750 Lighthouse Dr #3313 · Ocean Acres, NJ 08005

$296,990

2 bd · 1.0 ba · 996 sqft · SingleFamily · 28 Days on market

Built 2026 Excellent condition $298/sqft · 7% below area Est $318k · 7% under $334/mo HOA · 14% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +10.5/15.0
• Cash flow +8.4/30.0
• Condition / age +5.0/5.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into Coastal Woods, an exclusive community tailored for active adults aged 55 and above, where contemporary living takes on a fresh perspective. Nestled in the captivating landscapes of Barnegat, NJ, Coastal Woods offers a haven of sophistication and charm. Elevate your lifestyle by owning one of our 148 exceptional 1 and 2-bedroom condominiums, each designed to redefine not just your living space but your entire way of life. Experience the simplicity of hassle-free homeownership, turning every day into a rejuvenating escape. Immerse yourself in an array of community amenities meticulously crafted to enhance your daily routine.

Key facts

• Built 2026
• Listed 27 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $297k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (20.4% below list).
• Recommended offer: $236k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.3% 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: amenities F, commute F, cost of living F.
• Barnegat Township School District (suburban): math 23% / reading 46% proficiency, ranked #285 of 472 in NJ (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cecil S. Collins Elementary (784 students, 38% FRL); Russell O. Brackman Middle School (math 22% / reading 51%, grade F, #226 of 431 statewide, top 55%, 579 students, 33% FRL); Barnegat High School (math 20% / reading 45%, grade F, #265 of 399 statewide, top 67%, 983 students, 30% FRL).
• Market conditions: 348 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 30% of the median local income ($94k/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 $2k of loan paydown is wiped out by about $9k 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 28 days — a 2% lower offer ($293k) is reasonable based on typical stale-listing flexibility.
• 3 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: severe wind risk, 80% 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 $236,257 (20.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.82%
• DSCR: 0.83
• GRM: 10.5

CMA / ARV

• ARV (median comp): $318,469
• List price: $296,990
• Delta: -6.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
750 Lighthouse Dr #1113	0.11mi	2/1.0	963 (-3%)	9mo	$269,990	$280	82
750 Lighthouse Dr #1201	0.07mi	2/1.0	963 (-3%)	12mo	$274,990	$286	81
750 Lighthouse Dr #1313	0.11mi	2/1.0	963 (-3%)	11mo	$279,990	$291	80
750 Lighthouse Dr #1108	0.10mi	2/2.0	1,095 (+10%)	1mo	$311,990	$285	74
750 Lighthouse Dr #1102	0.08mi	1/1.0 (-1)	853 (-14%)	9mo	$234,990	$275	60
750 Lighthouse Dr #1202	0.08mi	1/1.0 (-1)	853 (-14%)	9mo	$239,990	$281	60
750 Lighthouse Dr #1302	0.02mi	1/1.0 (-1)	853 (-14%)	12mo	$229,990	$270	60
750 Lighthouse Dr #1307	0.09mi	1/1.0 (-1)	853 (-14%)	10mo	$239,990	$281	59
750 Lighthouse Dr #1306	0.26mi	2/2.0	1,095 (+10%)	11mo	$314,990	$288	58
750 Lighthouse Dr #1207	0.09mi	1/1.0 (-1)	853 (-14%)	12mo	$234,990	$275	56
750 Lighthouse Dr #1312	0.11mi	1/1.0 (-1)	853 (-14%)	12mo	$239,990	$281	56
6 Avast Ave	0.46mi	3/2.0 (+1)	1,103 (+11%)	1mo	$460,000	$417	50

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: -22.7%
• Equity multiple: 0.22×
• Total profit: $-64,880
• Equity at exit: $44,282

10-year hold

• IRR: -16.9%
• Equity multiple: 0.06×
• Total profit: $-77,837
• Equity at exit: $25,678

Cash invested: $83,157 (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: 10 active · 20 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $257,490 ($294/sqft)
• Median days on market: 111 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +8.8% vs current asking $/sqft

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

ZIP-level market 08005

• Active inventory: 348
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,363 medium
• Mortgage (P&I): −$1,557
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$124
• HOA: −$334
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-264

Break-even live

Break-even rent $2,697

Max offer price $250,287

Occupancy floor —

Sensitivity live

Price	-10% $-96	-5% $-180	+0% $-264	+5% $-348	+10% $-432
Rent	-10% $-451	-5% $-358	+0% $-264	+5% $-171	+10% $-78
Rate	-1.0pp $-115	-0.5pp $-189	base $-264	+0.5pp $-341	+1.0pp $-420

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: $74,248
• Closing costs: $8,910
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Potomac Ct Barnegat, NJ	2.0	1.0	900	$2,100	$2.33	54d	1	1.05mi

Property features AI

Finance

• HOA & community: Monthly HOA feeHOA amenities include exercise room, community room, clubhouseHOA covers common area maintenance, lawn maintenance, snow removal

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: CondominiumAttached propertyNew constructionModel: Sandbar
• Construction: New construction
• Exterior features: Shingle roof

Interior

• Kitchen: StoveMicrowaveDishwasherRefrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Light fixturesNo fireplace
• Laundry & utility: WasherDryer

Listing history 50 events

1. 2026-08-08
   days on market $296,990 Active 28 DOM
2. 2026-08-06
   days on market $296,990 Active 26 DOM
3. 2026-08-05
   days on market $296,990 Active 25 DOM
4. 2026-08-04
   days on market $296,990 Active 24 DOM
5. 2026-08-03
   days on market $296,990 Active 23 DOM
6. 2026-07-31
   days on market $296,990 Active 20 DOM
7. 2026-07-30
   days on market $296,990 Active 19 DOM
8. 2026-07-30
   days on market $296,990 Active 18 DOM
9. 2026-07-28
   days on market $296,990 Active 17 DOM
10. 2026-07-26
    days on market $296,990 Active 15 DOM
11. 2026-07-24
    days on market $296,990 Active 13 DOM
12. 2026-07-23
    days on market $296,990 Active 12 DOM
13. 2026-07-22
    days on market $296,990 Active 11 DOM
14. 2026-07-21
    days on market $296,990 Active 10 DOM
15. 2026-07-20
    days on market $296,990 Active 9 DOM
16. 2026-07-18
    days on market $296,990 Active 7 DOM
17. 2026-07-18
    days on market $296,990 Active 6 DOM
18. 2026-07-16
    days on market $296,990 Active 5 DOM
19. 2026-07-15
    days on market $296,990 Active 4 DOM
20. 2026-07-14
    days on market $296,990 Active 3 DOM
21. 2026-07-13
    days on market $296,990 Active 2 DOM
22. 2026-07-12
    days on marketlisting id $296,990 Active 1 DOM
23. 2026-07-10
    days on market $296,990 Active 158 DOM
24. 2026-07-09
    days on market $296,990 Active 157 DOM
25. 2026-07-07
    days on market $296,990 Active 155 DOM
26. 2026-07-06
    days on market $296,990 Active 154 DOM
27. 2026-07-06
    days on market $296,990 Active 153 DOM
28. 2026-07-05
    days on market $296,990 Active 152 DOM
29. 2026-07-03
    days on market $296,990 Active 151 DOM
30. 2026-07-02
    days on market $296,990 Active 150 DOM
31. 2026-07-01
    days on market $296,990 Active 149 DOM
32. 2026-06-30
    days on market $296,990 Active 148 DOM
33. 2026-06-29
    days on market $296,990 Active 147 DOM
34. 2026-06-28
    days on market $296,990 Active 146 DOM
35. 2026-06-27
    days on market $296,990 Active 145 DOM
36. 2026-06-26
    days on market $296,990 Active 144 DOM
37. 2026-06-24
    days on market $296,990 Active 142 DOM
38. 2026-06-22
    days on market $296,990 Active 140 DOM
39. 2026-06-21
    days on market $296,990 Active 139 DOM
40. 2026-06-18
    days on market $296,990 Active 136 DOM
41. 2026-06-17
    days on market $296,990 Active 135 DOM
42. 2026-06-16
    days on market $296,990 Active 134 DOM
43. 2026-06-15
    days on market $296,990 Active 133 DOM
44. 2026-06-13
    days on market $296,990 Active 131 DOM
45. 2026-06-13
    days on market $296,990 Active 130 DOM
46. 2026-06-09
    days on market $296,990 Active 127 DOM
47. 2026-06-08
    days on market $296,990 Active 126 DOM
48. 2026-06-07
    days on market $296,990 Active 125 DOM
49. 2026-06-04
    days on market $296,990 Active 122 DOM
50. 2026-06-03
    days on market $296,990 Active 121 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: $1,387 · $116/mo
• Projected year-2 tax: $4,391 · $366/mo
• Expected delta: +$3,004/yr (+$250/mo · 216.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,351
• − Mortgage interest: −$16,636
• − Property taxes: −$1,387
• − Insurance: −$1,485
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − HOA: −$4,008
• − Depreciation: −$8,640
• Taxable loss: −$8,341
• Est. tax savings @ 24.0%: +$2,002
• After-tax cash flow: $-1,171/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

Excellent 100/100 None rehab

This modern and well-maintained condo is move-in ready with no visible repairs or maintenance needed. It offers a great value for both buyers and renters with its updated features and well-maintained exterior.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the overall appearance and make the space feel more inviting. ↑
• Both Updating the flooring in the bathrooms — New flooring can improve the look and feel of the bathrooms, making them more appealing to potential buyers or renters. ↑
• Both Adding smart home features — Smart home features can increase the home's value by making it more convenient and energy-efficient for both buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern, high-end appliances can make the kitchen more functional and attractive to potential buyers or renters. ↑
• Both Landscaping improvements — Well-maintained landscaping can enhance the curb appeal and make the home more attractive to potential buyers or renters. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Cecil S. Collins Elementary Middle Russell O. Brackman Middle School F NJ #226/431 Nat'l #7,065/14,009 High Barnegat High School F NJ #265/399 Nat'l #10,333/17,239

Schools (NCES district)

• District: Barnegat Township School District
• NCES district ID: 3416470
• Math proficiency: 23% ▼ -14.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $63,645
• Composite: 31.15/100
• National rank: #6059
• State rank: #285 of 472 in NJ

C Composite livability gradescore 63/100

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
• County: Ocean County · 586,991 people
• City population: 25,936
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 26,866
• Household income: $93,584
• Rent vs Own: 11.4% rent · 88.6% own
• Severe rent burden: 6% 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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 6% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 9% Scotch-Irish 2% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -204.01%
• Current HPI: 344.3189
• 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

• HOA & community: Monthly HOA feeHOA amenities include exercise room, community room, clubhouseHOA covers common area maintenance, lawn maintenance, snow removal

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: CondominiumAttached propertyNew constructionModel: Sandbar
• Construction: New construction
• Exterior features: Shingle roof

Interior

• Kitchen: StoveMicrowaveDishwasherRefrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Light fixturesNo fireplace
• Laundry & utility: WasherDryer

Price history

+1.7% since first listed

3 events — show timeline

• 2026-07-11 Listed $296,990 MOMLS
• 2026-02-02 Listed $296,990 MOMLS
• 2025-10-20 Listed $291,990 MOMLS

Property tax history

+2.9%/yr

Latest (2025): $1,387 · +3.6% YoY. Source: county tax records.