75 Washington Ave · Keansburg, NJ 07734

$329,900

4 bd · 1.0 ba · 1,596 sqft · SingleFamily public records · 5 Days on market

Built 1918 7,840 sqft lot Est $500k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• 1% rule +4.7/10.0
• DSCR +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this fixer-upper in Keansburg with great bones and an expansive layout that's ready for your vision and TLC. Bring your imagination and turn this one into something special. A fantastic opportunity for an investor, flipper, or buyer looking to build instant sweat equity in a bayside community. Ideally located just minutes from the Keansburg Waterfront, boardwalk, and beach, with the amusement park, Runaway Rapids, and bayfront dining all close by. Easy access to Route 36 and a quick shot to the GSP for commuters. Sold As-Is.

Key facts

• Expansive layout
• Bayside community
• 7,840 sq ft lot

Tags

• EXPANSIVE LAYOUT
• BAYSIDE COMMUNITY
• MINUTES FROM THE WATERFRONT
• EASY ACCESS TO ROUTE 36

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Fee simple ownership
• Exterior features: Shingle roof

Interior

• Bedrooms: Four bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; No central air listed
• Interior features: No fireplaces; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-565 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (30.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (3.3% below list).
• Recommended offer: $230k (30.2% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 3.2% in Keansburg — 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 66/100 on livability (#355 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: cost of living D, amenities F, commute F.
• Keansburg School District (suburban): math 6% / reading 30% proficiency, ranked #443 of 472 in NJ (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Joseph C. Caruso School (math 7% / reading 26%, grade F, #1,094 of 1,303 statewide, top 85%, 667 students, 49% FRL); Joseph R. Bolger Middle School (math 6% / reading 35%, grade F, #391 of 431 statewide, top 91%, 335 students, 47% FRL); Keansburg High School (math 8% / reading 32%, grade F, #354 of 399 statewide, top 89%, 388 students, 40% FRL).
• Market conditions: 108 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,840 units permitted in Monmouth County in 2024 (484 in 5+ unit buildings).
• At $3,189/mo this rent would consume 47% of the median local household income ($82k/yr) (locally 485% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Monmouth County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $330k implies a 727% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $460/mo; built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,154 (30.2% 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. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.97% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $499,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Creek Rd	0.06mi	3/1.5 (-1)	1,520 (-5%)	3mo	$415,000	$273	80
9 Maplewood Ave	0.21mi	3/2.0 (-1)	1,500 (-6%)	3mo	$450,000	$300	69
108 Ramsey Ave	0.19mi	4/2.0	1,768 (+11%)	1mo	$579,900	$328	69
24 Willis Ave	0.61mi	4/2.0	1,606 (+1%)	0mo	$497,000	$309	66
52 Port Monmouth Rd	0.66mi	4/1.5	1,556 (-2%)	0mo	$449,000	$289	63
1 Saint Marks Pl	0.24mi	3/2.5 (-1)	1,735 (+9%)	3mo	$465,000	$268	61
11 Poplar Ave	0.45mi	3/2.0 (-1)	1,498 (-6%)	2mo	$460,000	$307	58
143 Seabreeze Way	0.33mi	3/2.0 (-1)	1,452 (-9%)	4mo	$480,000	$331	57
21 Johnson Ter	0.65mi	4/2.0	1,522 (-5%)	2mo	$575,000	$378	57
76 Highland Blvd	0.32mi	3/1.5 (-1)	1,392 (-13%)	1mo	$435,000	$313	56
59 Holly Ave	0.58mi	3/2.0 (-1)	1,504 (-6%)	1mo	$562,000	$374	54
210 Raritan Pl	0.74mi	3/2.0 (-1)	1,490 (-7%)	1mo	$525,000	$352	44

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: -28.8%
• Equity multiple: 0.04×
• Total profit: $-88,878
• Equity at exit: $49,189

10-year hold

• IRR: -27.7%
• Equity multiple: -0.32×
• Total profit: $-121,498
• Equity at exit: $28,524

Cash invested: $92,372 (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 07734

• Active inventory: 108
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,189 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$756 /mo · $9,069/yr
• Insurance: −$137
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$670
• Net cashflow: $-565

Break-even live

Break-even rent $3,903

Max offer price $230,154

Occupancy floor —

Sensitivity live

Price	-10% $-378	-5% $-471	+0% $-565	+5% $-658	+10% $-751
Rent	-10% $-817	-5% $-691	+0% $-565	+5% $-439	+10% $-313
Rate	-1.0pp $-399	-0.5pp $-481	base $-565	+0.5pp $-650	+1.0pp $-737

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73 Maple Ave Unit 2nd Flr Keansburg, NJ	3.0	1.0	1792	$2,700	$1.51	0d	1	0.23mi
31 Saint James Pl Unit A Keansburg, NJ	3.0	1.0	1400	$2,100	$1.50	5d	1	0.27mi
22 Commodore Ave Unit B Upper Unit Keansburg, NJ	3.0	1.0	1836	$2,400	$1.31	26d	1	0.32mi
41 Seabreeze Way Keansburg, NJ	3.0	1.5	1635	$3,500	$2.14	3d	1	0.48mi
19 Bayview Ave Unit Units A & B (2 Units) Keansburg, NJ	4.0	2.0	1639	$5,000	$3.05	3d	1	0.49mi
22 Bay Ave Keansburg, NJ	3.0	1.0	1584	$2,700	$1.70	0d	1	0.50mi
29 Lohsen Ave Keansburg, NJ	3.0	1.5	1696	$3,600	$2.12	23d	1	0.73mi

Listing history 4 events

1. 2026-06-21
   days on market $329,900 Active 5 DOM
2. 2026-06-18
   days on market $329,900 Active 2 DOM
3. 2026-06-16
   remarks 541-char remark
4. 2026-06-16
   listed $329,900 Active 1 DOM

ⓘ 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: $9,069 · $756/mo
• Projected year-2 tax: $9,069 · $756/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 8/10 Severe FEMA zone AE · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,264
• − Mortgage interest: −$18,480
• − Property taxes: −$9,069
• − Insurance: −$7,174
• − Repairs & maintenance: −$3,061
• − Management: −$3,061
• − Depreciation: −$9,597
• Taxable loss: −$12,179
• Est. tax savings @ 24.0%: +$2,923
• After-tax cash flow: $-3,853/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: Keansburg School District
• NCES district ID: 3407860
• Math proficiency: 6% ▼ -12.00%
• Reading proficiency: 30% ▲ 2.00%
• Median HH income: $45,296
• Composite: 15.71/100
• National rank: #9281
• State rank: #443 of 472 in NJ

Livability — Keansburg

• Score: 66/100
• State rank: #355
• US rank: #11775

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keansburg, NJ
• County: Monmouth County · 505,557 people
• City population: 12,925
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 12,925
• Household income: $82,029
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 485.0

Population outlook (Monmouth County) Hauer SSP2

• Today (2025): 620,308 people
• By 2030: 612,309 · -1.3%
• By 2040: 587,297 · -5.3%
• By 2050: 551,342 · -11.1%
• By 2075: 472,934 · -23.8%
• By 2100: 381,534 · -38.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 19% Black 8% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8% Cuban 1% Dominican 1%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Monmouth

• 2024 margin: R (+11.4) · D 43.4% · R 54.8% · Other 1.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -3.7pp · 2024: -11.4pp
• All cycles: 2024: R+11.4 2020: R+2.8 2016: R+9.5 2012: R+5.5 2008: R+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -218.47%
• Current HPI: 379.3764
• 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

+726.8% since first listed

3 events — show timeline

• 2026-06-16 Listed $329,900 MOMLS
• 1979-01-01 Sold (Public Records) $39,900 Public Records
• 1978-12-29 Sold (Public Records) $39,900 Public Records

Property tax history

+4.6%/yr

Latest (2025): $9,069 · +14.4% YoY. Source: county tax records.