579 Harbor Rd · Point Pleasant, NJ 08724

$849,900

5 bd · 4.0 ba · 2,923 sqft · SingleFamily public records · 19 Days on market

Built 1997 0.27 ac lot Est $1251k · 32% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

First time offered! This 5-bedroom, 3.5-bath home with water views is located in a highly sought-after neighborhood! Situated on a prime corner lot, this spacious residence offers flexible multi-generational living with a private first-floor suite featuring a bedroom, full bath, kitchenette, living room, and separate entrance. Could also be used as a large first-floor primary suite! Large room sizes provide plenty of space for entertaining & daily life. Enjoy outdoor living with a 20x40 in-ground pool & rear deck. Plenty of storage with many closets, full basement, & 2-car garage. Optional membership in the Midstreams Property Owners Assoc. (MPOA) provides access to a pri

Key facts

• In-ground pool
• Full basement
• Rear deck

Tags

• CORNER LOT
• PRIVATE FIRST-FLOOR SUITE
• IN-GROUND POOL
• REAR DECK
• FULL BASEMENT
• PRIVATE PARK

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer
• Home design: Single-family property
• Construction: Full unfinished basement
• Exterior features: Shingle roof; Fee simple ownership

Interior

• Kitchen: Stove; Refrigerator; Microwave; Dishwasher
• Bedrooms: 5 bedrooms (some located on the first floor and others on the second floor); In-law suite on the first floor
• Flooring: Cement flooring
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating with 2-zone heat; Central air conditioning with 2-zone AC
• Interior features: Outdoor lighting; Ceiling fan(s); Light fixtures; Window treatments and blinds/shades; Garage door opener; Gas cooking
• Laundry & utility: Washer; Dryer; Laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $850k.

Deal economics

• At list price, monthly cash flow is $9k ($109k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $850k).
• Recommended offer: $837k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 2.8% in Point Pleasant — 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 76/100 on livability (#136 in NJ, #3,574 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Brick Township Public School District (suburban): math 18% / reading 43% proficiency, ranked #330 of 472 in NJ (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 284 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $25k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $238k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($837k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $265k; list at $850k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $837,151 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.24% ✓
• Cap rate: 19.16%
• Cash-on-cash: 45.94%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $1,251,044
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
579 Harbor Rd	0.00mi	5/3.5	2,923 (0%)	1mo	$849,900	$291	97
598 Robinhood Rd	0.02mi	5/3.5	2,680 (-8%)	5mo	$735,000	$274	79
693 Harbor Rd	0.32mi	5/3.0	2,966 (+2%)	4mo	$1,575,000	$531	75
1549 Littlehill Rd	0.43mi	4/3.0 (-1)	2,907 (-0%)	6mo	$1,650,000	$568	65
117 Joie Pl	0.24mi	4/3.5 (-1)	3,218 (+10%)	6mo	$1,900,000	$590	60
560 Midwood Dr	0.19mi	4/3.0 (-1)	3,216 (+10%)	9mo	$1,375,000	$428	58
663 Harbor Rd	0.33mi	4/3.0 (-1)	3,250 (+11%)	0mo	$1,150,000	$354	57
648 Point Ave	0.51mi	4/3.0 (-1)	2,634 (-10%)	2mo	$990,000	$376	49
1624 East Dr	0.74mi	5/3.0	2,788 (-5%)	7mo	$999,999	$359	48
149 Berkeley Dr	0.66mi	4/3.0 (-1)	2,661 (-9%)	1mo	$885,000	$333	45
1328 Sleepy Hollow Rd	0.60mi	4/2.5 (-1)	2,616 (-10%)	5mo	$1,225,000	$468	39
1663 East Dr	0.71mi	4/2.5 (-1)	2,627 (-10%)	4mo	$1,200,000	$457	35

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: 43.2%
• Equity multiple: 2.86×
• Total profit: $442,882
• Equity at exit: $126,723

10-year hold

• IRR: 49.2%
• Equity multiple: 5.77×
• Total profit: $1,134,111
• Equity at exit: $73,484

Cash invested: $237,972 (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 08724

• Active inventory: 284
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $19,000 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$1,088 /mo · $13,052/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,990
• Net cashflow: $9,111

Break-even live

Break-even rent $7,467

Max offer price $849,900

Occupancy floor 47%

Sensitivity live

Price	-10% $9,592	-5% $9,352	+0% $9,111	+5% $8,871	+10% $8,630
Rent	-10% $7,610	-5% $8,361	+0% $9,111	+5% $9,862	+10% $10,612
Rate	-1.0pp $9,539	-0.5pp $9,327	base $9,111	+0.5pp $8,891	+1.0pp $8,667

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: $212,475
• Closing costs: $25,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1145 Roe Ave Point Pleasant, NJ	6.0	3.0	2790	$19,000	$6.81	2d	1	1.21mi

Listing history 3 events

1. 2026-04-14
   status Pending
2. 2026-03-26
   listed $849,900 Active
3. 1997-03-05
   soldstatus $265,000

ⓘ 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: $13,052 · $1,088/mo
• Projected year-2 tax: $17,107 · $1,426/mo
• Expected delta: +$4,055/yr (+$338/mo · 31.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°F today · 15 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $228,000
• − Mortgage interest: −$47,608
• − Property taxes: −$13,052
• − Insurance: −$4,250
• − Repairs & maintenance: −$18,240
• − Management: −$18,240
• − Depreciation: −$24,724
• Taxable income: $101,887
• Est. tax owed @ 24.0%: −$24,453
• After-tax cash flow: $84,882/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: Brick Township Public School District
• NCES district ID: 3402220
• Math proficiency: 18% ▼ -24.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $68,717
• Composite: 28.31/100
• National rank: #6785
• State rank: #330 of 472 in NJ

Livability — Point Pleasant

• Score: 76/100
• State rank: #136
• US rank: #3574

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

• City population: 25,732
• Population (ZIP): 41,573

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 7% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 8% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% Chinese 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: ▼ -524.30%
• Current HPI: 380.6136
• 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

+220.7% since first listed

3 events — show timeline

• 2026-04-14 Pending — MOMLS
• 2026-03-26 Listed $849,900 MOMLS
• 1997-03-05 Sold (Public Records) $265,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $13,052 · +5.1% YoY. Source: county tax records.