881B Balmoral Ct · Leisure Village East, NJ 08701

$167,900

2 bd · 1.0 ba · 858 sqft · Condo public records · 22 Days on market

Built 1970 $313/mo HOA · 15% of rent

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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 +21.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +6.7/10.0
• Livability +2.9/5.0
• 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

DUMBARTON DRIVE TO FIRST RIGHT ON BALMORAL TO # ALL NEW WINDOWS, 1 YEAR OLD CENTRAL A/C, 1 YEAR OLD WASHER & DRYER, NEW LINOLEUM, MAUVE CARPET THROUGHOUT, VERTICAL BLINDS CALL 477-7830 FOR KEY TO SHOW!!!!

Key facts

• Renovated kitchen
• Walk-in shower
• Enclosed porch

Tags

• RENOVATED KITCHEN
• SOLID SURFACE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• WALK-IN SHOWER
• ENCLOSED PORCH
• NEW CENTRAL A/C UNIT

Property features AI

Finance

• HOA & community: Leisure Village East association; Monthly association fee of $313; Association amenities include exercise room, community room, swimming pool, golf course, clubhouse, common area, and bocce; Association fee covers trash, common area maintenance, lawn maintenance, pool, and snow removal

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Attached property (condominium)
• Exterior features: Shingle roof; Condominium in Leisure Vlg E (model: Greenbriar)

Interior

• Kitchen: Kitchen (first floor)
• Bedrooms: 2 bedrooms (both on first floor)
• Bathrooms: 1 full bathroom (on first floor)
• Heating & cooling: Electric baseboard heating; Central air conditioning; No fireplaces
• Interior features: No basement; Sunroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $168k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $165k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.5% in Leisure Village East — 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 57/100 on livability (#518 in NJ) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing B+; Watch: cost of living C-, schools D-, amenities 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 38% 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 $5k 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 22 days — a 2% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 29y 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.
• Current owner paid $44k; list at $168k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $165,381 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.27
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-11,634
• Equity at exit: $25,034

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $10,373
• Equity at exit: $14,517

Cash invested: $47,012 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,047 high
• Mortgage (P&I): −$880
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$70
• HOA: −$313
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $242

Break-even live

Break-even rent $1,740

Max offer price $167,900

Occupancy floor 83%

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: $41,975
• Closing costs: $5,037
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
829A Balmoral Ct Unit 1001 Lakewood, NJ	1.0	1.0	663	$1,600	$2.41	24d	1	0.05mi
824A Balmoral Ct Unit A Toms River, NJ	2.0	1.0	982	$2,200	$2.24	18d	1	0.14mi
1042C Aberdeen Dr Unit C Lakewood, NJ	2.0	1.0	982	$2,000	$2.04	3d	1	0.63mi
335A Canterbury Ct Lakewood, NJ	2.0	1.0	982	$1,950	$1.99	18d	1	1.06mi
341B Canterbury Ct Lakewood, NJ	2.0	1.0	982	$2,275	$2.32	21d	1	1.07mi
444 Brick Blvd Brick Township, NJ	1.0–2.0	1.0–1.5	927	$2,475	$2.67	24d	1	1.18mi
47L Cambridge Ct Lakewood, NJ	2.0	1.0	841	$1,795	$2.13	24d	1	1.35mi
106A Edinburgh Ln Lakewood, NJ	2.0	1.0	858	$2,200	$2.56	17d	1	1.41mi

HOA detail condo

• Monthly dues: $313 · $3,756/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $167,900 Active 22 DOM
2. 2026-06-17
   days on market $167,900 Active 21 DOM
3. 2026-06-16
   days on market $167,900 Active 20 DOM
4. 2026-06-15
   days on market $167,900 Active 19 DOM
5. 2026-06-13
   days on market $167,900 Active 17 DOM
6. 2026-06-13
   days on market $167,900 Active 16 DOM
7. 2026-06-09
   days on market $167,900 Active 13 DOM
8. 2026-06-08
   days on market $167,900 Active 12 DOM
9. 2026-06-07
   days on market $167,900 Active 11 DOM
10. 2026-06-04
    days on market $167,900 Active 8 DOM
11. 2026-06-03
    days on market $167,900 Active 7 DOM
12. 2026-06-02
    days on market $167,900 Active 6 DOM
13. 2026-06-01
    days on market $167,900 Active 5 DOM
14. 2026-05-31
    days on market $167,900 Active 4 DOM
15. 2026-05-28
    listed $167,900 Active
16. 1997-05-15
    soldstatus $44,000 210-char remark

    Show marketing remark (210 chars)

    DUMBARTON DRIVE TO FIRST RIGHT ON BALMORAL TO # ALL NEW WINDOWS, 1 YEAR OLD CENTRAL A/C, 1 YEAR OLD WASHER & DRYER, NEW LINOLEUM, MAUVE CARPET THROUGHOUT, VERTICAL BLINDS CALL 477-7830 FOR KEY TO SHOW!!!!

17. 1997-04-21
    historical 210-char remark

    Show marketing remark (210 chars)

    DUMBARTON DRIVE TO FIRST RIGHT ON BALMORAL TO # ALL NEW WINDOWS, 1 YEAR OLD CENTRAL A/C, 1 YEAR OLD WASHER & DRYER, NEW LINOLEUM, MAUVE CARPET THROUGHOUT, VERTICAL BLINDS CALL 477-7830 FOR KEY TO SHOW!!!!

18. 1997-02-17
    listed $44,000 210-char remark

    Show marketing remark (210 chars)

    DUMBARTON DRIVE TO FIRST RIGHT ON BALMORAL TO # ALL NEW WINDOWS, 1 YEAR OLD CENTRAL A/C, 1 YEAR OLD WASHER & DRYER, NEW LINOLEUM, MAUVE CARPET THROUGHOUT, VERTICAL BLINDS CALL 477-7830 FOR KEY TO SHOW!!!!

19. 1992-08-12
    soldstatus $25,000

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: +$1,422/yr (+$118/mo · 106.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $24,560
• − Mortgage interest: −$9,405
• − Property taxes: −$1,337
• − Insurance: −$840
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − HOA: −$3,756
• − Depreciation: −$4,884
• Taxable income: $408
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $2,806/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 — Leisure Village East

• Score: 57/100
• State rank: #518
• US rank: #22166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leisure Village East, 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

+571.6% since first listed

5 events — show timeline

• 2026-05-28 Listed $167,900 MOMLS
• 1997-05-15 Sold (MLS) $44,000 MOMLS
• 1997-04-21 Delisted — MOMLS
• 1997-02-17 Listed $44,000 MOMLS
• 1992-08-12 Sold (Public Records) $25,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,337 · +4.1% YoY. Source: county tax records.