38 Coolidge Pl · West Long Branch, NJ 07764

$3,450,000

6 bd · 6.5 ba · 2,346 sqft · SingleFamily public records · 102 Days on market

Built 2026 0.37 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spectacular & spacious 2,300 SF home located on the corner of the highly desirable Barbizon Estates section of West Long Branch. Fantastic opportunity to own in this highly sought after area. This beautiful home, offers four spacious bedrooms, 2.5 bathrooms and a full basement. Large kitchen with dinette. Spacious formal Dining room. Family/living room with hardwood flooring and beautiful oversized windows. The exquisite grounds feature mature landscaping on a beautiful corner lot. Close to houses of worship, shopping and beaches. This is the perfect opportunity to own in this highly desirable neighborhood!

Key facts

• New construction
• Spacious garage
• Exceptional location

Tags

• NEW CONSTRUCTION
• SPACIOUS GARAGE
• EXCEPTIONAL LOCATION

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer
• Home design: Fee simple ownership
• Construction: New construction
• Exterior features: Shingle roof; New construction

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 6 full bathrooms; 1 half bathroom (6.5 total)
• Heating & cooling: Forced air heating; Central air conditioning; 2-zone AC
• Interior features: Finished full basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 6-bed/6.5-bath single-family listed at $3.45M.

Deal economics

• At list price, monthly cash flow is $-13k ($-151k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.23M (64.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.02M (70.3% below list).
• Recommended offer: $1.02M (70.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#268 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• West Long Branch School District (suburban): math 37% / reading 55% proficiency, ranked #154 of 472 in NJ (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 47 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,840 units permitted in Monmouth County in 2024 (484 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $24k of loan paydown is wiped out by about $104k 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

• It's been on market 102 days — a 9% lower offer ($3.14M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $999k; list at $3.45M implies a 245% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $1,023,351 (70.3% 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. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 70% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.30% ✗
• Cap rate: 1.93%
• Cash-on-cash: -15.58%
• DSCR: 0.31
• GRM: 28.1

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: -46.6%
• Equity multiple: -0.41×
• Total profit: $-1,359,775
• Equity at exit: $514,406

10-year hold

• IRR: -88.5%
• Equity multiple: -1.30×
• Total profit: $-2,220,184
• Equity at exit: $298,293

Cash invested: $966,000 (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 07764

• Home prices YoY: -28.1%
• Active inventory: 47
• Price-to-rent: 28.1×

Monthly cashflow live

• Estimated rent: $10,234 medium
• Mortgage (P&I): −$18,092
• Tax from tax record: −$1,098 /mo · $13,180/yr
• Insurance: −$1,438
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,149
• Net cashflow: $-12,544

Break-even live

Break-even rent $26,111

Max offer price $1,234,126

Occupancy floor —

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: $862,500
• Closing costs: $103,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
84 Cooper Ave West Long Branch, NJ	6.0	4.5	1760	$10,000	$5.68	12d	1	0.25mi
555 Cedar Ave West Long Branch, NJ	5.0	2.5	2208	$5,500	$2.49	1d	1	0.43mi
63 Jamestown Rd Eatontown, NJ	6.0	3.5	2755	$70,000	$25.41	22d	1	0.73mi
12 Branch Rd Oakhurst, NJ	5.0	2.5	2113	$3,200	$1.51	24d	1	0.90mi
12 Branch Rd Oakhurst, NJ	5.0	2.5	2113	$2,800	$1.33	17d	1	0.90mi
20 Roslyn Dr Oakhurst, NJ	6.0	4.5	2541	$11,000	$4.33	1d	1	0.99mi
60 Larchwood Ave Oakhurst, NJ	6.0	3.0	2712	$67,500	$24.89	24d	1	1.06mi
534 Apple Dr Oakhurst, NJ	5.0	3.5	2919	$45,000	$15.42	24d	1	1.11mi
7 Elinore Ave Long Branch, NJ	5.0	2.0	2848	$2,600	$0.91	24d	1	1.24mi
295 Jersey Ave Long Branch, NJ	5.0	3.0	2176	$75,000	$34.47	24d	1	1.35mi
279 Lake Ave Long Branch, NJ	7.0	5.0	3252	$90,000	$27.68	24d	1	1.37mi
265 Norgrove Ave Long Branch, NJ	5.0	4.0	2982	$3,250	$1.09	24d	1	1.41mi
224 Chatham Ave Oakhurst, NJ	5.0	1.5	1971	$30,000	$15.22	20d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $3,450,000 Active 102 DOM
2. 2026-06-17
   days on market $3,450,000 Active 101 DOM
3. 2026-06-16
   days on market $3,450,000 Active 100 DOM
4. 2026-06-15
   days on market $3,450,000 Active 99 DOM
5. 2026-06-13
   days on market $3,450,000 Active 97 DOM
6. 2026-06-13
   days on market $3,450,000 Active 96 DOM
7. 2026-06-10
   price $3,450,000 Active 93 DOM
8. 2026-06-09
   days on market $3,500,000 Active 93 DOM
9. 2026-06-08
   days on market $3,500,000 Active 92 DOM
10. 2026-06-07
    days on market $3,500,000 Active 91 DOM
11. 2026-06-04
    days on market $3,500,000 Active 88 DOM
12. 2026-06-03
    days on market $3,500,000 Active 87 DOM
13. 2026-06-02
    days on market $3,500,000 Active 86 DOM
14. 2026-06-01
    days on market $3,500,000 Active 85 DOM
15. 2026-05-31
    days on market $3,500,000 Active 84 DOM
16. 2026-03-08
    listed $3,500,000 Active
17. 2025-09-03
    listed $3,300,000 Active
18. 2023-08-23
    soldstatus $999,000
19. 2023-08-17
    soldstatus $999,990 Sold 618-char remark

    Show marketing remark (618 chars)

    Spectacular & spacious 2,300 SF home located on the corner of the highly desirable Barbizon Estates section of West Long Branch. Fantastic opportunity to own in this highly sought after area. This beautiful home, offers four spacious bedrooms, 2.5 bathrooms and a full basement. Large kitchen with dinette. Spacious formal Dining room. Family/living room with hardwood flooring and beautiful oversized windows. The exquisite grounds feature mature landscaping on a beautiful corner lot. Close to houses of worship, shopping and beaches. This is the perfect opportunity to own in this highly desirable neighborhood!

20. 2023-06-25
    status Pending 618-char remark

    Show marketing remark (618 chars)

    Spectacular & spacious 2,300 SF home located on the corner of the highly desirable Barbizon Estates section of West Long Branch. Fantastic opportunity to own in this highly sought after area. This beautiful home, offers four spacious bedrooms, 2.5 bathrooms and a full basement. Large kitchen with dinette. Spacious formal Dining room. Family/living room with hardwood flooring and beautiful oversized windows. The exquisite grounds feature mature landscaping on a beautiful corner lot. Close to houses of worship, shopping and beaches. This is the perfect opportunity to own in this highly desirable neighborhood!

21. 2023-06-22
    historical 618-char remark

    Show marketing remark (618 chars)

    Spectacular & spacious 2,300 SF home located on the corner of the highly desirable Barbizon Estates section of West Long Branch. Fantastic opportunity to own in this highly sought after area. This beautiful home, offers four spacious bedrooms, 2.5 bathrooms and a full basement. Large kitchen with dinette. Spacious formal Dining room. Family/living room with hardwood flooring and beautiful oversized windows. The exquisite grounds feature mature landscaping on a beautiful corner lot. Close to houses of worship, shopping and beaches. This is the perfect opportunity to own in this highly desirable neighborhood!

22. 2023-06-19
    status Active 618-char remark

    Show marketing remark (618 chars)

    Spectacular & spacious 2,300 SF home located on the corner of the highly desirable Barbizon Estates section of West Long Branch. Fantastic opportunity to own in this highly sought after area. This beautiful home, offers four spacious bedrooms, 2.5 bathrooms and a full basement. Large kitchen with dinette. Spacious formal Dining room. Family/living room with hardwood flooring and beautiful oversized windows. The exquisite grounds feature mature landscaping on a beautiful corner lot. Close to houses of worship, shopping and beaches. This is the perfect opportunity to own in this highly desirable neighborhood!

23. 2023-06-12
    historical Active/Under Contract 618-char remark

    Show marketing remark (618 chars)

    Spectacular & spacious 2,300 SF home located on the corner of the highly desirable Barbizon Estates section of West Long Branch. Fantastic opportunity to own in this highly sought after area. This beautiful home, offers four spacious bedrooms, 2.5 bathrooms and a full basement. Large kitchen with dinette. Spacious formal Dining room. Family/living room with hardwood flooring and beautiful oversized windows. The exquisite grounds feature mature landscaping on a beautiful corner lot. Close to houses of worship, shopping and beaches. This is the perfect opportunity to own in this highly desirable neighborhood!

24. 2023-05-23
    listed $1,300,000 Active 618-char remark

    Show marketing remark (618 chars)

    Spectacular & spacious 2,300 SF home located on the corner of the highly desirable Barbizon Estates section of West Long Branch. Fantastic opportunity to own in this highly sought after area. This beautiful home, offers four spacious bedrooms, 2.5 bathrooms and a full basement. Large kitchen with dinette. Spacious formal Dining room. Family/living room with hardwood flooring and beautiful oversized windows. The exquisite grounds feature mature landscaping on a beautiful corner lot. Close to houses of worship, shopping and beaches. This is the perfect opportunity to own in this highly desirable neighborhood!

25. 2023-05-23
    historical

    Show marketing remark (618 chars)

    Spectacular & spacious 2,300 SF home located on the corner of the highly desirable Barbizon Estates section of West Long Branch. Fantastic opportunity to own in this highly sought after area. This beautiful home, offers four spacious bedrooms, 2.5 bathrooms and a full basement. Large kitchen with dinette. Spacious formal Dining room. Family/living room with hardwood flooring and beautiful oversized windows. The exquisite grounds feature mature landscaping on a beautiful corner lot. Close to houses of worship, shopping and beaches. This is the perfect opportunity to own in this highly desirable neighborhood!

26. 2023-05-21
    price $1,500,000
27. 2023-05-15
    listed $1,750,000 Active

ⓘ 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: $13,180 · $1,098/mo
• Projected year-2 tax: $49,543 · $4,129/mo
• Expected delta: +$36,362/yr (+$3,030/mo · 275.9%)

ⓘ 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 ≥94°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: $122,802
• − Mortgage interest: −$193,254
• − Property taxes: −$13,180
• − Insurance: −$17,250
• − Repairs & maintenance: −$9,824
• − Management: −$9,824
• − Depreciation: −$100,364
• Taxable loss: −$220,894
• Est. tax savings @ 24.0%: +$53,015
• After-tax cash flow: $-97,508/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: West Long Branch School District
• NCES district ID: 3417490
• Math proficiency: 37% ▼ -26.00%
• Reading proficiency: 55% ▼ -9.00%
• Median HH income: $87,522
• Composite: 42.99/100
• National rank: #3108
• State rank: #154 of 472 in NJ

Livability — West Long Branch

• Score: 70/100
• State rank: #268
• US rank: #7916

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Long Branch, NJ
• City population: 8,576
• Population (ZIP): 8,576

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 7% Two or more races 6% Black 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Estonian 2% Portuguese 2%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Other Indo-European 6% Spanish 3% Russian/Polish/Slavic 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: ▼ -169.51%
• Current HPI: 432.648
• Rent YoY: —
• Metro: —
• 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

+100.0% since first listed

12 events — show timeline

• 2026-03-08 Listed $3,500,000 MOMLS
• 2025-09-03 Listed $3,300,000 MOMLS
• 2023-08-23 Sold (Public Records) $999,000 Public Records
• 2023-08-17 Sold (MLS) $999,990 MOMLS
• 2023-06-25 Pending — MOMLS
• 2023-06-22 Delisted — MOMLS
• 2023-06-19 Relisted — MOMLS
• 2023-06-12 Contingent — MOMLS
• 2023-05-23 Listed $1,300,000 MOMLS
• 2023-05-23 Delisted — MOMLS
• 2023-05-21 Price Changed $1,500,000 MOMLS
• 2023-05-15 Listed $1,750,000 MOMLS

Property tax history

+2.7%/yr

Latest (2025): $13,180 · +0.4% YoY. Source: county tax records.