108 Longboat Ave · Beachwood, NJ 08722

$359,900

2 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 17 Days on market

Built 1930 Est $401k · 10% under

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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 +15.4/30.0
• ARV discount +12.1/15.0
• DSCR +4.7/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home has had some updates including newer windows, roof and heating system. The interior was painted recently and the flooring is in good shape. Could be a good first time buyers home or rental/investment property. Convenient location close to Rt 9 great for commuting. Beachwood is close to the Toms River and has a township beach on the river and not far from the Jersey Shore Beaches and Boardwalks for summer fun.

Key facts

• New stove
• New surround
• Commute from parkway

Tags

• COMMUTE FROM PARKWAY
• BARNEGAT BRANCH RAIL TRAIL
• NEW STOVE
• NEW REFRIGERATOR
• NEW TUB
• NEW SURROUND

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $322k (10.5% below list).
• Recommended offer: $322k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.5% in Beachwood — 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 72/100 on livability (#203 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.
• 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: Pine Beach Elementary School (math 17% / reading 42%, grade F, #731 of 1,303 statewide, top 59%, 401 students, 41% FRL); Toms River Intermediate School South (math 15% / reading 43%, grade F, #321 of 431 statewide, top 77%, 1,048 students, 36% FRL); Toms River High School South (math 18% / reading 43%, grade F, #279 of 399 statewide, top 71%, 1,359 students, 27% FRL).
• Market conditions: 52 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $11k 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 ($355k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $90k; list at $360k implies a 298% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $321,939 (10.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $400,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 Forepeak Ave	0.24mi	2/1.0	1,008 (-5%)	3mo	$385,000	$382	78
145 Cable Ave	0.21mi	3/1.0 (+1)	1,110 (+5%)	0mo	$355,000	$320	77
22 Harpoon St	0.27mi	2/1.0	958 (-10%)	0mo	$405,000	$423	71
718 Barnegat Blvd	0.22mi	3/2.0 (+1)	1,030 (-3%)	6mo	$350,000	$340	71
208 Longboat Ave	0.12mi	3/2.0 (+1)	1,144 (+8%)	4mo	$380,000	$332	69
224 Tiller Ave	0.55mi	2/1.0	1,032 (-3%)	3mo	$390,000	$378	68
60 Shell St	0.43mi	3/1.0 (+1)	1,040 (-2%)	6mo	$415,000	$399	67
308 Seaman Ave	0.42mi	2/1.0	1,136 (+7%)	6mo	$366,000	$322	63
126 Capstan Ave	0.58mi	1/1.0 (-1)	1,033 (-2%)	1mo	$293,000	$284	63
65 Shell St	0.49mi	2/1.0	1,188 (+12%)	4mo	$470,000	$396	54
152 Forepeak Ave	0.53mi	3/1.0 (+1)	1,200 (+13%)	2mo	$433,000	$361	46
400 Surf Ave	0.75mi	3/2.0 (+1)	1,008 (-5%)	3mo	$459,900	$456	45

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-49,454
• Equity at exit: $53,662

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-31,655
• Equity at exit: $31,118

Cash invested: $100,772 (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 08722

• Home prices YoY: -30.3%
• Active inventory: 52
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,219 high
• Mortgage (P&I): −$1,887
• Tax from tax record: −$367 /mo · $4,401/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $139

Break-even live

Break-even rent $3,043

Max offer price $359,900

Occupancy floor 91%

Sensitivity live

Price	-10% $343	-5% $241	+0% $139	+5% $37	+10% $-64
Rent	-10% $-115	-5% $12	+0% $139	+5% $266	+10% $394
Rate	-1.0pp $320	-0.5pp $231	base $139	+0.5pp $46	+1.0pp $-49

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Forepeak Ave Beachwood, NJ	3.0	1.0	1138	$3,500	$3.08	3d	1	0.28mi
254 Admiral Ave Beachwood, NJ	3.0	2.0	1400	$3,250	$2.32	0d	1	0.73mi
744 Cable Ave Beachwood, NJ	3.0	2.0	1178	$3,000	$2.55	45d	1	0.79mi
60 Birch St Beachwood, NJ	3.0	2.0	1450	$2,600	$1.79	45d	1	0.95mi
944 Longboat Ave Beachwood, NJ	3.0	1.5	1250	$2,695	$2.16	13d	1	0.99mi
18 Maiden Ln Toms River, NJ	3.0	1.0	1218	$2,750	$2.26	8d	1	1.03mi
379 Dover Rd Toms River, NJ	2.0	2.0	1156	$4,196	$3.63	0d	6	1.44mi

Listing history 14 events

1. 2026-06-17
   status $359,900 Under Contract 17 DOM
2. 2026-06-16
   days on market $359,900 Active 17 DOM
3. 2026-06-15
   days on market $359,900 Active 16 DOM
4. 2026-06-13
   days on market $359,900 Active 14 DOM
5. 2026-06-13
   days on market $359,900 Active 13 DOM
6. 2026-06-09
   days on market $359,900 Active 10 DOM
7. 2026-06-08
   days on market $359,900 Active 9 DOM
8. 2026-06-07
   days on market $359,900 Active 8 DOM
9. 2026-06-04
   days on market $359,900 Active 5 DOM
10. 2026-06-03
    days on market $359,900 Active 4 DOM
11. 2026-06-02
    days on market $359,900 Active 3 DOM
12. 2026-06-01
    days on market $359,900 Active 2 DOM
13. 2026-05-31
    remarks 326-char remark
14. 2026-05-31
    listed $359,900 Active 1 DOM

ⓘ 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: $4,401 · $367/mo
• Projected year-2 tax: $6,681 · $557/mo
• Expected delta: +$2,280/yr (+$190/mo · 51.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,633
• − Mortgage interest: −$20,160
• − Property taxes: −$4,401
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,091
• − Management: −$3,091
• − Depreciation: −$10,470
• Taxable loss: −$4,379
• Est. tax savings @ 24.0%: +$1,051
• After-tax cash flow: $2,722/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 — Beachwood

• Score: 72/100
• State rank: #203
• US rank: #5721

Category grades

Amenities F Commute F 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: Beachwood, NJ
• City population: 11,002
• Population (ZIP): 11,002

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 8% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 11% Scotch-Irish 1% Serbian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% 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: ▼ -170.97%
• Current HPI: 393.5736
• 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

+323.4% since first listed

8 events — show timeline

• 2026-05-31 Listed $359,900 FSBO.com
• 2014-12-19 Sold (MLS) $90,500 MOMLS
• 2014-12-18 Sold (Public Records) $90,500 Public Records
• 2014-04-11 Listed $95,000 MOMLS
• 2012-04-10 Listed $125,000 MOMLS
• 2006-03-08 Sold (Public Records) $205,000 Public Records
• 2005-05-20 Sold (Public Records) $145,000 Public Records
• 2005-02-24 Sold (Public Records) $85,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $4,401 · +9.7% YoY. Source: county tax records.