484 Bara St · Brick, NJ 08723

$435,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 56 Days on market

Built 1955 4,791 sqft lot $418/sqft · at area comps Est $423k · at est.

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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 +6.2/15.0
• Cash flow +6.1/30.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully renovated ranch offers the perfect blend of comfort and coastal living. With 3 bedrooms, 1 full bathroom, this thoughtfully designed space is move-in ready and full of charm. Step inside to find a cozy living room with a fireplace, creating a warm and inviting atmosphere. The spacious eat-in kitchen comes complete with appliances and is complemented by a separate dining area perfect for both casual meals and entertaining. The home also features a basement equipped with a laundry area, providing convenience and storage space. Outside, you'll love the expansive yard, offering endless opportunities for outdoor gatherings, gardening, or relaxation. This property combines a serene lifestyle with easy access to all that the Jersey Shore has to offer.

Key facts

• Cozy living room
• Renovated ranch
• Fireplace

Tags

• RENOVATED RANCH
• COZY LIVING ROOM
• FIREPLACE
• SPACIOUS EAT-IN KITCHEN
• SEPARATE DINING AREA
• BASEMENT EQUIPPED WITH LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $435k.

Deal economics

• At list price, monthly cash flow is $-813 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (33.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (40.2% below list).
• Recommended offer: $260k (40.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Brick Township Public School District (suburban): math 18% / reading 43% proficiency, ranked #330 of 472 in NJ (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 210 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 56 days — a 3% lower offer ($422k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $280k; list at $435k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $260,087 (40.2% 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. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.60% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.01%
• DSCR: 0.64
• GRM: 13.9

CMA / ARV

• ARV (median comp): $423,008
• List price: $435,000
• Delta: 2.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 Hessler Way	0.31mi	2/1.0	1,034 (-1%)	11mo	$390,000	$377	75
53 Country Club Ct	0.42mi	2/1.0	980 (-6%)	0mo	$375,000	$383	70
13 Baywood Blvd	0.67mi	3/1.0 (+1)	1,014 (-2%)	1mo	$438,750	$433	59
323 Church Rd	0.64mi	3/1.0 (+1)	988 (-5%)	5mo	$405,000	$410	53
575 Beach Plum Rd	0.55mi	2/1.0	960 (-8%)	11mo	$399,900	$417	52
15 Bayberry Ave	0.43mi	2/1.0	936 (-10%)	22mo	$485,000	$518	45
40 Nejecho Dr	0.69mi	2/1.0	988 (-5%)	23mo	$425,000	$430	41
8 Morey Ln	0.56mi	3/2.0 (+1)	970 (-7%)	21mo	$380,000	$392	36
313 Church Rd	0.67mi	3/1.0 (+1)	1,176 (+13%)	15mo	$382,000	$325	30

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: -30.4%
• Equity multiple: -0.00×
• Total profit: $-122,332
• Equity at exit: $64,860

10-year hold

• IRR: -32.5%
• Equity multiple: -0.42×
• Total profit: $-173,407
• Equity at exit: $37,611

Cash invested: $121,800 (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 08723

• Active inventory: 210
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,601 medium
• Mortgage (P&I): −$2,281
• Tax from tax record: −$406 /mo · $4,866/yr
• Insurance: −$181
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-813

Break-even live

Break-even rent $3,630

Max offer price $291,333

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 E Coral Dr Brick, NJ	2.0	1.0	960	$2,400	$2.50	10d	1	1.40mi

Listing history 14 events

1. 2026-06-03
   days on market $435,000 Active 56 DOM
2. 2026-06-02
   days on market $435,000 Active 55 DOM
3. 2026-06-01
   days on market $435,000 Active 54 DOM
4. 2026-05-31
   days on market $435,000 Active 53 DOM
5. 2026-04-08
   listed $435,000 Active 771-char remark

   Show marketing remark (771 chars)

   This beautifully renovated ranch offers the perfect blend of comfort and coastal living. With 3 bedrooms, 1 full bathroom, this thoughtfully designed space is move-in ready and full of charm. Step inside to find a cozy living room with a fireplace, creating a warm and inviting atmosphere. The spacious eat-in kitchen comes complete with appliances and is complemented by a separate dining area perfect for both casual meals and entertaining. The home also features a basement equipped with a laundry area, providing convenience and storage space. Outside, you'll love the expansive yard, offering endless opportunities for outdoor gatherings, gardening, or relaxation. This property combines a serene lifestyle with easy access to all that the Jersey Shore has to offer.

6. 2026-03-26
   status Pending
7. 2026-03-02
   listed $435,000 Active
8. 2026-01-20
   price $435,000
9. 2026-01-19
   price $435,000
10. 2025-11-11
    historical
11. 2025-10-17
    listed $469,999 Active
12. 2025-07-10
    soldstatus $280,000
13. 2025-07-03
    soldstatus $188,000
14. 1985-10-29
    soldstatus $63,900

ⓘ 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: $4,866 · $406/mo
• Projected year-2 tax: $7,849 · $654/mo
• Expected delta: +$2,983/yr (+$249/mo · 61.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥97°F today · 15 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: $31,210
• − Mortgage interest: −$24,367
• − Property taxes: −$4,866
• − Insurance: −$2,175
• − Repairs & maintenance: −$2,497
• − Management: −$2,497
• − Depreciation: −$12,655
• Taxable loss: −$17,846
• Est. tax savings @ 24.0%: +$4,283
• After-tax cash flow: $-5,476/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: Brick Township Public School District
• NCES district ID: 3402220
• Math proficiency: 18% ▼ -24.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $68,717
• Composite: 28.31/100
• National rank: #6785
• State rank: #330 of 472 in NJ

Livability — Brick

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Ocean County · 439,426 people
• City population: 32,141
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 32,141
• Household income: $108,643
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 404.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 14% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 6% Slovak 1% Portuguese 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -454.38%
• Current HPI: 350.5719
• 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

+580.8% since first listed

10 events — show timeline

• 2026-04-08 Listed $435,000 MOMLS
• 2026-03-26 Pending — MOMLS
• 2026-03-02 Listed $435,000 MOMLS
• 2026-01-20 Price Changed $435,000 CJMLS
• 2026-01-19 Price Changed $435,000 MOMLS
• 2025-11-11 Delisted — MOMLS
• 2025-10-17 Listed $469,999 MOMLS
• 2025-07-10 Sold (Public Records) $280,000 Public Records
• 2025-07-03 Sold (Public Records) $188,000 Public Records
• 1985-10-29 Sold (Public Records) $63,900 Public Records

Property tax history

+2.6%/yr

Latest (2025): $4,866 · +5.1% YoY. Source: county tax records.