7 Abbey Ln · Robertsville, NJ 07746

$699,999

4 bd · 3.0 ba · 2,873 sqft · SingleFamily public records · 1 Days on market

Built 1989 9,583 sqft lot Est $914k · 23% under $240/mo HOA · 3% of rent

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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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.7/10.0
• Schools +5.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning brick front Richmond II in popular Greenbriar Marlboro- one of only a few of this model that have a 2-car garage . Over 2870 SQ. FT. with 4 bedrooms, including 2 Primary Suites, 3 bathrooms, and beautiful lot in the prime newer section of Greenbriar. This is a highly sought after model especially if you have adult children, grandchildren AND/OR parents. Second floor features primary suite, extra bedroom, tons of storage and closet space---akin to a separate apartment! Attic fan, real engineered wood floors in hallway, dining room, kitchen, enclosed patio, park-like lot, 3-zone baseboard heat. Security System. Extra refrigerator in garage. Lots of clubs, activities, shows, etc. Idea

Key facts

• Brick front
• Primary suite
• Tons of storage

Tags

• BRICK FRONT
• 2 CAR GARAGE
• PRIMARY SUITE
• EXTRA BEDROOM
• TONS OF STORAGE
• ENCLOSED PATIO

Property features AI

Finance

• HOA & community: Monthly association fee of $240; Association includes trash, common area maintenance, lawn maintenance, pool, and snow removal; Community amenities: exercise room, clubhouse, community room, pool, bocci, common access/area

Exterior

• Parking: Attached 2-car garage
• Security: Security system
• Utilities: Public sewer
• Home design: Model: Richmond II; Ownership: Fee simple
• Exterior features: Shingle roof

Interior

• Kitchen: Countertop range; Gas cooking; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heat; 3+ zone heating; 2-zone air conditioning
• Interior features: AC units; Window treatments and blinds/shades; Light fixtures; Attic fan; Garage door opener; Security system; Gas grill
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $700k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $700k).
• Cap rate 8.9% vs local median 2.9% in Robertsville — 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 70/100 on livability (#258 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Marlboro Township School District (suburban): math 51% / reading 68% proficiency, ranked #42 of 472 in NJ (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 3% free/reduced lunch — higher-income household profile.
• Market conditions: 110 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k of loan paydown is wiped out by about $21k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $370k; list at $700k implies a 89% 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 $699,999

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.17% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.19%
• DSCR: 1.41
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $913,614
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Homestead Cir	0.29mi	4/3.0	3,030 (+6%)	5mo	$835,000	$276	74
19 Dartmoor Dr	0.28mi	5/3.5 (+1)	3,004 (+5%)	10mo	$1,120,000	$373	64
52 Homestead Cir	0.39mi	4/3.5	3,144 (+9%)	1mo	$1,050,000	$334	63
48 Coventry Ter	0.28mi	4/3.0	2,520 (-12%)	4mo	$600,000	$238	63
41 Longstreet Rd	0.45mi	5/3.0 (+1)	3,032 (+6%)	3mo	$999,999	$330	62
7 Colonial Ct	0.56mi	4/3.5	2,979 (+4%)	9mo	$840,000	$282	58
126 Wyncrest Rd	0.58mi	5/3.0 (+1)	3,015 (+5%)	4mo	$960,000	$318	56
46 S Foxcroft Dr	0.55mi	5/2.5 (+1)	3,089 (+8%)	7mo	$814,900	$264	49
24 Clubhouse Ln	0.37mi	3/3.0 (-1)	2,520 (-12%)	10mo	$610,000	$242	48
1 Weathervane Way	0.62mi	4/3.5	2,575 (-10%)	4mo	$1,100,000	$427	48
107 Clubhouse Ln	0.63mi	3/3.0 (-1)	2,520 (-12%)	8mo	$675,000	$268	39
8 Eileen Ln	0.55mi	5/3.5 (+1)	3,229 (+12%)	10mo	$1,060,000	$328	38

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-17,616
• Equity at exit: $104,372

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $108,618
• Equity at exit: $60,523

Cash invested: $196,000 (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 07746

• Active inventory: 110
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $8,200 medium
• Mortgage (P&I): −$3,671
• Tax from tax record: −$774 /mo · $9,293/yr
• Insurance: −$292
• HOA: −$240
• Vacancy / Maint / Mgmt: −$1,722
• Net cashflow: $1,501

Break-even live

Break-even rent $6,300

Max offer price $699,999

Occupancy floor 77%

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: $175,000
• Closing costs: $21,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Bennett Ct Marlboro, NJ	5.0	3.5	4020	$8,200	$2.04	20d	1	0.93mi

HOA detail

• Monthly dues: $240 · $2,880/yr
• Likely covers: security

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $699,999 Active 1 DOM

ⓘ 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: $9,293 · $774/mo
• Projected year-2 tax: $13,361 · $1,113/mo
• Expected delta: +$4,069/yr (+$339/mo · 43.8%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $98,400
• − Mortgage interest: −$39,211
• − Property taxes: −$9,293
• − Insurance: −$3,500
• − Repairs & maintenance: −$7,872
• − Management: −$7,872
• − HOA: −$2,880
• − Depreciation: −$20,364
• Taxable income: $7,409
• Est. tax owed @ 24.0%: −$1,778
• After-tax cash flow: $16,235/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: Marlboro Township School District
• NCES district ID: 3409720
• Math proficiency: 51% ▼ -19.00%
• Reading proficiency: 68% ▼ -8.00%
• Median HH income: $134,870
• Composite: 58.71/100
• National rank: #978
• State rank: #42 of 472 in NJ

Livability — Robertsville

• Score: 70/100
• State rank: #258
• US rank: #7369

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,137

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 (74%)
• Race & ethnicity: White 74% Asian 19% Hispanic / Latino 5% Two or more races 3% Black 1%
• Common ancestry: Romanian 7% Scotch-Irish 7% Italian 2%
• Foreign-born: 21% · China, Canada, South Korea
• Languages at home: 74% English-only · Other Indo-European 8% Chinese 5% Russian/Polish/Slavic 4%

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: ▼ -470.82%
• Current HPI: 277.775
• 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

+89.2% since first listed

2 events — show timeline

• 2026-06-18 Listed $699,999 MOMLS
• 2004-11-01 Sold (Public Records) $370,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $9,293 · +4.7% YoY. Source: county tax records.