666 Plymouth Dr Unit C · Leisure Village, NJ 08701

$139,999

2 bd · 1.0 ba · 858 sqft · SingleFamily · 35 Days on market

55+ age-restricted Built 1970 Good condition 871 sqft lot $163/sqft · 27% below area Est $191k · 27% under $388/mo HOA · 19% of rent ↓ 7% since listing

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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 +19.3/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +6.3/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• 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

• Clubhouse
• Sunroom
• Galley style kitchen

Tags

• SUNROOM
• GALLEY STYLE KITCHEN
• CLUBHOUSE
• GOLF COURSE
• IN-GROUND SWIMMING POOL
• BEAUTIFULLY MAINTAINED GROUNDS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.7% 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: 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: 652 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 38% 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 $968 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

• It's been on market 35 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $135,799 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.46% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 5.7

CMA / ARV

• ARV (median comp): $190,737
• List price: $139,999
• Delta: -26.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
653F Plymouth Dr	0.06mi	2/1.0	858 (0%)	2mo	$196,500	$229	96
651B Plymouth Dr Unit B	0.10mi	2/1.0	858 (0%)	0mo	$185,000	$216	95
103F Edinburgh Ln	0.33mi	2/1.0	858 (0%)	1mo	$185,000	$216	84
41G Cambridge Ct	0.30mi	2/1.0	841 (-2%)	2mo	$117,500	$140	81
99F Edinburgh Ln	0.35mi	2/1.0	819 (-4%)	1mo	$110,000	$134	75
679B New Castle Ct	0.04mi	2/1.0	982 (+14%)	1mo	$175,000	$178	73
91F Buckingham Dr Unit F	0.45mi	2/1.0	819 (-4%)	1mo	$140,000	$171	71
212D Huntington Dr Unit D	0.62mi	2/1.0	858 (0%)	2mo	$168,000	$196	69
62F Buckingham Dr Unit 100f	0.50mi	2/1.0	928 (+8%)	1mo	$162,000	$175	62
80C Dorchester Dr	0.59mi	2/1.0	928 (+8%)	2mo	$140,000	$151	57
280B Kingston Ct #2001	0.40mi	2/1.0	982 (+14%)	2mo	$180,000	$183	55
220A Buckingham Ct	0.69mi	2/1.0	982 (+14%)	1mo	$179,000	$182	43

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-5,688
• Equity at exit: $20,874

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $17,681
• Equity at exit: $12,105

Cash invested: $39,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 46 active · 43 under contract
• Months of supply: 6.6 mo (15%/mo absorbed)
• Median asking: $185,000 ($213/sqft)
• Median days on market: 58 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: +4.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 08701

• Active inventory: 652
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$388
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $263

Break-even live

Break-even rent $1,716

Max offer price $139,999

Occupancy floor 82%

Sensitivity live

Price	-10% $359	-5% $311	+0% $263	+5% $214	+10% $166
Rent	-10% $101	-5% $182	+0% $263	+5% $344	+10% $424
Rate	-1.0pp $333	-0.5pp $298	base $263	+0.5pp $226	+1.0pp $189

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: $35,000
• Closing costs: $4,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106A Edinburgh Ln Lakewood, NJ	2.0	1.0	858	$2,200	$2.56	113d	1	0.30mi
106 Edinburgh Ln Lakewood, NJ	2.0	1.0	858	$1,900	$2.21	24d	1	0.31mi
47L Cambridge Ct Lakewood, NJ	2.0	1.0	841	$1,795	$2.13	120d	1	0.39mi
278C Kingston Ct Lakewood, NJ	2.0	1.0	1000	$2,150	$2.15	51d	1	0.44mi
278C Kingston Ct Lakewood, NJ	2.0	1.0	1000	$2,150	$2.15	84d	1	0.44mi
219 Buckingham Ct Lakewood, NJ	1.0	1.0	663	$1,900	$2.87	139d	1	0.73mi
341B Canterbury Ct Lakewood, NJ	2.0	1.0	982	$2,275	$2.32	117d	1	0.73mi
308 Malvern Ct Unit C Lakewood, NJ	2.0	1.0	858	$1,900	$2.21	7d	1	0.80mi
335A Canterbury Ct Lakewood, NJ	2.0	1.0	982	$1,950	$1.99	114d	1	0.84mi
365F Chesterfield Ct Lakewood, NJ	1.0	1.0	663	$1,500	$2.26	7d	1	0.96mi
363B Chesterfield Ct Lakewood, NJ	2.0	1.0	858	$1,900	$2.21	21d	1	0.98mi
433D Picardy Ct Lakewood, NJ	1.0	1.0	663	$1,550	$2.34	7d	1	1.08mi
533E Dartmoor Ct Lakewood, NJ	1.0	1.0	663	$1,750	$2.64	20d	1	1.08mi
533E Dartmoor Ct Lakewood, NJ	1.0	1.0	663	$1,750	$2.64	65d	1	1.08mi
523 Sophee Ln #1000 Lakewood, NJ	1.0	1.0	889	$1,800	$2.02	94d	1	1.41mi
382 Dogwood Dr Brick, NJ	3.0	2.0	1014	$3,250	$3.21	0d	1	1.42mi
841B Inverness Ct Lakewood, NJ	1.0	1.0	663	$1,600	$2.41	51d	1	1.47mi
824A Balmoral Ct Unit A Toms River, NJ	2.0	1.0	982	$2,200	$2.24	114d	1	1.49mi
829A Balmoral Ct Unit 1001 Lakewood, NJ	1.0	1.0	663	$1,600	$2.41	120d	1	1.50mi

Property features AI

Finance

• Other: Living area approximately 858Subdivision: Leisure Village
• HOA & community: HOA presentMonthly association feeAssociation amenities include exercise room, community room, swimming pool, golf course, clubhouse, common areas, and landscapingHOA covers trash, common area maintenance, liability/fire, 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 roofAttached property (condominium)

Interior

• Kitchen: Electric cookingStoveRefrigerator
• Bedrooms: 2 bedrooms (both on the first level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heatingCentral air conditioning
• Interior features: Outdoor lightingNo fireplaces
• Laundry & utility: WasherDryer

HOA detail $388/mo · $4,656/yr

• Likely covers: landscapingpool

Listing history 50 events

1. 2026-09-23
   days on market $139,999 Active 35 DOM
2. 2026-09-22
   days on market $139,999 Active 34 DOM
3. 2026-09-21
   days on market $139,999 Active 33 DOM
4. 2026-09-20
   days on market $139,999 Active 32 DOM
5. 2026-09-19
   days on market $139,999 Active 31 DOM
6. 2026-09-18
   days on market $139,999 Active 30 DOM
7. 2026-09-17
   days on market $139,999 Active 29 DOM
8. 2026-09-16
   days on market $139,999 Active 28 DOM
9. 2026-09-15
   days on market $139,999 Active 27 DOM
10. 2026-09-14
    days on market $139,999 Active 26 DOM
11. 2026-09-13
    days on market $139,999 Active 25 DOM
12. 2026-09-12
    days on market $139,999 Active 24 DOM
13. 2026-09-11
    days on market $139,999 Active 23 DOM
14. 2026-09-05
    days on market $139,999 Active 17 DOM
15. 2026-09-04
    days on market $139,999 Active 16 DOM
16. 2026-09-02
    days on market $139,999 Active 14 DOM
17. 2026-08-31
    days on market $139,999 Active 12 DOM
18. 2026-08-29
    days on market $139,999 Active 10 DOM
19. 2026-08-28
    days on market $139,999 Active 9 DOM
20. 2026-08-27
    days on market $139,999 Active 8 DOM
21. 2026-08-26
    days on market $139,999 Active 7 DOM
22. 2026-08-25
    days on market $139,999 Active 6 DOM
23. 2026-08-24
    days on market $139,999 Active 5 DOM
24. 2026-08-23
    days on market $139,999 Active 4 DOM
25. 2026-08-22
    days on market $139,999 Active 3 DOM
26. 2026-08-21
    days on market $139,999 Active 2 DOM
27. 2026-08-20
    days on marketlisting id $139,999 Active 1 DOM
28. 2026-08-18
    days on market $139,999 Active 61 DOM
29. 2026-08-17
    days on market $139,999 Active 60 DOM
30. 2026-08-16
    days on market $139,999 Active 59 DOM
31. 2026-08-15
    days on market $139,999 Active 58 DOM
32. 2026-08-14
    days on market $139,999 Active 57 DOM
33. 2026-08-13
    days on market $139,999 Active 56 DOM
34. 2026-08-12
    days on market $139,999 Active 55 DOM
35. 2026-08-11
    days on market $139,999 Active 54 DOM
36. 2026-08-10
    days on market $139,999 Active 53 DOM
37. 2026-08-09
    days on market $139,999 Active 52 DOM
38. 2026-08-08
    days on market $139,999 Active 51 DOM
39. 2026-08-06
    days on market $139,999 Active 49 DOM
40. 2026-08-05
    days on market $139,999 Active 48 DOM
41. 2026-08-04
    days on market $139,999 Active 47 DOM
42. 2026-08-03
    days on market $139,999 Active 46 DOM
43. 2026-07-31
    days on market $139,999 Active 43 DOM
44. 2026-07-30
    days on market $139,999 Active 41 DOM
45. 2026-07-28
    days on market $139,999 Active 40 DOM
46. 2026-07-26
    days on market $139,999 Active 38 DOM
47. 2026-07-24
    days on market $139,999 Active 36 DOM
48. 2026-07-23
    days on market $139,999 Active 35 DOM
49. 2026-07-22
    days on market $139,999 Active 34 DOM
50. 2026-07-21
    days on market $139,999 Active 33 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 3/10 Moderate
• 🌡 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: $24,579
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − HOA: −$4,656
• − Depreciation: −$4,073
• Taxable income: $1,276
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $2,846/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 Est. rehab $4,290–$12,870 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Oak Street Elem School F NJ #1,030/1,303 Nat'l #34,564/41,679 Middle Lakewood Middle School F NJ #376/431 Nat'l #11,007/14,009 High Lakewood High School F NJ #321/399 Nat'l #12,309/17,239

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

C Composite livability gradescore 64/100

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 · 586,991 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: 19% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Living area approximately 858Subdivision: Leisure Village
• HOA & community: HOA presentMonthly association feeAssociation amenities include exercise room, community room, swimming pool, golf course, clubhouse, common areas, and landscapingHOA covers trash, common area maintenance, liability/fire, 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 roofAttached property (condominium)

Interior

• Kitchen: Electric cookingStoveRefrigerator
• Bedrooms: 2 bedrooms (both on the first level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heatingCentral air conditioning
• Interior features: Outdoor lightingNo fireplaces
• Laundry & utility: WasherDryer

Price history

-6.7% since first listed

3 events — show timeline

• 2026-08-19 Listed $139,999 MOMLS
• 2026-07-13 Price Changed $139,999 MOMLS
• 2026-06-18 Listed $149,999 MOMLS