62-F Buckingham Dr Unit F · Leisure Village, NJ 08701

$169,900

2 bd · 1.0 ba · 928 sqft · Townhouse · 85 Days on market

Built 1964 $183/sqft · 9% below area Est $186k · 9% under $393/mo HOA · 19% 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 +16.0/30.0
• ARV discount +11.4/15.0
• 1% rule +7.3/10.0
• DSCR +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully updated Marlboro 2 BR END UNIT in the Leisure Village Adult Community is a must see! Inviting front porch looks over winding walking trails with Street Lamps and mature trees. The home offers a beautiful kitchen with Travertine flooring, Granite Countertops, Stainless Steel Appliances and upgraded cabinets. The Living Room/Dining Room is spacious with lots of natural light, and room to entertain. The bathroom is completely remodeled with a beautifully tiled Walk In Shower and newer Vanity. 2 nice sized BR, s, Washer and Dryer, pull down attic and plenty of closet space with an assigned outdoor storage unit and dedicated parking spot under CARPORT make this a great choice. This active community offers IG Pools, a Lake, Golf Course, Exercise Room, Shuffleboard, Bocci and Pickleball, all at an affordable price point.

Key facts

• Travertine flooring
• Inviting front porch
• Beautiful kitchen

Tags

• UPDATED MARLBORO 2 BR END UNIT
• INVITING FRONT PORCH
• WINDING WALKING TRAILS
• MATURE TREES
• BEAUTIFUL KITCHEN
• TRAVERTINE FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#416 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+, cost of living B; Watch: amenities F, commute F, employment F.
• Lakewood Township School District (suburban): math 17% / reading 28% proficiency, ranked #417 of 472 in NJ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Oak Street Elem School (math 17% / reading 21%, grade F, #1,030 of 1,303 statewide, top 80%, 534 students, 97% FRL); Lakewood Middle School (math 16% / reading 30%, grade F, #376 of 431 statewide, top 88%, 995 students, 94% FRL); Lakewood High School (math 14% / reading 37%, grade F, #321 of 399 statewide, top 81%, 1,423 students, 86% FRL).
• Market conditions: 426 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 39% of the median local income ($65k/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 $1k of loan paydown is wiped out by about $5k 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 85 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $170k implies a 347% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 6.8

CMA / ARV

• ARV (median comp): $185,999
• List price: $169,900
• Delta: -8.66%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52-A Cambridge Ct	0.11mi	2/1.0	987 (+6%)	8mo	$160,000	$162	78
70-C Dorchester Dr Unit C	0.07mi	2/2.0	986 (+6%)	7mo	$227,000	$230	76
46A Cambridge Ct	0.14mi	2/1.0	841 (-9%)	16mo	$115,000	$137	64
111-B E Edinburgh Ln	0.21mi	2/2.0	1,053 (+14%)	8mo	$185,000	$176	58

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-21,886
• Equity at exit: $25,333

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-11,032
• Equity at exit: $14,690

Cash invested: $47,572 (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 08701

• Active inventory: 426
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,090 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$393
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $84

Break-even live

Break-even rent $1,984

Max offer price $169,900

Occupancy floor 91%

Sensitivity live

Price	-10% $202	-5% $143	+0% $84	+5% $26	+10% $-33
Rent	-10% $-81	-5% $2	+0% $84	+5% $167	+10% $249
Rate	-1.0pp $170	-0.5pp $128	base $84	+0.5pp $40	+1.0pp $-4

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47L Cambridge Ct Lakewood, NJ	2.0	1.0	841	$1,795	$2.13	26d	1	0.18mi
341B Canterbury Ct Lakewood, NJ	2.0	1.0	982	$2,275	$2.32	24d	1	0.20mi
106A Edinburgh Ln Lakewood, NJ	2.0	1.0	858	$2,200	$2.56	19d	1	0.28mi
335A Canterbury Ct Lakewood, NJ	2.0	1.0	982	$1,950	$1.99	20d	1	0.30mi
219 Buckingham Ct Lakewood, NJ	1.0	1.0	663	$1,900	$2.87	45d	1	0.54mi
278C Kingston Ct Lakewood, NJ	2.0	1.0	1000	$2,250	$2.25	3d	1	0.61mi
1042C Aberdeen Dr Unit C Lakewood, NJ	2.0	1.0	982	$2,000	$2.04	5d	1	1.06mi
824A Balmoral Ct Unit A Toms River, NJ	2.0	1.0	982	$2,200	$2.24	20d	1	1.14mi
829A Balmoral Ct Unit 1001 Lakewood, NJ	1.0	1.0	663	$1,600	$2.41	26d	1	1.18mi
523 Sophee Ln #1000 Lakewood, NJ	1.0	1.0	889	$1,800	$2.02	1d	1	1.23mi

HOA detail

• Monthly dues: $393 · $4,716/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-21
   days on market $169,900 Active 85 DOM
2. 2026-06-18
   days on market $169,900 Active 82 DOM
3. 2026-06-17
   days on market $169,900 Active 81 DOM
4. 2026-06-16
   days on market $169,900 Active 80 DOM
5. 2026-06-15
   days on market $169,900 Active 79 DOM
6. 2026-06-13
   days on market $169,900 Active 77 DOM
7. 2026-06-13
   days on market $169,900 Active 76 DOM
8. 2026-06-09
   days on market $169,900 Active 73 DOM
9. 2026-06-08
   days on market $169,900 Active 72 DOM
10. 2026-06-07
    days on market $169,900 Active 71 DOM
11. 2026-06-04
    days on market $169,900 Active 68 DOM
12. 2026-06-03
    days on market $169,900 Active 67 DOM
13. 2026-06-02
    days on market $169,900 Active 66 DOM
14. 2026-06-01
    days on market $169,900 Active 65 DOM
15. 2026-05-31
    days on market $169,900 Active 64 DOM
16. 2026-05-01
    price $184,900 842-char remark

    Show marketing remark (842 chars)

    This beautifully updated Marlboro 2 BR END UNIT in the Leisure Village Adult Community is a must see! Inviting front porch looks over winding walking trails with Street Lamps and mature trees. The home offers a beautiful kitchen with Travertine flooring, Granite Countertops, Stainless Steel Appliances and upgraded cabinets. The Living Room/Dining Room is spacious with lots of natural light, and room to entertain. The bathroom is completely remodeled with a beautifully tiled Walk In Shower and newer Vanity. 2 nice sized BR, s, Washer and Dryer, pull down attic and plenty of closet space with an assigned outdoor storage unit and dedicated parking spot under CARPORT make this a great choice. This active community offers IG Pools, a Lake, Golf Course, Exercise Room, Shuffleboard, Bocci and Pickleball, all at an affordable price point.

17. 2026-03-28
    listed $190,000 Active 842-char remark

    Show marketing remark (842 chars)

    This beautifully updated Marlboro 2 BR END UNIT in the Leisure Village Adult Community is a must see! Inviting front porch looks over winding walking trails with Street Lamps and mature trees. The home offers a beautiful kitchen with Travertine flooring, Granite Countertops, Stainless Steel Appliances and upgraded cabinets. The Living Room/Dining Room is spacious with lots of natural light, and room to entertain. The bathroom is completely remodeled with a beautifully tiled Walk In Shower and newer Vanity. 2 nice sized BR, s, Washer and Dryer, pull down attic and plenty of closet space with an assigned outdoor storage unit and dedicated parking spot under CARPORT make this a great choice. This active community offers IG Pools, a Lake, Golf Course, Exercise Room, Shuffleboard, Bocci and Pickleball, all at an affordable price point.

18. 2013-04-19
    soldstatus $38,000 265-char remark

    Show marketing remark (265 chars)

    Lovely Marboro end unit with picturesque parklike setting. Freshly painted; ready to move-in. Desirable 2 bedroom home within The Land of Seven Lakes...come and enjoy the finer things in life with over 45 clubs, 2 clubhouses, golf, 2 pools and many other amenities.

19. 2013-01-25
    listed $45,000 265-char remark

    Show marketing remark (265 chars)

    Lovely Marboro end unit with picturesque parklike setting. Freshly painted; ready to move-in. Desirable 2 bedroom home within The Land of Seven Lakes...come and enjoy the finer things in life with over 45 clubs, 2 clubhouses, golf, 2 pools and many other amenities.

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $25,086
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − HOA: −$4,716
• − Depreciation: −$4,943
• Taxable loss: −$1,502
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $1,372/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: Lakewood Township School District
• NCES district ID: 3408220
• Math proficiency: 17% ▼ -4.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $42,301
• Composite: 19.21/100
• National rank: #8813
• State rank: #417 of 472 in NJ

Livability — Leisure Village

• Score: 64/100
• State rank: #416
• US rank: #14624

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leisure Village, NJ
• County: Ocean County · 439,426 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 139,149
• Household income: $64,959
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 5757.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 6% Italian 5% Scotch-Irish 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 9% German/W. Germanic 7% Russian/Polish/Slavic 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: ▼ -682.83%
• Current HPI: 465.344
• 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

+310.9% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $184,900 BRIGHT MLS
• 2026-03-28 Listed $190,000 BRIGHT MLS
• 2013-04-19 Sold (MLS) $38,000 MOMLS
• 2013-01-25 Listed $45,000 MOMLS