666 Plymouth Dr Unit C · Leisure Village, NJ 08701

$149,999

2 bd · 1.0 ba · 858 sqft · SingleFamily · 1 Days on market

Built 1970 Good condition 435 sqft lot Est $175k · 14% under $388/mo HOA · 18% of rent

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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 +22.8/30.0
• ARV discount +13.9/15.0
• 1% rule +9.2/10.0
• DSCR +7.3/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy living in this 2 bed, 1 bath condo located in a 55+ adult community. Featuring a sunroom perfect for enjoying morning coffee or additional living space year-round. Galley style kitchen leading to open dining/living room area. Dedicated parking and guest parking nearby. The community is known for its beautifully maintained grounds and exceptional amenities, including a clubhouse, golf course and in-ground swimming pool. If you're looking to downsize and enjoy a low maintenance lifestyle, be sure to check this one out!

Key facts

• Guest parking
• Clubhouse
• Sunroom

Tags

• SUNROOM
• GALLEY STYLE KITCHEN
• OPEN DINING LIVING ROOM
• DEDICATED PARKING
• GUEST PARKING
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Leisure Village Association; Monthly association fee; Association amenities include exercise room, community room, swimming pool, golf course, clubhouse, common area, and landscaping; Association fee covers trash, common area maintenance, liability/fire insurance, lawn maintenance, pool, and snow removal

Exterior

• Parking: No garage spaces
• Utilities: Public sewer
• Home design: Condominium ownership (fee simple); Model: Greenbriar
• Exterior features: Shingle roof; Property is attached (condominium)

Interior

• Kitchen: Electric cooking; Stove; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms (both on the first floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating; Central air conditioning; Heating present; Cooling present; No fireplaces
• Interior features: Outdoor lighting; No basement; Living room (first floor); Dining room (first floor); Kitchen (first floor); Additional room (first floor)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.4% vs local median 6.0% in Leisure Village — 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 64/100 on livability (#416 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+, cost of living B; Watch: schools D, amenities F, commute 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.
• Market conditions: 419 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $4k 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

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

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $149,999

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.47%
• DSCR: 1.33
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $175,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110F Edinburgh Ln	0.37mi	2/1.0	858 (0%)	3mo	$130,000	$152	80
681B New Castle Ct	0.05mi	2/1.0	982 (+14%)	2mo	$147,000	$150	72
677B New Castle Ct	0.08mi	2/1.0	982 (+14%)	3mo	$200,000	$204	69
699A Plymouth Dr Unit 699A	0.14mi	2/1.0	982 (+14%)	1mo	$259,000	$264	68
703 Plymouth Dr Unit A	0.19mi	2/1.0	982 (+14%)	1mo	$265,000	$270	66
237 Huntington Dr Unit C	0.54mi	1/1.0 (-1)	892 (+4%)	3mo	$155,000	$174	61
145B Buckingham Dr	0.55mi	1/1.0 (-1)	808 (-6%)	1mo	$179,900	$223	59
240B Huntington Dr	0.52mi	2/1.0	982 (+14%)	3mo	$220,000	$224	49
131 Farrington Ct Unit B	0.55mi	2/1.0	982 (+14%)	4mo	$200,000	$204	47
156A Gramercy Ct	0.60mi	2/1.0	982 (+14%)	4mo	$173,000	$176	45
228C Buckingham Ct	0.66mi	2/1.0	982 (+14%)	4mo	$197,000	$201	42
221A Buckingham Ct	0.67mi	2/1.0	982 (+14%)	4mo	$170,000	$173	41

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-7,379
• Equity at exit: $22,365

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $16,121
• Equity at exit: $12,969

Cash invested: $42,000 (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 08701

• Active inventory: 419
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,134 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$187 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$388
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $262

Break-even live

Break-even rent $1,803

Max offer price $149,999

Occupancy floor 83%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106A Edinburgh Ln Lakewood, NJ	2.0	1.0	858	$2,200	$2.56	18d	1	0.30mi
47L Cambridge Ct Lakewood, NJ	2.0	1.0	841	$1,795	$2.13	25d	1	0.39mi
278C Kingston Ct Lakewood, NJ	2.0	1.0	1000	$2,250	$2.25	2d	1	0.44mi
219 Buckingham Ct Lakewood, NJ	1.0	1.0	663	$1,900	$2.87	44d	1	0.73mi
341B Canterbury Ct Lakewood, NJ	2.0	1.0	982	$2,275	$2.32	22d	1	0.73mi
335A Canterbury Ct Lakewood, NJ	2.0	1.0	982	$1,950	$1.99	19d	1	0.84mi
824A Balmoral Ct Unit A Toms River, NJ	2.0	1.0	982	$2,200	$2.24	19d	1	1.49mi
829A Balmoral Ct Unit 1001 Lakewood, NJ	1.0	1.0	663	$1,600	$2.41	25d	1	1.50mi

HOA detail

• Monthly dues: $388 · $4,656/yr
• Likely covers: landscapingpool

Listing history 2 events

1. 2026-06-18
   remarks 538-char remark
2. 2026-06-18
   listed $149,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 70% 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: $25,612
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − HOA: −$4,656
• − Depreciation: −$4,364
• Taxable income: $1,092
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $2,876/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This 2-bedroom, 1-bath condo in a 55+ community is in good condition with a well-maintained exterior and interior. It offers a sunroom, modern kitchen, and a low-maintenance lifestyle with community amenities. Potential for minor updates to the exterior and interior to further enhance its value.

Value-add opportunities

• Both Painting the exterior brick and updating landscaping — Enhances curb appeal and adds value for both resale and rental.
• Both Updating the kitchen appliances — Modernizes the kitchen and adds value for both resale and rental.
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick and updating landscaping — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Updating the kitchen appliances — Modernizes the kitchen and adds value for both resale and rental. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-18 Listed $149,999 MOMLS