4 Dock St · Tuckerton, NJ 08087

$199,900

2 bd · 1.0 ba · 891 sqft · SingleFamily public records · 53 Days on market

Built 1920 7,758 sqft lot Est $371k · 46% under

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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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.1/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits on this 80 x 97 lot. The property includes an existing 2 bedroom, 1 bath home, newer septic, newer well pump and detached garage. Centrally located with convenient access to nearby shops and local amenities. Sold as-is and located in a general business zone; buyer to perform all due diligence with the township regarding use, condition, and future plans.

Key facts

• 7,758 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway with about 2 parking spaces; Total of about 4 parking spaces; Dirt driveway
• Utilities: Well water; On-site septic; Natural gas heating fuel; Electric hot water
• Home design: Detached structure; Shingle roof; Frame construction; Slab foundation; One-story (all main-level living)
• Construction: Frame construction; Shingle roof; Slab foundation; Built (year per assessor)
• Exterior features: Partially fenced yard; Lot dimensions approximately 80 x 97

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Baseboard hot water heating; Electric cooling
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.4% in Tuckerton — 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 60/100 on livability (#476 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: schools D, amenities F, commute F.
• Pinelands Regional School District (rural): math 14% / reading 46% proficiency, ranked #344 of 472 in NJ (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 297 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).

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 53 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.11% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $370,656
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Railroad Dr	0.32mi	3/1.0 (+1)	1,008 (+13%)	7mo	$419,000	$416	52

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-11,825
• Equity at exit: $29,806

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $16,362
• Equity at exit: $17,284

Cash invested: $55,972 (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 08087

• Active inventory: 297
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,218 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$298 /mo · $3,580/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $322

Break-even live

Break-even rent $1,810

Max offer price $199,900

Occupancy floor 80%

Sensitivity live

Price	-10% $435	-5% $379	+0% $322	+5% $265	+10% $209
Rent	-10% $147	-5% $234	+0% $322	+5% $410	+10% $497
Rate	-1.0pp $423	-0.5pp $373	base $322	+0.5pp $270	+1.0pp $217

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 E Main St Tuckerton, NJ	1.0–2.0	1.0–2.0	846	$2,374	$2.80	0d	6	1.07mi

Listing history 27 events

1. 2026-06-21
   days on market $199,900 Active 53 DOM
2. 2026-06-18
   days on market $199,900 Active 50 DOM
3. 2026-06-17
   days on market $199,900 Active 49 DOM
4. 2026-06-16
   days on market $199,900 Active 48 DOM
5. 2026-06-15
   days on market $199,900 Active 47 DOM
6. 2026-06-13
   pricedays on market $199,900 Active 45 DOM
7. 2026-06-09
   days on market $220,000 Active 41 DOM
8. 2026-06-08
   days on market $220,000 Active 40 DOM
9. 2026-06-07
   days on market $220,000 Active 39 DOM
10. 2026-06-04
    days on market $220,000 Active 36 DOM
11. 2026-06-03
    days on market $220,000 Active 35 DOM
12. 2026-06-02
    days on market $220,000 Active 34 DOM
13. 2026-06-01
    days on market $220,000 Active 33 DOM
14. 2026-05-31
    days on market $220,000 Active 32 DOM
15. 2026-04-29
    listed $220,000 Active 374-char remark
16. 2022-03-22
    historical
17. 2021-09-30
    listed $149,900 Active
18. 2021-05-19
    historical
19. 2021-02-05
    listed $189,000 Active
20. 2020-10-20
    historical
21. 2020-02-25
    listed $230,000 Active
22. 2004-12-27
    soldstatus $175,000
23. 2004-05-03
    soldstatus $160,000
24. 2002-01-04
    soldstatus $65,000
25. 1999-03-18
    soldstatus $50,000
26. 1999-02-23
    historical
27. 1998-08-23
    listed $65,000

ⓘ 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: $3,580 · $298/mo
• Projected year-2 tax: $4,279 · $357/mo
• Expected delta: +$699/yr (+$58/mo · 19.5%)

ⓘ 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 ≥99°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,610
• − Mortgage interest: −$11,198
• − Property taxes: −$3,580
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$5,815
• Taxable income: $760
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $3,681/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: Pinelands Regional School District
• NCES district ID: 3413000
• Math proficiency: 14% ▼ -20.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $59,396
• Composite: 26.97/100
• National rank: #7075
• State rank: #344 of 472 in NJ

Livability — Tuckerton

• Score: 60/100
• State rank: #476
• US rank: #18492

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ocean County · 439,426 people
• City population: 25,342
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 25,342
• Household income: $91,677
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 519.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 6% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 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: ▼ -243.86%
• Current HPI: 340.4378
• 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

+207.5% since first listed

14 events — show timeline

• 2026-06-12 Price Changed $199,900 BRIGHT MLS
• 2026-04-29 Listed $220,000 BRIGHT MLS
• 2022-03-22 Listing Removed — BRIGHT MLS
• 2021-09-30 Listed $149,900 BRIGHT MLS
• 2021-05-19 Listing Removed — BRIGHT MLS
• 2021-02-05 Listed $189,000 BRIGHT MLS
• 2020-10-20 Listing Removed — BRIGHT MLS
• 2020-02-25 Listed $230,000 BRIGHT MLS
• 2004-12-27 Sold (Public Records) $175,000 Public Records
• 2004-05-03 Sold (Public Records) $160,000 Public Records
• 2002-01-04 Sold (Public Records) $65,000 Public Records
• 1999-03-18 Sold (Public Records) $50,000 Public Records
• 1999-02-23 Listing Removed — BRIGHT MLS
• 1998-08-23 Listed $65,000 BRIGHT MLS

Property tax history

+1.2%/yr

Latest (2025): $3,580 · +10.6% YoY. Source: county tax records.