24 Magnolia Rd · Ocean Acres, NJ 08050

$210,000

2 bd · 2.0 ba · 1,126 sqft · SingleFamily · 17 Days on market

Built 1982 Est $314k · 33% under $398/mo HOA · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• 1% rule +6.0/10.0
• DSCR +3.7/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ Fawn Lakes Duplex with attached garage is waiting for your personal touch! Bring your plans to make this your own forever home. There are 2 bedrooms, Master ensuite, with walk in closet, 2 full baths, guest room with private patio. Central air and hot water heater are powered by natural gas, garbage disposal and chandeliers enhance this property. Also there is a working sprinkler system. Fawn Lkes provides a community heated pool, clubhouse with a variety of activities and a picnic grove for your pleasure and entertainment. Shopping, medical offices and hospital and houses of worship are close by. Make your appointment today for your personal tour!

Key facts

• Attached garage
• Hot water heater
• Private patio

Tags

• ATTACHED GARAGE
• WALK IN CLOSET
• PRIVATE PATIO
• CENTRAL AIR
• HOT WATER HEATER
• NATURAL GAS

Property features AI

Finance

• HOA & community: Quarterly condo fee of $597; HOA covers common area maintenance, lawn maintenance, snow removal, and other services

Exterior

• Parking: Attached garage (front and rear entry) with garage door opener; One attached garage space plus one driveway space (two total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Condominium ownership; Semi-detached structure; Shingle roof; Designed for residents 55 and older (senior community)
• Construction: Brick and aluminum siding exterior; Crawl space foundation; Built information sourced from assessor
• Exterior features: Community outdoor pool; Community amenities include clubhouse, community center, exercise room, meeting/party rooms, library, picnic area, jogging/walking paths, lake and common grounds

Interior

• Bedrooms: Two bedrooms on the main level
• Flooring: Low-pile carpet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air conditioning; Natural gas heating and cooling fuel; Natural gas hot water
• Interior features: Level entry to main living area; Low-pile carpeting

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-31 ($-375/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (2.2% below list).
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $205k (2.2% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 3.2% in Ocean Acres — 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 63/100 on livability (#425 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• Southern Regional School District (suburban): math 22% / reading 52% proficiency, ranked #251 of 472 in NJ (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 215 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 17 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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 $88k; list at $210k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,476 (2.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $314,154
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Sycamore Rd	0.02mi	2/2.0	1,126 (0%)	1mo	$260,000	$231	98
10 Magnolia Rd #19	0.09mi	2/2.0	1,126 (0%)	6mo	$242,000	$215	91
54 Dogwood Rd	0.08mi	2/2.0	1,126 (0%)	10mo	$246,000	$218	87
19 Cedar Ave	0.11mi	2/2.0	1,112 (-1%)	7mo	$315,000	$283	86
14 Walnut Rd	0.16mi	2/2.0	1,126 (0%)	15mo	$220,000	$195	80
37 Dogwood Rd #4	0.08mi	2/2.0	1,126 (0%)	20mo	$193,000	$171	79
4 Cedar Ave	0.15mi	2/2.0	1,070 (-5%)	16mo	$299,000	$279	72
53 Deerfield Dr	0.39mi	2/2.0	1,171 (+4%)	10mo	$350,000	$299	67
12 Sycamore Rd #17	0.23mi	1/1.0 (-1)	1,060 (-6%)	5mo	$150,000	$142	66
76 Summerhill Dr	0.47mi	2/2.0	1,240 (+10%)	0mo	$397,500	$321	61
133 Longwood Dr	0.57mi	2/2.0	1,171 (+4%)	12mo	$379,000	$324	56
99 Deerfield Dr	0.52mi	2/2.0	1,237 (+10%)	13mo	$390,000	$315	49

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-35,741
• Equity at exit: $31,312

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-32,552
• Equity at exit: $18,157

Cash invested: $58,800 (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 08050

• Active inventory: 215
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,301 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$398
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-31

Break-even live

Break-even rent $2,341

Max offer price $205,476

Occupancy floor 96%

Sensitivity live

Price	-10% $114	-5% $41	+0% $-31	+5% $-104	+10% $-176
Rent	-10% $-213	-5% $-122	+0% $-31	+5% $60	+10% $151
Rate	-1.0pp $74	-0.5pp $22	base $-31	+0.5pp $-86	+1.0pp $-141

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $398 · $4,776/yr
• Likely covers: watertrashgaspool

Listing history 5 events

1. 2026-06-17
   status $210,000 Pending 17 DOM
2. 2026-06-17
   days on market $210,000 Active 17 DOM
3. 2026-06-16
   days on market $210,000 Active 16 DOM
4. 2026-06-15
   remarks 689-char remark
5. 2026-06-15
   listed $210,000 Active 15 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,615
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − HOA: −$4,776
• − Depreciation: −$6,109
• Taxable loss: −$3,652
• Est. tax savings @ 24.0%: +$876
• After-tax cash flow: $501/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: Southern Regional School District
• NCES district ID: 3415480
• Math proficiency: 22% ▼ -17.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $70,588
• Composite: 33.85/100
• National rank: #5355
• State rank: #251 of 472 in NJ

Livability — Ocean Acres

• Score: 63/100
• State rank: #425
• US rank: #15187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ocean Acres, NJ
• City population: 25,936
• Population (ZIP): 27,599

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 8% Lithuanian 1% Subsaharan African 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% 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: ▼ -404.12%
• Current HPI: 369.8706
• 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

+68.1% since first listed

12 events — show timeline

• 2026-05-31 Listed $210,000 BRIGHT MLS
• 2026-05-31 Listed $210,000 MOMLS
• 2019-06-10 Sold (MLS) $88,000 BRIGHT MLS
• 2019-05-14 Pending — BRIGHT MLS
• 2019-05-06 Listed $88,000 BRIGHT MLS
• 2013-08-09 Sold (MLS) $91,000 BRIGHT MLS
• 2013-08-09 Sold (MLS) $91,000 MOMLS
• 2013-04-05 Listed $98,500 BRIGHT MLS
• 2013-04-05 Listed $98,500 MOMLS
• 2009-12-17 Sold (MLS) $120,000 BRIGHT MLS
• 2009-09-19 Listed $124,900 MOMLS
• 2009-09-19 Listed $124,900 BRIGHT MLS