644 Plymouth Dr Unit B · Leisure Village, NJ 08701

$205,000

2 bd · 1.0 ba · 982 sqft · SingleFamily · 64 Days on market

Built 1970 Good condition 1,306 sqft lot $209/sqft · 6% below area Est $217k · 6% under $310/mo HOA · 15% 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).

• Cash flow +12.3/30.0
• ARV discount +10.0/15.0
• 1% rule +5.4/10.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the one! Well maintained 2 bed 1 bath w/garage is ready!! 2 min to the GSP and other main commuting routes. This unit is in the desired Leisure Village of Lakewood. NICE LOCATION, STREET FRONT, LIVING ROOM, 2 BEDROOMS, 1 BATH, EIK, ENC PORCH, GARAGE, VILLAGE OF 7 LAKES, 2 CLUBHOUSES, 2 POOLS, GATED COMMUNITY, 24 HRS NURSES STATION, GOLFING, BOATING, FISHING. COME ENJOY THE MANY AMENITIES OF THE VILLAGE. Call Today!

Key facts

• Gated community
• Boating
• 2 clubhouses

Tags

• GATED COMMUNITY
• 24 HRS NURSES STATION
• 2 CLUBHOUSES
• 2 POOLS
• GOLFING
• BOATING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-39 ($-472/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (2.8% below list).
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $193k (6.0% below list) — sets the bar for market timing.

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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $6k 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 64 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $192,700 (6.0% 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. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 8.0

CMA / ARV

• ARV (median comp): $217,191
• List price: $205,000
• Delta: -5.61%
• 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
681B New Castle Ct	0.19mi	2/1.0	982 (0%)	2mo	$147,000	$150	90
699A Plymouth Dr Unit 699A	0.27mi	2/1.0	982 (0%)	1mo	$259,000	$264	87
703 Plymouth Dr Unit A	0.33mi	2/1.0	982 (0%)	1mo	$265,000	$270	84
35F Cambridge Ct	0.31mi	2/1.0	987 (+0%)	2mo	$115,000	$117	83
49C Cambridge Ct Unit 100c	0.35mi	2/1.0	987 (+0%)	2mo	$189,000	$191	81
51A Cambridge Ct	0.41mi	2/1.0	987 (+0%)	2mo	$140,000	$142	78
240B Huntington Dr	0.59mi	2/1.0	982 (0%)	3mo	$220,000	$224	70
243D Jefferson Ct	0.62mi	2/1.0	1,036 (+6%)	0mo	$170,000	$164	61
116A Buckingham Dr	0.51mi	2/2.0	1,053 (+7%)	3mo	$207,000	$197	58
110F Edinburgh Ln	0.43mi	2/1.0	858 (-13%)	3mo	$130,000	$152	56
337C Canterbury Ct	0.73mi	2/1.0	1,078 (+10%)	1mo	$160,000	$148	49
237 Huntington Dr Unit C	0.63mi	1/1.0 (-1)	892 (-9%)	3mo	$155,000	$174	48

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-35,501
• Equity at exit: $30,566

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-33,233
• Equity at exit: $17,725

Cash invested: $57,400 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,136 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$310
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-39

Break-even live

Break-even rent $2,186

Max offer price $199,310

Occupancy floor 97%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106A Edinburgh Ln Lakewood, NJ	2.0	1.0	858	$2,200	$2.56	17d	1	0.29mi
47L Cambridge Ct Lakewood, NJ	2.0	1.0	841	$1,795	$2.13	24d	1	0.36mi
278C Kingston Ct Lakewood, NJ	2.0	1.0	1000	$2,250	$2.25	2d	1	0.53mi
341B Canterbury Ct Lakewood, NJ	2.0	1.0	982	$2,275	$2.32	22d	1	0.66mi
335A Canterbury Ct Lakewood, NJ	2.0	1.0	982	$1,950	$1.99	19d	1	0.77mi
219 Buckingham Ct Lakewood, NJ	1.0	1.0	663	$1,900	$2.87	43d	1	0.77mi
824A Balmoral Ct Unit A Toms River, NJ	2.0	1.0	982	$2,200	$2.24	19d	1	1.37mi
829A Balmoral Ct Unit 1001 Lakewood, NJ	1.0	1.0	663	$1,600	$2.41	24d	1	1.38mi
1042C Aberdeen Dr Unit C Lakewood, NJ	2.0	1.0	982	$2,000	$2.04	4d	1	1.44mi

HOA detail

• Monthly dues: $310 · $3,720/yr
• Likely covers: poolsecurity

Listing history 16 events

1. 2026-06-18
   days on market $205,000 Active 64 DOM
2. 2026-06-17
   days on market $205,000 Active 63 DOM
3. 2026-06-16
   days on market $205,000 Active 62 DOM
4. 2026-06-15
   days on market $205,000 Active 61 DOM
5. 2026-06-13
   days on market $205,000 Active 59 DOM
6. 2026-06-13
   days on market $205,000 Active 58 DOM
7. 2026-06-09
   days on market $205,000 Active 55 DOM
8. 2026-06-08
   days on market $205,000 Active 54 DOM
9. 2026-06-07
   days on market $205,000 Active 53 DOM
10. 2026-06-04
    days on market $205,000 Active 50 DOM
11. 2026-06-03
    days on market $205,000 Active 49 DOM
12. 2026-06-02
    days on market $205,000 Active 48 DOM
13. 2026-06-01
    days on market $205,000 Active 47 DOM
14. 2026-06-01
    price $205,000 Active 46 DOM
15. 2026-05-31
    days on market $250,000 Active 46 DOM
16. 2026-04-13
    listed $250,000 Active 431-char remark

    Show marketing remark (431 chars)

    This is the one! Well maintained 2 bed 1 bath w/garage is ready!! 2 min to the GSP and other main commuting routes. This unit is in the desired Leisure Village of Lakewood. NICE LOCATION, STREET FRONT, LIVING ROOM, 2 BEDROOMS, 1 BATH, EIK, ENC PORCH, GARAGE, VILLAGE OF 7 LAKES, 2 CLUBHOUSES, 2 POOLS, GATED COMMUNITY, 24 HRS NURSES STATION, GOLFING, BOATING, FISHING. COME ENJOY THE MANY AMENITIES OF THE VILLAGE. Call Today!

ⓘ 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 X (unshaded) · 20% 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 67% 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: $25,631
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − HOA: −$3,720
• − Depreciation: −$5,964
• Taxable loss: −$3,737
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $425/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 · 5 photos

Good 75/100 Cosmetic rehab

This well-maintained single-family home in Leisure Village, NJ, is ready for move-in. It features a modern kitchen, good condition bathrooms, and hardwood floors. The location offers numerous amenities, making it an attractive investment.

Value-add opportunities

• Both Paint the exterior — Enhances curb appeal and value
• Both Replace blinds with energy-efficient windows — Improves energy efficiency and aesthetics
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Enhances curb appeal and value ↑
• Both Replace blinds with energy-efficient windows — Improves energy efficiency and aesthetics ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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

• 2026-04-13 Listed $250,000 MOMLS