12 E 78th St #1 · Harvey Cedars, NJ 08008

$245,000

6 bd · 3.0 ba · 1,000 sqft · SingleFamily · 170 Days on market

Built 1978 Good condition $500/mo HOA · 16% 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 +19.9/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new Kitchen, appliances, flooring and freshly painted. How does 10 Weeks of beach home ownership sound to you? Interval Ownership gives you the opportunity to own one or more shares of a LBI vacation property. Each of our homes offer 2 weeks in prime summer season and alternating floors. This 3-bedroom, 1.5 bath ocean block unit in Harvey Cedars has gorgeous views from the second-floor unit. Enjoy conveniences such as a wood-burning fireplace, breakfast bar, washer/dryer unit, dishwasher, and microwave. Kick back on the front deck with provided outdoor furniture and grill. Brand new Kitchen and Brand-new bathroom, appliances, flooring and freshly painted. The $500 monthly management fee includes: taxes, insurance, utilities, cleaning, phone & cable services, etc. $250.00 quarterly payment goes into separate savings fund. This unit does not allow pets or smoking.

Key facts

• New kitchen
• Grill
• Outdoor furniture

Tags

• NEW KITCHEN
• WOOD BURNING FIREPLACE
• BREAKFAST BAR
• WASHER DRYER UNIT
• OUTDOOR FURNITURE
• GRILL

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#504 in NJ) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+; Watch: housing D, 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: 188 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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 170 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $155,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 E 78th St #7	0.00mi	6/3.0	1,000 (0%)	15mo	$155,000	$155	88

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-28,120
• Equity at exit: $36,530

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-8,382
• Equity at exit: $21,183

Cash invested: $68,600 (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 08008

• Active inventory: 188
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,153 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$500
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $175

Break-even live

Break-even rent $2,931

Max offer price $245,000

Occupancy floor 89%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr
• Likely covers: cable

Listing history 16 events

1. 2026-06-18
   days on market $245,000 Active 170 DOM
2. 2026-06-17
   days on market $245,000 Active 169 DOM
3. 2026-06-16
   days on market $245,000 Active 168 DOM
4. 2026-06-15
   days on market $245,000 Active 167 DOM
5. 2026-06-13
   days on market $245,000 Active 165 DOM
6. 2026-06-12
   days on market $245,000 Active 164 DOM
7. 2026-06-09
   days on market $245,000 Active 161 DOM
8. 2026-06-08
   days on market $245,000 Active 160 DOM
9. 2026-06-07
   days on market $245,000 Active 159 DOM
10. 2026-06-07
    days on market $245,000 Active 158 DOM
11. 2026-06-04
    days on market $245,000 Active 156 DOM
12. 2026-06-03
    days on market $245,000 Active 155 DOM
13. 2026-06-02
    days on market $245,000 Active 154 DOM
14. 2026-06-01
    days on market $245,000 Active 153 DOM
15. 2026-05-31
    days on market $245,000 Active 152 DOM
16. 2025-12-30
    listed $245,000 Active 886-char remark

    Show marketing remark (886 chars)

    Brand new Kitchen, appliances, flooring and freshly painted. How does 10 Weeks of beach home ownership sound to you? Interval Ownership gives you the opportunity to own one or more shares of a LBI vacation property. Each of our homes offer 2 weeks in prime summer season and alternating floors. This 3-bedroom, 1.5 bath ocean block unit in Harvey Cedars has gorgeous views from the second-floor unit. Enjoy conveniences such as a wood-burning fireplace, breakfast bar, washer/dryer unit, dishwasher, and microwave. Kick back on the front deck with provided outdoor furniture and grill. Brand new Kitchen and Brand-new bathroom, appliances, flooring and freshly painted. The $500 monthly management fee includes: taxes, insurance, utilities, cleaning, phone & cable services, etc. $250.00 quarterly payment goes into separate savings fund. This unit does not allow pets or smoking.

ⓘ 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 3/10 Moderate FEMA zone AO · 16% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,830
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$2,692
• − Repairs & maintenance: −$3,026
• − Management: −$3,026
• − HOA: −$6,000
• − Depreciation: −$7,127
• Taxable loss: −$1,441
• Est. tax savings @ 24.0%: +$346
• After-tax cash flow: $2,447/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 · 12 photos

Good 80/100 Cosmetic rehab

This beachfront home is in excellent condition with a fresh paint job and new kitchen and bathroom. It offers a great location and potential for further improvements to enhance its curb appeal and functionality.

Value-add opportunities

• Both Painting exterior railings and siding — Enhances curb appeal and value
• Both Replace outdoor furniture and grill — Improves functionality and aesthetics
• Both Install new outdoor lighting — Enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior railings and siding — Enhances curb appeal and value ↑
• Both Replace outdoor furniture and grill — Improves functionality and aesthetics ↑
• Both Install new outdoor lighting — Enhances safety and curb appeal ↑

ⓘ 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: 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 — Harvey Cedars

• Score: 58/100
• State rank: #504
• US rank: #21252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harvey Cedars, NJ
• Population (ZIP): 6,938

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 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: ▼ -746.58%
• Current HPI: 396.2493
• 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

1 event — show timeline

• 2025-12-30 Listed $245,000 BRIGHT MLS