3255 Mystic Port Pl · Toms River, NJ 08753

$100,000

2 bd · 2.0 ba · 1,152 sqft · MultiFamily public records · 161 Days on market

8,276 sqft lot $87/sqft · 84% below area ↓ 16% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Amazing location, large size lot with foundation, seller has town approved plans for 3 bedroom 2 bath home. Close to water and main highways. Close to entertainment, shopping and beach. Close proximity to Seaside Heights. Don't miss out on this fantastic opportunity to build a brand new home.

Key facts

• Close to water
• Town approved plans
• Close to shopping

Tags

• LARGE SIZE LOT
• TOWN APPROVED PLANS
• CLOSE TO WATER
• CLOSE TO ENTERTAINMENT
• CLOSE TO SHOPPING
• CLOSE TO BEACH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.6% vs local median 3.8% in Toms River — 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 81/100 on livability (#61 in NJ, #1,538 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: commute D, cost of living F.
• Toms River Regional School District (suburban): math 18% / reading 44% proficiency, ranked #316 of 472 in NJ (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.5%/yr); 434 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 32% of the median local income ($105k/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 $691 of loan paydown is wiped out by about $3k 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 + 1.5% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $215k (68%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.78% ✓
• Cap rate: 24.61%
• Cash-on-cash: 65.40%
• DSCR: 3.91
• GRM: 3.0

CMA / ARV

• ARV (median comp): $636,863
• List price: $100,000
• Delta: -84.30%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.49% rent growth · sell at horizon

5-year hold

• IRR: 42.5%
• Equity multiple: 2.78×
• Total profit: $49,952
• Equity at exit: $14,910

10-year hold

• IRR: 47.8%
• Equity multiple: 5.22×
• Total profit: $118,275
• Equity at exit: $8,646

Cash invested: $28,000 (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 08753

• Rents YoY: 1.5%
• Active inventory: 434
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,784 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$107 /mo · $1,284/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $1,100

Break-even live

Break-even rent $1,392

Max offer price $100,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,156	-5% $1,128	+0% $1,100	+5% $1,071	+10% $1,043
Rent	-10% $880	-5% $990	+0% $1,100	+5% $1,209	+10% $1,319
Rate	-1.0pp $1,150	-0.5pp $1,125	base $1,100	+0.5pp $1,074	+1.0pp $1,047

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2334 Adams Ave Toms River, NJ	3.0	2.0	1500	$3,250	$2.17	0d	1	0.66mi
550 Roosevelt Ave Toms River, NJ	3.0	1.5	1200	$2,950	$2.46	11d	1	0.95mi
2130 Schoeberlein Ave Toms River, NJ	3.0	1.0	825	$2,300	$2.79	45d	1	0.98mi
1935 New St Toms River, NJ	2.0	1.0	736	$2,400	$3.26	0d	1	1.34mi

Listing history 20 events

1. 2026-06-15
   status $100,000 Pending 161 DOM
2. 2026-06-15
   days on market $100,000 Active 161 DOM
3. 2026-06-13
   days on market $100,000 Active 159 DOM
4. 2026-06-13
   days on market $100,000 Active 158 DOM
5. 2026-06-09
   days on market $100,000 Active 155 DOM
6. 2026-06-08
   days on market $100,000 Active 154 DOM
7. 2026-06-07
   days on market $100,000 Active 153 DOM
8. 2026-06-04
   days on market $100,000 Active 150 DOM
9. 2026-06-03
   days on market $100,000 Active 149 DOM
10. 2026-06-02
    days on market $100,000 Active 148 DOM
11. 2026-06-01
    days on market $100,000 Active 147 DOM
12. 2026-05-31
    days on market $100,000 Active 146 DOM
13. 2026-05-11
    price $100,000 293-char remark

    Show marketing remark (293 chars)

    Amazing location, large size lot with foundation, seller has town approved plans for 3 bedroom 2 bath home. Close to water and main highways. Close to entertainment, shopping and beach. Close proximity to Seaside Heights. Don't miss out on this fantastic opportunity to build a brand new home.

14. 2026-01-05
    listed $315,000 Active 293-char remark

    Show marketing remark (293 chars)

    Amazing location, large size lot with foundation, seller has town approved plans for 3 bedroom 2 bath home. Close to water and main highways. Close to entertainment, shopping and beach. Close proximity to Seaside Heights. Don't miss out on this fantastic opportunity to build a brand new home.

15. 2014-05-22
    soldstatus $140,000
16. 2014-05-15
    soldstatus $140,000 517-char remark

    Show marketing remark (517 chars)

    GREAT 1st TIME HOMEBUYER OR INVESTOR OPPORTUNITY.OWNER OWNS BOTH SIDES & WILL SELL EACH SIDE INDIVIDUALLY OR TOGETHER*Living rm/dining/rm combo,EACH HOME WITH 2 nice sized bedrms & 2 Baths*NEW CARPET*O/S FENCED YARD(ROOM TO ADD ON A ROOM OR GARAGE W/PERMIT)NEW ROOF*Well maintained.CENTRAL A/C & GAS FHA*HUGE DECK*2 SHEDS*Close to PKWY,shopping,beaches,college & downtown.GREAT ALTERNATIVE TO A MOTHER/DAUGHTER IF YOU OWN BOTH SIDES-Selling ''as is''but owner says in good shape*$35/MO MAINTENANCE FEE

17. 2014-05-15
    soldstatus $140,000

    Show marketing remark (517 chars)

    GREAT 1st TIME HOMEBUYER OR INVESTOR OPPORTUNITY.OWNER OWNS BOTH SIDES & WILL SELL EACH SIDE INDIVIDUALLY OR TOGETHER*Living rm/dining/rm combo,EACH HOME WITH 2 nice sized bedrms & 2 Baths*NEW CARPET*O/S FENCED YARD(ROOM TO ADD ON A ROOM OR GARAGE W/PERMIT)NEW ROOF*Well maintained.CENTRAL A/C & GAS FHA*HUGE DECK*2 SHEDS*Close to PKWY,shopping,beaches,college & downtown.GREAT ALTERNATIVE TO A MOTHER/DAUGHTER IF YOU OWN BOTH SIDES-Selling ''as is''but owner says in good shape*$35/MO MAINTENANCE FEE

18. 2014-02-14
    listed $145,000
19. 2014-02-08
    listed $145,000 517-char remark

    Show marketing remark (517 chars)

    GREAT 1st TIME HOMEBUYER OR INVESTOR OPPORTUNITY.OWNER OWNS BOTH SIDES & WILL SELL EACH SIDE INDIVIDUALLY OR TOGETHER*Living rm/dining/rm combo,EACH HOME WITH 2 nice sized bedrms & 2 Baths*NEW CARPET*O/S FENCED YARD(ROOM TO ADD ON A ROOM OR GARAGE W/PERMIT)NEW ROOF*Well maintained.CENTRAL A/C & GAS FHA*HUGE DECK*2 SHEDS*Close to PKWY,shopping,beaches,college & downtown.GREAT ALTERNATIVE TO A MOTHER/DAUGHTER IF YOU OWN BOTH SIDES-Selling ''as is''but owner says in good shape*$35/MO MAINTENANCE FEE

20. 1987-06-04
    soldstatus $118,640

ⓘ 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: $1,284 · $107/mo
• Projected year-2 tax: $1,887 · $157/mo
• Expected delta: +$603/yr (+$50/mo · 47.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥96°F today · 16 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,405
• − Mortgage interest: −$5,602
• − Property taxes: −$1,284
• − Insurance: −$5,618
• − Repairs & maintenance: −$2,672
• − Management: −$2,672
• − Depreciation: −$2,909
• Taxable income: $12,647
• Est. tax owed @ 24.0%: −$3,035
• After-tax cash flow: $10,159/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: Toms River Regional School District
• NCES district ID: 3416230
• Math proficiency: 18% ▼ -19.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $72,370
• Composite: 29.07/100
• National rank: #6602
• State rank: #316 of 472 in NJ

Livability — Toms River

• Score: 81/100
• State rank: #61
• US rank: #1538

Category grades

Amenities A- Commute D 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

• Census place: Toms River, NJ
• County: Ocean County · 439,426 people
• City population: 131,205
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 65,448
• Household income: $105,224
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 828.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 12% Two or more races 7% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Romanian 9% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Guatemala, Jamaica
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 3% Tagalog/Filipino 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: ▼ -527.36%
• Current HPI: 374.5075
• Rent YoY: ▲ 1.49%
• 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

-15.7% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $100,000 MOMLS
• 2026-01-05 Listed $315,000 MOMLS
• 2014-05-22 Sold (Public Records) $140,000 Public Records
• 2014-05-15 Sold (MLS) $140,000 BRIGHT MLS
• 2014-05-15 Sold (MLS) $140,000 MOMLS
• 2014-02-14 Listed $145,000 BRIGHT MLS
• 2014-02-08 Listed $145,000 MOMLS
• 1987-06-04 Sold (Public Records) $118,640 Public Records

Property tax history

-2.9%/yr

Latest (2025): $1,284 · +7.3% YoY. Source: county tax records.