136 Sloop Rd · Ocean Acres, NJ 08050

$199,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 1 Days on market

Built 1978 9,147 sqft lot

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great location with a ton of potential! This single-family home can be reimagined into a great new residence. Currently, there is a main living/dining space, kitchen, 2 large bedrooms, and a hall full bathroom. The home does need significant renovation, but once completed, it can be perfect!

Key facts

• Large bedrooms
• Kitchen
• Great location

Tags

• GREAT LOCATION
• MAIN LIVING DINING SPACE
• KITCHEN
• LARGE BEDROOMS
• HALL FULL BATHROOM
• SIGNIFICANT RENOVATION

Property features AI

Finance

• Other: Living area reported as 1092; Located in Manahawkin area, Ocean County
• HOA & community: Located in Ocean Acres subdivision

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Fee simple ownership
• Exterior features: Shingle roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; No cooling
• Interior features: No fireplaces; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 10.0% vs local median 3.1% 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.
• Southern Regional School District (suburban): math 22% / reading 52% proficiency, ranked #251 of 472 in NJ (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 215 active listings in the ZIP; 2 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $199,900

Questions for the listing agent

1. Built in 1978 — 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. 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: 1.31% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.35%
• DSCR: 1.59
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $433,524
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Sloop Rd	0.00mi	2/1.0 (-1)	1,092 (0%)	1mo	$200,000	$183	94
690 Cutter Ln	0.15mi	3/1.0	1,000 (-8%)	10mo	$440,000	$440	71
225 Yeoman Rd	0.44mi	3/2.0	1,149 (+5%)	6mo	$460,000	$400	62
249 Crows Nest Rd	0.32mi	3/1.0	988 (-10%)	10mo	$435,000	$440	61
125 Torpedo Rd	0.63mi	3/1.0	1,092 (0%)	13mo	$425,000	$389	60
120 Mooring Rd	0.31mi	3/1.0	960 (-12%)	8mo	$368,720	$384	58
309 Neptune Dr	0.44mi	3/1.0	960 (-12%)	6mo	$411,000	$428	55
101 Stem Rd	0.52mi	3/2.0	1,130 (+4%)	14mo	$449,000	$397	54
1022 Buccaneer Ln	0.56mi	3/1.0	1,008 (-8%)	17mo	$380,000	$377	46
172 Liberty Ave	0.58mi	3/1.5	1,008 (-8%)	17mo	$400,900	$398	44
117 Bowsprit Rd	0.62mi	2/1.0 (-1)	988 (-10%)	12mo	$340,000	$344	41
101 Topsail Ln	0.62mi	3/2.0	1,248 (+14%)	5mo	$494,000	$396	39

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $7,348
• Equity at exit: $29,806

10-year hold

• IRR: 13.0%
• Equity multiple: 2.03×
• Total profit: $57,782
• Equity at exit: $17,284

Cash invested: $55,972 (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 08050

• Active inventory: 215
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,612 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$310 /mo · $3,714/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $623

Break-even live

Break-even rent $1,824

Max offer price $199,900

Occupancy floor 71%

Sensitivity live

Price	-10% $736	-5% $679	+0% $623	+5% $566	+10% $510
Rent	-10% $416	-5% $520	+0% $623	+5% $726	+10% $829
Rate	-1.0pp $723	-0.5pp $674	base $623	+0.5pp $571	+1.0pp $518

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Elm Ct Barnegat, NJ	2.0	2.0	1408	$2,600	$1.85	3d	1	1.48mi
2 Elm Ct Barnegat, NJ	2.0	2.0	1408	$2,625	$1.86	0d	1	1.48mi

Listing history 2 events

1. 2026-05-13
   status Pending
2. 2026-05-11
   listed $199,900 Active

ⓘ 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: $3,714 · $310/mo
• Projected year-2 tax: $4,346 · $362/mo
• Expected delta: +$632/yr (+$53/mo · 17.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,350
• − Mortgage interest: −$11,198
• − Property taxes: −$3,714
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,508
• − Management: −$2,508
• − Depreciation: −$5,815
• Taxable income: $4,608
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $6,367/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: Southern Regional School District
• NCES district ID: 3415480
• Math proficiency: 22% ▼ -17.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $70,588
• Composite: 33.85/100
• National rank: #5355
• State rank: #251 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

• Census place: Ocean Acres, NJ
• City population: 25,936
• Population (ZIP): 27,599

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 8% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% 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: ▼ -404.12%
• Current HPI: 369.8706
• 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

2 events — show timeline

• 2026-05-13 Pending — MOMLS
• 2026-05-11 Listed $199,900 MOMLS

Property tax history

+1.0%/yr

Latest (2025): $3,714 · +5.6% YoY. Source: county tax records.