64 Coral Bell Holw · Toms River, NJ 08755

$319,000

2 bd · 2.0 ba · 1,024 sqft · SingleFamily public records · 42 Days on market

Built 1970 6,969 sqft lot Est $287k · 11% over $25/mo HOA · 1% of rent

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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).

• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to the Gardens of Pleasant Plains! This beautiful Sandpiper Model is complete with wood floors throughout. The newer kitchen boasts SS appliances and quartz countertops w/ a tile backsplash. The backyard has a paver patio perfect for entertaining. See this home today!

Key facts

• 6,969 sq ft lot
• Garage
• Built 1970

Property features AI

Finance

• HOA & community: HOA with a $25 monthly fee; HOA covers trash, common area maintenance, and snow removal; Community amenities include a clubhouse (no pool)

Exterior

• Parking: Attached garage with 1 garage space
• Home design: Condominium ownership
• Construction: Crawl space basement
• Exterior features: Shingle roof

Interior

• Kitchen: Includes dishwasher, microwave, stove, refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom and 1 half bathroom (total 1.5 bathrooms)
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Washer, Dishwasher, Dryer, Microwave, Stove, Refrigerator included; Tile and wood flooring; No fireplaces
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (11.1% below list).
• Recommended offer: $283k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.8% in Toms River — 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 81/100 on livability (#61 in NJ, #1,538 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: commute D, cost of living F.
• Toms River Regional School District (suburban): math 18% / reading 44% proficiency, ranked #316 of 472 in NJ (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Walnut Street Elementary School (math 14% / reading 35%, grade F, #878 of 1,303 statewide, top 70%, 739 students, 51% FRL); Toms River Intermediate School North (math 18% / reading 49%, grade F, #265 of 431 statewide, top 63%, 1,012 students, 38% FRL); Toms River High School North (math 24% / reading 52%, grade F, #210 of 399 statewide, top 53%, 1,931 students, 28% FRL) — zoned schools average 39% FRL vs 22% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 265 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 39% of the median local income ($88k/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 $2k of loan paydown is wiped out by about $10k 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 42 days — a 3% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $283,437 (11.1% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.89% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $286,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Wall Cress Ct	0.17mi	2/1.0	1,024 (0%)	1mo	$279,000	$272	87
50 Golden Glow Circus	0.20mi	2/1.0	1,040 (+2%)	6mo	$317,000	$305	80
27 Coral Bell Holw	0.12mi	2/1.0	1,052 (+3%)	8mo	$185,000	$176	79
74 Fox Glove	0.08mi	2/1.0	916 (-10%)	2mo	$295,000	$322	73
16 Hare Bell Holw	0.09mi	2/1.0	916 (-10%)	3mo	$260,000	$284	72
49 Green Dr	0.41mi	2/1.0	1,024 (0%)	6mo	$180,000	$176	71
44 Gardenia Way	0.29mi	2/1.0	966 (-6%)	3mo	$270,000	$280	71
33 Gardenia Way	0.33mi	2/1.0	960 (-6%)	4mo	$253,000	$264	66
95 Larkspur Ct	0.27mi	2/1.0	916 (-10%)	3mo	$193,500	$211	63
33 Sunflower Ln	0.38mi	2/1.0	966 (-6%)	7mo	$240,000	$248	63
61 Golden Glow Circus	0.15mi	2/1.0	896 (-12%)	7mo	$300,000	$335	62
28 Bellflower Ct	0.43mi	2/1.0	896 (-12%)	6mo	$251,000	$280	50

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-45,816
• Equity at exit: $47,564

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-32,308
• Equity at exit: $27,581

Cash invested: $89,320 (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 08755

• Active inventory: 265
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,834 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$316 /mo · $3,795/yr
• Insurance: −$133
• HOA: −$25
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $92

Break-even live

Break-even rent $2,718

Max offer price $319,000

Occupancy floor 92%

Sensitivity live

Price	-10% $273	-5% $182	+0% $92	+5% $2	+10% $-88
Rent	-10% $-132	-5% $-20	+0% $92	+5% $204	+10% $316
Rate	-1.0pp $253	-0.5pp $173	base $92	+0.5pp $9	+1.0pp $-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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Swain Ave Toms River, NJ	3.0	2.0	1500	$3,199	$2.13	19d	1	0.61mi
1091 W Whitty Rd Toms River, NJ	2.0–3.0	2.0–2.5	1758	$2,850	$1.62	0d	4	0.64mi
1255 NJ-166 Toms River, NJ	1.0	1.0	940	$1,994	$2.12	45d	1	1.06mi
1255 NJ-166 Toms River, NJ	1.0	1.0	940	$2,199	$2.34	26d	1	1.06mi
1255 New Jersey 166 Unit D9 Toms River, NJ	1.0	1.0	940	$2,199	$2.34	45d	1	1.10mi
1255 New Jersey 166 Unit A4 Toms River, NJ	1.0	2.0	990	$2,045	$2.07	45d	1	1.10mi
3600 Cypress Point Dr Toms River, NJ	1.0–2.0	1.0–2.0	1170	$2,964	$2.53	1d	17	1.23mi
1732 4th Ave Toms River, NJ	3.0	1.0	1248	$3,500	$2.80	0d	1	1.39mi
30 Green View Way Toms River, NJ	1.0–3.0	2.0–3.0	1450	$2,692	$1.86	0d	1	1.41mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 33 events

1. 2026-06-21
   days on market $319,000 Active 42 DOM
2. 2026-06-18
   days on market $319,000 Active 39 DOM
3. 2026-06-17
   days on market $319,000 Active 38 DOM
4. 2026-06-16
   days on market $319,000 Active 37 DOM
5. 2026-06-15
   days on market $319,000 Active 36 DOM
6. 2026-06-13
   days on market $319,000 Active 34 DOM
7. 2026-06-13
   days on market $319,000 Active 33 DOM
8. 2026-06-09
   days on market $319,000 Active 30 DOM
9. 2026-06-08
   days on market $319,000 Active 29 DOM
10. 2026-06-07
    days on market $319,000 Active 28 DOM
11. 2026-06-04
    days on market $319,000 Active 25 DOM
12. 2026-06-03
    days on market $319,000 Active 24 DOM
13. 2026-06-02
    pricedays on market $319,000 Active 23 DOM
14. 2026-06-01
    days on market $325,000 Active 22 DOM
15. 2026-05-31
    days on market $325,000 Active 21 DOM
16. 2026-05-20
    status Active
17. 2026-04-17
    status Pending
18. 2026-04-07
    listed $325,000 Active
19. 2026-04-06
    historical $325,000
20. 2024-05-14
    soldstatus $306,000
21. 2024-05-10
    soldstatus $306,000 Closed 281-char remark

    Show marketing remark (281 chars)

    Welcome Home to the Gardens of Pleasant Plains! This beautiful Sandpiper Model is complete with wood floors throughout. The newer kitchen boasts SS appliances and quartz countertops w/ a tile backsplash. The backyard has a paver patio perfect for entertaining. See this home today!

22. 2024-04-04
    status Pending 281-char remark

    Show marketing remark (281 chars)

    Welcome Home to the Gardens of Pleasant Plains! This beautiful Sandpiper Model is complete with wood floors throughout. The newer kitchen boasts SS appliances and quartz countertops w/ a tile backsplash. The backyard has a paver patio perfect for entertaining. See this home today!

23. 2024-03-22
    price $310,000 281-char remark

    Show marketing remark (281 chars)

    Welcome Home to the Gardens of Pleasant Plains! This beautiful Sandpiper Model is complete with wood floors throughout. The newer kitchen boasts SS appliances and quartz countertops w/ a tile backsplash. The backyard has a paver patio perfect for entertaining. See this home today!

24. 2024-03-22
    price $310 281-char remark

    Show marketing remark (281 chars)

    Welcome Home to the Gardens of Pleasant Plains! This beautiful Sandpiper Model is complete with wood floors throughout. The newer kitchen boasts SS appliances and quartz countertops w/ a tile backsplash. The backyard has a paver patio perfect for entertaining. See this home today!

25. 2024-03-19
    listed $325,000 Active 281-char remark

    Show marketing remark (281 chars)

    Welcome Home to the Gardens of Pleasant Plains! This beautiful Sandpiper Model is complete with wood floors throughout. The newer kitchen boasts SS appliances and quartz countertops w/ a tile backsplash. The backyard has a paver patio perfect for entertaining. See this home today!

26. 2024-03-17
    listed $339,000 Active
27. 2021-03-24
    soldstatus $165,000
28. 2021-03-18
    soldstatus $165,000 Sold
29. 2021-03-10
    status Pending
30. 2021-03-05
    listed $159,000 Active
31. 2004-12-09
    soldstatus $120,200
32. 2001-11-29
    soldstatus $82,000
33. 1976-06-02
    soldstatus $28,000

ⓘ 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: $3,795 · $316/mo
• Projected year-2 tax: $5,869 · $489/mo
• Expected delta: +$2,074/yr (+$173/mo · 54.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $34,012
• − Mortgage interest: −$17,869
• − Property taxes: −$3,795
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,721
• − Management: −$2,721
• − HOA: −$300
• − Depreciation: −$9,280
• Taxable loss: −$4,268
• Est. tax savings @ 24.0%: +$1,024
• After-tax cash flow: $2,130/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: Toms River Regional School District
• NCES district ID: 3416230
• Math proficiency: 18% ▼ -19.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $72,370
• Composite: 29.07/100
• National rank: #6602
• State rank: #316 of 472 in NJ

Livability — Toms River

• Score: 81/100
• State rank: #61
• US rank: #1538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toms River, NJ
• County: Ocean County · 439,426 people
• City population: 131,205
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 29,670
• Household income: $87,575
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 529.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 9% Two or more races 8% Asian 4%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 5% Italian 2% Scotch-Irish 2%
• Foreign-born: 10% · Canada, Jamaica, South Korea
• Languages at home: 84% English-only · Spanish 7% Other Indo-European 2% Tagalog/Filipino 2%

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: ▼ -223.51%
• Current HPI: 303.2721
• 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

+1060.7% since first listed

18 events — show timeline

• 2026-05-20 Relisted — MOMLS
• 2026-04-17 Pending — MOMLS
• 2026-04-07 Listed $325,000 MOMLS
• 2026-04-06 Coming Soon $325,000 MOMLS
• 2024-05-14 Sold (Public Records) $306,000 Public Records
• 2024-05-10 Sold (MLS) $306,000 MOMLS
• 2024-04-04 Pending — MOMLS
• 2024-03-22 Price Changed $310,000 MOMLS
• 2024-03-22 Price Changed $310 MOMLS
• 2024-03-19 Listed $325,000 MOMLS
• 2024-03-17 Listed $339,000 MOMLS
• 2021-03-24 Sold (Public Records) $165,000 Public Records
• 2021-03-18 Sold (MLS) $165,000 MOMLS
• 2021-03-10 Pending — MOMLS
• 2021-03-05 Listed $159,000 MOMLS
• 2004-12-09 Sold (Public Records) $120,200 Public Records
• 2001-11-29 Sold (Public Records) $82,000 Public Records
• 1976-06-02 Sold (Public Records) $28,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $3,795 · +50.8% YoY. Source: county tax records.