611 Fisherman Pl · Point Pleasant, NJ 08724

$699,900

4 bd · 2.0 ba · 2,250 sqft · SingleFamily public records · 27 Days on market

Built 1957 0.29 ac lot Est $954k · 27% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the Midstreams neighborhood, this spacious home sits on an oversized lot and offers generous living space, a flexible layout, and lots of opportunity to upgrade. First floor living is easy with two bedrooms with hardwood floors and a bright full bath with a skylight and bonus direct access to the backyard. The first floor also features hardwood floors in the living and dining rooms, a gas fireplace, and a sunroom with skylights and sliders leading to the backyard. Outdoor living shines with composite decking, a saltwater inground pool, retractable awning, electric hookup for a hot tub, and a storage shed. Upstairs, you'll find two more bedrooms with tons of built in storage and a

Key facts

• Gas fireplace
• Oversized lot
• Hardwood floors

Tags

• OVERSIZED LOT
• HARDWOOD FLOORS
• FULL BATH WITH SKYLIGHT
• DIRECT ACCESS TO BACKYARD
• GAS FIREPLACE
• SUNROOM WITH SKYLIGHTS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer
• Exterior features: Shingle roof; Located in the Jordan Park subdivision; Fee simple ownership

Interior

• Bedrooms: 4 bedrooms
• Flooring: Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Baseboard heat; 2-zone heating; 2-zone air conditioning
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $700k.

Deal economics

• At list price, monthly cash flow is $5k ($60k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $700k).
• Recommended offer: $689k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 2.8% in Point Pleasant — 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 76/100 on livability (#136 in NJ, #3,574 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Brick Township Public School District (suburban): math 18% / reading 43% proficiency, ranked #330 of 472 in NJ (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 284 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k of loan paydown is wiped out by about $21k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $196k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $689,401 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.78% ✓
• Cap rate: 15.04%
• Cash-on-cash: 31.23%
• DSCR: 2.39
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $954,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1608 Osprey Ct	0.23mi	4/3.0	2,392 (+6%)	1mo	$1,500,000	$627	74
660 Point Ave	0.28mi	4/2.5	2,396 (+6%)	2mo	$957,000	$399	72
546 Princeton Ave	0.54mi	4/2.0	2,176 (-3%)	1mo	$575,000	$264	69
678 Princeton Ave	0.24mi	5/3.0 (+1)	2,197 (-2%)	12mo	$1,300,000	$592	66
1538 Northstream Pkwy	0.67mi	4/2.0	2,268 (+1%)	5mo	$610,000	$269	63
1417 Dorsett Dock Rd	0.64mi	4/2.5	2,322 (+3%)	0mo	$1,168,000	$503	62
2341 Harbor Dr	0.39mi	4/2.0	2,066 (-8%)	12mo	$875,000	$424	58
121 Joie Pl	0.56mi	4/3.0	2,376 (+6%)	13mo	$995,000	$419	50
1514 Salem Rd	0.73mi	4/2.5	2,325 (+3%)	12mo	$1,333,000	$573	49
2305 Hollywood Rd	0.73mi	4/2.5	2,344 (+4%)	12mo	$950,000	$405	47
633 Thoroughfare Rd	0.37mi	3/1.5 (-1)	1,939 (-14%)	11mo	$603,000	$311	44
772 Princeton Ave	0.60mi	4/3.0	2,570 (+14%)	10mo	$2,300,000	$895	37

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: 25.6%
• Equity multiple: 2.06×
• Total profit: $207,327
• Equity at exit: $104,357

10-year hold

• IRR: 33.3%
• Equity multiple: 4.03×
• Total profit: $593,993
• Equity at exit: $60,515

Cash invested: $195,972 (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 08724

• Active inventory: 284
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $12,442 medium
• Mortgage (P&I): −$3,670
• Tax from tax record: −$767 /mo · $9,208/yr
• Insurance: −$292
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,613
• Net cashflow: $5,033

Break-even live

Break-even rent $6,071

Max offer price $699,900

Occupancy floor 55%

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: $174,975
• Closing costs: $20,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1414 Treeneedle Rd Point Pleasant Boro, NJ	3.0	2.0	1640	$3,000	$1.83	24d	1	0.84mi
711 Mount Pl Point Pleasant Boro, NJ	5.0	3.0	2240	$30,000	$13.39	1d	1	1.31mi
203 Bridge Ave Point Pleasant Boro, NJ	3.0	2.0	1832	$3,100	$1.69	24d	1	1.48mi

Listing history 2 events

1. 2026-05-14
   status Pending
2. 2026-04-17
   listed $699,900 Active

ⓘ 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: $9,208 · $767/mo
• Projected year-2 tax: $13,318 · $1,110/mo
• Expected delta: +$4,110/yr (+$342/mo · 44.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $149,303
• − Mortgage interest: −$39,205
• − Property taxes: −$9,208
• − Insurance: −$4,297
• − Repairs & maintenance: −$11,944
• − Management: −$11,944
• − Depreciation: −$20,361
• Taxable income: $52,344
• Est. tax owed @ 24.0%: −$12,563
• After-tax cash flow: $47,838/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: Brick Township Public School District
• NCES district ID: 3402220
• Math proficiency: 18% ▼ -24.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $68,717
• Composite: 28.31/100
• National rank: #6785
• State rank: #330 of 472 in NJ

Livability — Point Pleasant

• Score: 76/100
• State rank: #136
• US rank: #3574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 25,732
• Population (ZIP): 41,573

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 7% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 8% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% Chinese 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: ▼ -524.30%
• Current HPI: 380.6136
• 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

2 events — show timeline

• 2026-05-14 Pending — MOMLS
• 2026-04-17 Listed $699,900 MOMLS

Property tax history

+2.5%/yr

Latest (2025): $9,208 · +5.1% YoY. Source: county tax records.