300A W Malvern Ct Unit A · Leisure Village, NJ 08701

$135,000

2 bd · 1.0 ba · 858 sqft · Condo public records · 83 Days on market

Built 1968 $157/sqft · 20% below area Est $168k · 20% under $388/mo HOA · 18% of rent

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Why this score? — see what drove the B 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 +27.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• Livability +3.2/5.0
• 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

Bring your imagination and design talent to make this end unit Greenbriar model your cozy home sweet home. This model features two bedrooms, one bath, a galley kitchen with dining area, a large living room and an enclosed front porch with storage closet. Leisure Village has nurses on premises, and is located in close proximity to medical facilities, restaurants, shopping and the Jersey Shore. Enjoy the many activities; along with a 9-hole golf course, two pools, a fitness room, library, fishing, boating and a picnic grove. If you hurry you can be here in time for the summer festivities.

Key facts

• Galley kitchen
• 9-hole golf course
• Two pools

Tags

• GALLEY KITCHEN
• ENCLOSED FRONT PORCH
• CLOSE PROXIMITY TO RESTAURANTS
• CLOSE PROXIMITY TO SHOPPING
• 9-HOLE GOLF COURSE
• TWO POOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 6.0% in Leisure Village — 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 64/100 on livability (#416 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+, cost of living B; Watch: schools D, amenities F, commute 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; 10 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).
• This rent runs 39% 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $135k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.56% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.13%
• DSCR: 1.58
• GRM: 5.3

CMA / ARV

• ARV (median comp): $168,364
• List price: $135,000
• Delta: -19.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $4,691
• Equity at exit: $20,129

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $38,930
• Equity at exit: $11,672

Cash invested: $37,800 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$708
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$56
• HOA: −$388
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $414

Break-even live

Break-even rent $1,588

Max offer price $135,000

Occupancy floor 75%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341B Canterbury Ct Lakewood, NJ	2.0	1.0	982	$2,275	$2.32	22d	1	0.20mi
335A Canterbury Ct Lakewood, NJ	2.0	1.0	982	$1,950	$1.99	19d	1	0.23mi
47L Cambridge Ct Lakewood, NJ	2.0	1.0	841	$1,795	$2.13	24d	1	0.31mi
106A Edinburgh Ln Lakewood, NJ	2.0	1.0	858	$2,200	$2.56	17d	1	0.40mi
219 Buckingham Ct Lakewood, NJ	1.0	1.0	663	$1,900	$2.87	44d	1	0.47mi
278C Kingston Ct Lakewood, NJ	2.0	1.0	1000	$2,250	$2.25	2d	1	0.65mi
1042C Aberdeen Dr Unit C Lakewood, NJ	2.0	1.0	982	$2,000	$2.04	4d	1	1.02mi
824A Balmoral Ct Unit A Toms River, NJ	2.0	1.0	982	$2,200	$2.24	19d	1	1.18mi
829A Balmoral Ct Unit 1001 Lakewood, NJ	1.0	1.0	663	$1,600	$2.41	24d	1	1.23mi
1100 Deer Path Lakewood, NJ	2.0	1.0–1.5	1187	$2,575	$2.17	2d	4	1.47mi

HOA detail condo

• Monthly dues: $388 · $4,656/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $135,000 Active 83 DOM
2. 2026-06-17
   days on market $135,000 Active 82 DOM
3. 2026-06-16
   days on market $135,000 Active 81 DOM
4. 2026-06-15
   days on market $135,000 Active 80 DOM
5. 2026-06-13
   days on market $135,000 Active 78 DOM
6. 2026-06-13
   days on market $135,000 Active 77 DOM
7. 2026-06-09
   days on market $135,000 Active 74 DOM
8. 2026-06-08
   days on market $135,000 Active 73 DOM
9. 2026-06-07
   days on market $135,000 Active 72 DOM
10. 2026-06-04
    days on market $135,000 Active 69 DOM
11. 2026-06-03
    days on market $135,000 Active 68 DOM
12. 2026-06-02
    days on market $135,000 Active 67 DOM
13. 2026-06-01
    days on market $135,000 Active 66 DOM
14. 2026-05-31
    days on market $135,000 Active 65 DOM
15. 2026-04-21
    price $135,000 596-char remark

    Show marketing remark (596 chars)

    Bring your imagination and design talent to make this end unit Greenbriar model your cozy home sweet home. This model features two bedrooms, one bath, a galley kitchen with dining area, a large living room and an enclosed front porch with storage closet. Leisure Village has nurses on premises, and is located in close proximity to medical facilities, restaurants, shopping and the Jersey Shore. Enjoy the many activities; along with a 9-hole golf course, two pools, a fitness room, library, fishing, boating and a picnic grove. If you hurry you can be here in time for the summer festivities.

16. 2026-03-28
    listed $150,000 Active 596-char remark

    Show marketing remark (596 chars)

    Bring your imagination and design talent to make this end unit Greenbriar model your cozy home sweet home. This model features two bedrooms, one bath, a galley kitchen with dining area, a large living room and an enclosed front porch with storage closet. Leisure Village has nurses on premises, and is located in close proximity to medical facilities, restaurants, shopping and the Jersey Shore. Enjoy the many activities; along with a 9-hole golf course, two pools, a fitness room, library, fishing, boating and a picnic grove. If you hurry you can be here in time for the summer festivities.

17. 2014-12-03
    soldstatus $40,000
18. 2000-12-18
    soldstatus $44,000 183-char remark

    Show marketing remark (183 chars)

    LIGHT, BRIGHT, END UNIT IN GREAT LOCATION - NEWER CARPET RANGE - THE FRIDGE IS EXCLUDED. UNIT VACANT - CALL BROKER FOR KEY TO SHOW. ALL CONTRACTS MUST INCLUDE THE VILLAGE ADDENDUMS.

19. 2000-07-29
    listed $49,000 183-char remark

    Show marketing remark (183 chars)

    LIGHT, BRIGHT, END UNIT IN GREAT LOCATION - NEWER CARPET RANGE - THE FRIDGE IS EXCLUDED. UNIT VACANT - CALL BROKER FOR KEY TO SHOW. ALL CONTRACTS MUST INCLUDE THE VILLAGE ADDENDUMS.

20. 1988-01-20
    soldstatus $60,000

ⓘ 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: $1,226 · $102/mo
• Projected year-2 tax: $2,294 · $191/mo
• Expected delta: +$1,068/yr (+$89/mo · 87.1%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $25,335
• − Mortgage interest: −$7,562
• − Property taxes: −$1,226
• − Insurance: −$675
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − HOA: −$4,656
• − Depreciation: −$3,927
• Taxable income: $3,235
• Est. tax owed @ 24.0%: −$776
• After-tax cash flow: $4,186/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

• Score: 64/100
• State rank: #416
• US rank: #14624

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leisure Village, 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

+125.0% since first listed

6 events — show timeline

• 2026-04-21 Price Changed $135,000 MOMLS
• 2026-03-28 Listed $150,000 MOMLS
• 2014-12-03 Sold (Public Records) $40,000 Public Records
• 2000-12-18 Sold (MLS) $44,000 BRIGHT MLS
• 2000-07-29 Listed $49,000 BRIGHT MLS
• 1988-01-20 Sold (Public Records) $60,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,226 · +4.1% YoY. Source: county tax records.