52 Stonehurst Blvd Unit A · West Freehold, NJ 07728

$185,000

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 16 Days on market

Built 1970 435 sqft lot Est $243k · 24% under

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.9/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome , first-floor 1-bedroom, 1-bathroom condo in the desirable Stonehurst community of Freehold. Whether you are looking for a turnkey primary residence or a high-demand rental for your investment portfolio, this unit delivers. The Interior: Step into a bright, open-concept living space featuring stylish laminate flooring that flows seamlessly into the dining area. The efficient kitchen is designed for modern living, boasting ample cabinetry The oversized bedroom serves as a true retreat with generous closet space, while the full bathroom features classic finishes. The Location: Commuter's dream! Located just minutes from Route 9, Route 33, and the Garden State Parkway. You are a shor

Key facts

• Built 1970
• Listed 16 days

Property features AI

Finance

• HOA & community: HOA present with an association fee of 373.96 (frequency: none indicated)

Exterior

• Parking: No garage spaces
• Home design: Fee simple ownership
• Exterior features: Located in the Stonehurst subdivision; Located in Freehold Township, Monmouth County

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Cooling present (other type); Heating: see remarks
• Interior features: No fireplaces reported; Basement present (other type); Dining room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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.
• Freehold Township School District (suburban): math 35% / reading 53% proficiency, ranked #162 of 472 in NJ (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.2%/yr); 321 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 16 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $185k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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 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?
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: 1.09% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $243,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84 Manchester Ct Unit C	0.26mi	1/1.0	712 (-1%)	10mo	$241,000	$338	78

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 · 1.25% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-16,469
• Equity at exit: $27,584

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-6,111
• Equity at exit: $15,995

Cash invested: $51,800 (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 07728

• Rents YoY: 1.2%
• Active inventory: 321
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$970
• Tax from tax record: −$280 /mo · $3,361/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $266

Break-even live

Break-even rent $1,680

Max offer price $185,000

Occupancy floor 82%

Sensitivity live

Price	-10% $371	-5% $318	+0% $266	+5% $214	+10% $161
Rent	-10% $107	-5% $186	+0% $266	+5% $346	+10% $425
Rate	-1.0pp $359	-0.5pp $313	base $266	+0.5pp $218	+1.0pp $169

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Windsor Ter Unit H Freehold, NJ	1.0	1.0	720	$1,900	$2.64	2d	1	0.14mi
35 Manchester Ct Unit D Freehold, NJ	1.0	1.0	712	$2,200	$3.09	15d	1	0.27mi
80 Manchester Ct Unit F Freehold, NJ	1.0	1.0	712	$1,750	$2.46	2d	1	0.27mi
80 Manchester Ct Unit F Freehold, NJ	1.0	1.0	712	$1,800	$2.53	10d	1	0.27mi
56 Manchester Ct Freehold, NJ	1.0	1.0	712	$1,900	$2.67	2d	1	0.32mi
100 Lambert Way Freehold, NJ	1.0–2.0	1.0–2.0	1008	$2,635	$2.61	2d	16	0.79mi
177 South St Freehold, NJ	1.0–2.0	1.0	800	$1,840	$2.30	2d	8	0.92mi

Listing history 10 events

1. 2026-05-13
   price $185,000 770-char remark
2. 2026-05-05
   price $240,000 770-char remark
3. 2026-05-05
   listed $250,000 Active 770-char remark
4. 2026-05-01
   historical $250,000 770-char remark
5. 2001-01-24
   soldstatus $70,000
6. 1987-01-15
   soldstatus $64,500
7. 1986-12-23
   soldstatus $50,000
8. 1986-12-23
   soldstatus $50,000
9. 1986-12-23
   soldstatus $50,000
10. 1986-12-10
    soldstatus $50,000

ⓘ 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: $3,361 · $280/mo
• Projected year-2 tax: $3,984 · $332/mo
• Expected delta: +$623/yr (+$52/mo · 18.5%)

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,202
• − Mortgage interest: −$10,363
• − Property taxes: −$3,361
• − Insurance: −$925
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − Depreciation: −$5,382
• Taxable income: $299
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $3,120/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: Freehold Township School District
• NCES district ID: 3405640
• Math proficiency: 35% ▼ -27.00%
• Reading proficiency: 53% ▼ -15.00%
• Median HH income: $97,353
• Composite: 42.27/100
• National rank: #3271
• State rank: #162 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

• Census place: West Freehold, NJ
• County: Monmouth County · 505,557 people
• City population: 56,623
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 55,984
• Household income: $114,072
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 1278.0

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 20% Two or more races 7% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 5% Scotch-Irish 2% Italian 1%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 14% Other Indo-European 4% 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: ▼ -442.26%
• Current HPI: 319.7562
• Rent YoY: ▲ 1.25%
• 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

+270.0% since first listed

11 events — show timeline

• 2026-05-21 Pending — MOMLS
• 2026-05-13 Price Changed $185,000 MOMLS
• 2026-05-05 Price Changed $240,000 MOMLS
• 2026-05-05 Listed $250,000 MOMLS
• 2026-05-01 Coming Soon $250,000 MOMLS
• 2001-01-24 Sold (Public Records) $70,000 Public Records
• 1987-01-15 Sold (Public Records) $64,500 Public Records
• 1986-12-23 Sold (Public Records) $50,000 Public Records
• 1986-12-23 Sold (Public Records) $50,000 Public Records
• 1986-12-23 Sold (Public Records) $50,000 Public Records
• 1986-12-10 Sold (Public Records) $50,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,361 · +12.4% YoY. Source: county tax records.