of the median local income ($94k/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 $864 of loan paydown is wiped out by about $4k 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 55 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $125k implies a 1149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.89% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 4.4

CMA / ARV

• ARV (median comp): $86,022
• List price: $124,900
• Delta: 45.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Kimberly Dr	0.13mi	2/1.0	1,000 (0%)	15mo	$36,150	$36	77
104 Holly Ln	0.42mi	2/2.0	1,008 (+1%)	14mo	$25,200	$25	68
149 Brighton Rd	0.28mi	3/2.0 (+1)	1,100 (+10%)	3mo	$22,000	$20	63
182 Chestnut Dr	0.48mi	2/1.0	1,000 (0%)	16mo	$72,000	$72	60
107 Hickory Ln	0.47mi	2/1.0	1,000 (0%)	19mo	$75,000	$75	58
126 Chestnut Dr	0.50mi	2/1.0	1,000 (0%)	19mo	$40,000	$40	57
118 Oak Dr	0.39mi	2/1.0	910 (-9%)	15mo	$50,000	$55	50
113 Oak Dr	0.45mi	2/2.0	850 (-15%)	20mo	$137,000	$161	38

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-8,348
• Equity at exit: $18,623

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $9,551
• Equity at exit: $10,799

Cash invested: $34,972 (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 08005

• Active inventory: 253
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,365 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$827
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $178

Break-even live

Break-even rent $2,139

Max offer price $124,900

Occupancy floor 87%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $827 · $9,924/yr

Listing history 23 events

1. 2026-06-18
   days on market $124,900 Active 55 DOM
2. 2026-06-17
   days on market $124,900 Active 54 DOM
3. 2026-06-16
   days on market $124,900 Active 53 DOM
4. 2026-06-16
   price $124,900 Active 52 DOM
5. 2026-06-15
   days on market $129,900 Active 52 DOM

   Show marketing remark (584 chars)

   Move-In Ready with Style and Space! This 2 bed, 2 bath home is perfectly situated on an end lot, offering privacy with no neighbor next door or behind. Enjoy the curb appeal and fresh outdoor living with a front deck and a brand new back porch, perfect for relaxing or entertaining. Inside, you'll find a nice, open layout and a comfortable living space. The primary suite features a soaking tub and a separate shower. Additional highlights include a storage shed for extra convenience. This home was well maintained and is truly move-in ready. Schedule your private tour today!

6. 2026-06-13
   days on market $129,900 Active 50 DOM
7. 2026-06-13
   days on market $129,900 Active 49 DOM
8. 2026-06-09
   days on market $129,900 Active 46 DOM
9. 2026-06-08
   days on market $129,900 Active 45 DOM
10. 2026-06-07
    days on market $129,900 Active 44 DOM
11. 2026-06-04
    days on market $129,900 Active 41 DOM
12. 2026-06-03
    days on market $129,900 Active 40 DOM
13. 2026-06-02
    days on market $129,900 Active 39 DOM
14. 2026-06-01
    days on market $129,900 Active 38 DOM
15. 2026-05-31
    days on market $129,900 Active 37 DOM
16. 2026-05-15
    price $129,900 578-char remark
17. 2026-05-11
    price $129,900 584-char remark

    Show marketing remark (584 chars)

    Move-In Ready with Style and Space! This 2 bed, 2 bath home is perfectly situated on an end lot, offering privacy with no neighbor next door or behind. Enjoy the curb appeal and fresh outdoor living with a front deck and a brand new back porch, perfect for relaxing or entertaining. Inside, you'll find a nice, open layout and a comfortable living space. The primary suite features a soaking tub and a separate shower. Additional highlights include a storage shed for extra convenience. This home was well maintained and is truly move-in ready. Schedule your private tour today!

18. 2026-04-24
    listed $139,900 Active 578-char remark
19. 2026-04-22
    listed $139,900 Active 584-char remark

    Show marketing remark (584 chars)

    Move-In Ready with Style and Space! This 2 bed, 2 bath home is perfectly situated on an end lot, offering privacy with no neighbor next door or behind. Enjoy the curb appeal and fresh outdoor living with a front deck and a brand new back porch, perfect for relaxing or entertaining. Inside, you'll find a nice, open layout and a comfortable living space. The primary suite features a soaking tub and a separate shower. Additional highlights include a storage shed for extra convenience. This home was well maintained and is truly move-in ready. Schedule your private tour today!

20. 2010-06-23
    soldstatus $10,000

    Show marketing remark (150 chars)

    Best lot in Brighton at Barnegat. Master suite features walk in closet, large soaking tub, and separate shower. Full appliance package and newer HVAC.

21. 2010-04-08
    listed $10,000

    Show marketing remark (150 chars)

    Best lot in Brighton at Barnegat. Master suite features walk in closet, large soaking tub, and separate shower. Full appliance package and newer HVAC.

22. 2009-02-02
    listed $29,000
23. 2008-08-01
    listed $69,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,379
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − HOA: −$9,924
• − Depreciation: −$3,633
• Taxable income: $787
• Est. tax owed @ 24.0%: −$189
• After-tax cash flow: $1,949/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: Barnegat Township School District
• NCES district ID: 3416470
• Math proficiency: 23% ▼ -14.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $63,645
• Composite: 31.15/100
• National rank: #6059
• State rank: #285 of 472 in NJ

Livability — Ocean Acres

• Score: 63/100
• State rank: #425
• US rank: #15187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ocean County · 439,426 people
• City population: 25,936
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 26,866
• Household income: $93,584
• Rent vs Own: 11.4% rent · 88.6% own
• Severe rent burden: 384.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 6% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 9% Scotch-Irish 2% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -204.01%
• Current HPI: 344.3189
• Rent YoY: —
• 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

+78.7% since first listed

10 events — show timeline

• 2026-06-16 Price Changed $124,900 BRIGHT MLS
• 2026-06-15 Price Changed $124,900 MOMLS
• 2026-05-15 Price Changed $129,900 BRIGHT MLS
• 2026-05-11 Price Changed $129,900 MOMLS
• 2026-04-24 Listed $139,900 BRIGHT MLS
• 2026-04-22 Listed $139,900 MOMLS
• 2010-06-23 Sold (MLS) $10,000 BRIGHT MLS
• 2010-04-08 Listed $10,000 BRIGHT MLS
• 2009-02-02 Listed $29,000 MOMLS
• 2008-08-01 Listed $69,900 MOMLS