85 Seattle Slew Dr · West Freehold, NJ 07731

$215,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 102 Days on market

Built 1990 Est $210k · at est. $1050/mo HOA · 32% 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 +15.1/30.0
• 1% rule +10.0/10.0
• ARV discount +6.4/15.0
• DSCR +4.6/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this Spacious Modern comfort & prime Location. This double wide mobile home with 3 bedroom, 2 full baths offering approximately 1,400 sq ft, of comfortable living space. Enjoy the versatility of an additional bonus room-perfect for home office, guest space or creative studio. The home features central air conditioning approximately 4 years old, ensuring year- round comfort. Outside, unwind on the inviting covered porch overlooking a fully fenced yard- ideal for entertaining, pets, or simply, relaxing in your own private outdoor retreat. Located in a highly desirable school district, this home offers unbeatable convenience-just minutes from transportation, shopping, medical offices, hospitals, recreational facilities, and movie theaters. This home blends comfort and functionality,

Key facts

• Newer shed
• Newer appliances
• Fully fenced yard

Tags

• DOUBLE WIDE MOBILE HOME
• NEWER APPLIANCES
• PHENOMENAL COVERED DECK
• FULLY FENCED YARD
• NEWER SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $71 ($847/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 102 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% 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 $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.53% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $210,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83 Seattle Slew Dr	0.01mi	3/2.0	1,200 (-14%)	1mo	$180,000	$150	75
28 Seattle Slew Dr	0.16mi	2/1.0 (-1)	1,196 (-15%)	8mo	$145,000	$121	53
1024 W Farms Rd	0.38mi	3/2.5	1,596 (+14%)	5mo	$575,000	$360	52

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: -16.5%
• Equity multiple: 0.43×
• Total profit: $-34,491
• Equity at exit: $32,057

10-year hold

• IRR: -12.7%
• Equity multiple: 0.32×
• Total profit: $-40,707
• Equity at exit: $18,589

Cash invested: $60,200 (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: 5.4×

Monthly cashflow live

• Estimated rent: $3,299 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$1,050
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $71

Break-even live

Break-even rent $3,210

Max offer price $215,000

Occupancy floor 93%

Sensitivity live

Price	-10% $219	-5% $145	+0% $71	+5% $-4	+10% $-78
Rent	-10% $-190	-5% $-60	+0% $71	+5% $201	+10% $331
Rate	-1.0pp $179	-0.5pp $125	base $71	+0.5pp $15	+1.0pp $-42

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: $53,750
• Closing costs: $6,450
• 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	2d	7	0.18mi

HOA detail

• Monthly dues: $1,050 · $12,600/yr

Listing history 32 events

1. 2026-06-18
   status $215,000 Pending 102 DOM
2. 2026-06-18
   days on market $215,000 Active 102 DOM
3. 2026-06-17
   days on market $215,000 Active 101 DOM
4. 2026-06-16
   days on market $215,000 Active 100 DOM
5. 2026-06-15
   days on market $215,000 Active 99 DOM
6. 2026-06-13
   days on market $215,000 Active 97 DOM
7. 2026-06-13
   days on market $215,000 Active 96 DOM
8. 2026-06-10
   price $215,000 Active 93 DOM
9. 2026-06-09
   days on market $200,000 Active 93 DOM
10. 2026-06-08
    days on market $200,000 Active 92 DOM
11. 2026-06-07
    days on market $200,000 Active 91 DOM
12. 2026-06-04
    days on market $200,000 Active 88 DOM
13. 2026-06-03
    days on market $200,000 Active 87 DOM
14. 2026-06-02
    pricedays on market $200,000 Active 86 DOM
15. 2026-06-01
    days on market $225,000 Active 85 DOM
16. 2026-05-31
    days on market $225,000 Active 84 DOM
17. 2026-04-22
    status Active 804-char remark

    Show marketing remark (804 chars)

    Step into this Spacious Modern comfort & prime Location. This double wide mobile home with 3 bedroom, 2 full baths offering approximately 1,400 sq ft, of comfortable living space. Enjoy the versatility of an additional bonus room-perfect for home office, guest space or creative studio. The home features central air conditioning approximately 4 years old, ensuring year- round comfort. Outside, unwind on the inviting covered porch overlooking a fully fenced yard- ideal for entertaining, pets, or simply, relaxing in your own private outdoor retreat. Located in a highly desirable school district, this home offers unbeatable convenience-just minutes from transportation, shopping, medical offices, hospitals, recreational facilities, and movie theaters. This home blends comfort and functionality,

18. 2026-04-21
    status Pending 804-char remark

    Show marketing remark (804 chars)

    Step into this Spacious Modern comfort & prime Location. This double wide mobile home with 3 bedroom, 2 full baths offering approximately 1,400 sq ft, of comfortable living space. Enjoy the versatility of an additional bonus room-perfect for home office, guest space or creative studio. The home features central air conditioning approximately 4 years old, ensuring year- round comfort. Outside, unwind on the inviting covered porch overlooking a fully fenced yard- ideal for entertaining, pets, or simply, relaxing in your own private outdoor retreat. Located in a highly desirable school district, this home offers unbeatable convenience-just minutes from transportation, shopping, medical offices, hospitals, recreational facilities, and movie theaters. This home blends comfort and functionality,

19. 2026-03-27
    price $225,000 804-char remark

    Show marketing remark (804 chars)

    Step into this Spacious Modern comfort & prime Location. This double wide mobile home with 3 bedroom, 2 full baths offering approximately 1,400 sq ft, of comfortable living space. Enjoy the versatility of an additional bonus room-perfect for home office, guest space or creative studio. The home features central air conditioning approximately 4 years old, ensuring year- round comfort. Outside, unwind on the inviting covered porch overlooking a fully fenced yard- ideal for entertaining, pets, or simply, relaxing in your own private outdoor retreat. Located in a highly desirable school district, this home offers unbeatable convenience-just minutes from transportation, shopping, medical offices, hospitals, recreational facilities, and movie theaters. This home blends comfort and functionality,

20. 2026-03-07
    listed $230,000 Active 804-char remark

    Show marketing remark (804 chars)

    Step into this Spacious Modern comfort & prime Location. This double wide mobile home with 3 bedroom, 2 full baths offering approximately 1,400 sq ft, of comfortable living space. Enjoy the versatility of an additional bonus room-perfect for home office, guest space or creative studio. The home features central air conditioning approximately 4 years old, ensuring year- round comfort. Outside, unwind on the inviting covered porch overlooking a fully fenced yard- ideal for entertaining, pets, or simply, relaxing in your own private outdoor retreat. Located in a highly desirable school district, this home offers unbeatable convenience-just minutes from transportation, shopping, medical offices, hospitals, recreational facilities, and movie theaters. This home blends comfort and functionality,

21. 2025-08-01
    soldstatus $225,000 Closed 500-char remark

    Show marketing remark (500 chars)

    Welcome home to this beautifully maintained 4-bedroom, 2-bath double wide mobile home, offering plenty of space and modern updates! Featuring a kitchen with ample storage and a newer air conditioning unit and roof, ensuring comfort and peace of mind. Step outside to enjoy the updated deck, perfect for relaxing or entertaining, along with a brand-new shed for extra storage. Located in a well-maintained community, this home is move-in ready and waiting for you. Schedule your showing today!

22. 2025-07-09
    status Pending 500-char remark

    Show marketing remark (500 chars)

    Welcome home to this beautifully maintained 4-bedroom, 2-bath double wide mobile home, offering plenty of space and modern updates! Featuring a kitchen with ample storage and a newer air conditioning unit and roof, ensuring comfort and peace of mind. Step outside to enjoy the updated deck, perfect for relaxing or entertaining, along with a brand-new shed for extra storage. Located in a well-maintained community, this home is move-in ready and waiting for you. Schedule your showing today!

23. 2025-06-14
    status Active 500-char remark

    Show marketing remark (500 chars)

    Welcome home to this beautifully maintained 4-bedroom, 2-bath double wide mobile home, offering plenty of space and modern updates! Featuring a kitchen with ample storage and a newer air conditioning unit and roof, ensuring comfort and peace of mind. Step outside to enjoy the updated deck, perfect for relaxing or entertaining, along with a brand-new shed for extra storage. Located in a well-maintained community, this home is move-in ready and waiting for you. Schedule your showing today!

24. 2025-04-24
    status Pending 500-char remark

    Show marketing remark (500 chars)

    Welcome home to this beautifully maintained 4-bedroom, 2-bath double wide mobile home, offering plenty of space and modern updates! Featuring a kitchen with ample storage and a newer air conditioning unit and roof, ensuring comfort and peace of mind. Step outside to enjoy the updated deck, perfect for relaxing or entertaining, along with a brand-new shed for extra storage. Located in a well-maintained community, this home is move-in ready and waiting for you. Schedule your showing today!

25. 2025-03-21
    listed $225,000 Active 500-char remark

    Show marketing remark (500 chars)

    Welcome home to this beautifully maintained 4-bedroom, 2-bath double wide mobile home, offering plenty of space and modern updates! Featuring a kitchen with ample storage and a newer air conditioning unit and roof, ensuring comfort and peace of mind. Step outside to enjoy the updated deck, perfect for relaxing or entertaining, along with a brand-new shed for extra storage. Located in a well-maintained community, this home is move-in ready and waiting for you. Schedule your showing today!

26. 2024-12-09
    soldstatus $145,000 Closed
27. 2024-11-19
    status Pending
28. 2024-10-31
    price $149,999
29. 2024-10-23
    listed $199,999 Active
30. 1999-05-28
    soldstatus $46,000
31. 1999-05-01
    historical
32. 1999-03-22
    listed $46,900

ⓘ 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: $39,591
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$3,167
• − Management: −$3,167
• − HOA: −$12,600
• − Depreciation: −$6,255
• Taxable loss: −$1,942
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $1,313/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: 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

+379.7% since first listed

16 events — show timeline

• 2026-04-22 Relisted — MOMLS
• 2026-04-21 Pending — MOMLS
• 2026-03-27 Price Changed $225,000 MOMLS
• 2026-03-07 Listed $230,000 MOMLS
• 2025-08-01 Sold (MLS) $225,000 MOMLS
• 2025-07-09 Pending — MOMLS
• 2025-06-14 Relisted — MOMLS
• 2025-04-24 Pending — MOMLS
• 2025-03-21 Listed $225,000 MOMLS
• 2024-12-09 Sold (MLS) $145,000 MOMLS
• 2024-11-19 Pending — MOMLS
• 2024-10-31 Price Changed $149,999 MOMLS
• 2024-10-23 Listed $199,999 MOMLS
• 1999-05-28 Sold (MLS) $46,000 MOMLS
• 1999-05-01 Delisted — MOMLS
• 1999-03-22 Listed $46,900 MOMLS