1255 E County Line Rd E · Ramtown, NJ 08701

$185,000

3 bd · 2.0 ba · 1,751 sqft · SingleFamily public records · 1 Days on market

Built 1973 10,202 sqft lot

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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 +25.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HWY 526 TO RIDGE (AT OLD CHURCH), RT ON EAST (OLD) COUNTY LINE ROAD COMMUTER FRIENDLY AND AFFORDABLE IS THIS CALIFORNIA STYLE RANCH ON NICE PROPERTY. SIGNED SELLER DISCLOSURE MUST ACCOMPANY OFFE WASHER AS IS.

Key facts

• 0.23 acre lot
• Parking
• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Cap rate 9.2% vs local median 2.8% in Ramtown — 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 69/100 on livability (#280 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A; Watch: amenities F, commute F, cost of living 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; 3 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).
• At $2,800/mo this rent would consume 52% of the median local household income ($65k/yr) (locally 5757% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 30y ago 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

• Watch-outs: property tax is 4.7% of price.
• 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 $185,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.51% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.23%
• DSCR: 1.46
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $642,617
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1226 Hermosa Dr	0.17mi	3/2.0	1,854 (+6%)	2mo	$695,000	$375	81
3 Merlin Dr	0.31mi	3/2.0	1,678 (-4%)	1mo	$615,000	$367	78
1226 E County Line Rd E	0.22mi	3/1.5	1,866 (+7%)	2mo	$728,000	$390	75
1509 Long Beach Ave	0.45mi	3/1.0	1,712 (-2%)	9mo	$730,000	$426	64
28 Bronia St	0.60mi	3/1.5	1,652 (-6%)	4mo	$675,000	$409	58
241 Moses Milch Dr	0.59mi	2/2.5 (-1)	1,904 (+9%)	6mo	$580,000	$305	46
18 Skipper Ln	0.69mi	3/2.0	1,560 (-11%)	9mo	$430,000	$276	42
15 Blake Dr	0.60mi	3/2.0	1,578 (-10%)	16mo	$485,000	$307	42
239 Moses Milch Dr	0.58mi	3/2.5	1,528 (-13%)	14mo	$532,000	$348	38
15 Skipper Ln	0.70mi	3/2.0	1,996 (+14%)	7mo	$561,000	$281	38
17 Bronia St	0.69mi	4/2.5 (+1)	1,948 (+11%)	9mo	$755,000	$388	35
36 Lockwood Ave	0.72mi	3/1.5	1,530 (-13%)	15mo	$500,000	$327	31

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,515
• Equity at exit: $27,584

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $36,289
• Equity at exit: $15,995

Cash invested: $51,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$723 /mo · $8,682/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $441

Break-even live

Break-even rent $2,241

Max offer price $185,000

Occupancy floor 79%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1311 Paris Ct Lakewood, NJ	2.0	1.5	1296	$2,700	$2.08	43d	1	0.77mi
70 Pinehurst Dr Lakewood, NJ	1.0–3.0	1.0–2.5	1190	$3,150	$2.65	2d	10	1.24mi
46 Patmore Rd Brick, NJ	2.0	2.0	1280	$2,400	$1.88	19d	1	1.24mi

Listing history 18 events

1. 2021-04-30
   soldstatus $305,000
2. 2017-04-25
   soldstatus $249,381
3. 2012-12-21
   historical
4. 2012-11-15
   listed $185,000
5. 2007-08-13
   soldstatus $281,819
6. 2005-10-04
   soldstatus $312,000
7. 2005-04-29
   soldstatus $297,000
8. 2005-04-12
   soldstatus $299,000
9. 2003-11-19
   soldstatus $199,000
10. 1996-11-15
    soldstatus $93,000
11. 1996-10-30
    soldstatus $93,000 208-char remark

    Show marketing remark (69 chars)

    COMMUTER FRIENDLY AND AFFORDABLE CALIFORNIA STYLE RANCH CAN BE YOURS.

12. 1996-10-30
    soldstatus $93,000 69-char remark

    Show marketing remark (69 chars)

    COMMUTER FRIENDLY AND AFFORDABLE CALIFORNIA STYLE RANCH CAN BE YOURS.

13. 1996-07-18
    historical 208-char remark

    Show marketing remark (69 chars)

    COMMUTER FRIENDLY AND AFFORDABLE CALIFORNIA STYLE RANCH CAN BE YOURS.

14. 1996-07-18
    historical 69-char remark

    Show marketing remark (69 chars)

    COMMUTER FRIENDLY AND AFFORDABLE CALIFORNIA STYLE RANCH CAN BE YOURS.

15. 1996-07-08
    listed $98,999 69-char remark

    Show marketing remark (69 chars)

    COMMUTER FRIENDLY AND AFFORDABLE CALIFORNIA STYLE RANCH CAN BE YOURS.

16. 1996-07-07
    listed $98,999 208-char remark

    Show marketing remark (208 chars)

    HWY 526 TO RIDGE (AT OLD CHURCH), RT ON EAST (OLD) COUNTY LINE ROAD COMMUTER FRIENDLY AND AFFORDABLE IS THIS CALIFORNIA STYLE RANCH ON NICE PROPERTY. SIGNED SELLER DISCLOSURE MUST ACCOMPANY OFFE WASHER AS IS.

17. 1985-05-01
    soldstatus $34,900
18. 1973-07-17
    soldstatus $37,980

ⓘ 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: $8,682 · $723/mo
• Projected year-2 tax: $8,682 · $723/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,603
• − Mortgage interest: −$10,363
• − Property taxes: −$8,682
• − Insurance: −$925
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$5,382
• Taxable income: $2,875
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $4,608/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: 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 — Ramtown

• Score: 69/100
• State rank: #280
• US rank: #8309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+703.1% since first listed

18 events — show timeline

• 2021-04-30 Sold (Public Records) $305,000 Public Records
• 2017-04-25 Sold (Public Records) $249,381 Public Records
• 2012-12-21 Listing Removed — BRIGHT MLS
• 2012-11-15 Listed $185,000 BRIGHT MLS
• 2007-08-13 Sold (Public Records) $281,819 Public Records
• 2005-10-04 Sold (Public Records) $312,000 Public Records
• 2005-04-29 Sold (Public Records) $297,000 Public Records
• 2005-04-12 Sold (Public Records) $299,000 Public Records
• 2003-11-19 Sold (Public Records) $199,000 Public Records
• 1996-11-15 Sold (Public Records) $93,000 Public Records
• 1996-10-30 Sold (MLS) $93,000 MOMLS
• 1996-10-30 Sold (MLS) $93,000 MOMLS
• 1996-07-18 Delisted — MOMLS
• 1996-07-18 Delisted — MOMLS
• 1996-07-08 Listed $98,999 MOMLS
• 1996-07-07 Listed $98,999 MOMLS
• 1985-05-01 Sold (Public Records) $34,900 Public Records
• 1973-07-17 Sold (Public Records) $37,980 Public Records

Property tax history

+2.8%/yr

Latest (2025): $8,682 · +4.1% YoY. Source: county tax records.