1 A Swallow St · Cedar Glen West, NJ 08759

$120,000

2 bd · 1.0 ba · 970 sqft · SingleFamily · 13 Days on market

Built 1965 Good condition $485/mo HOA

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Why this score? — see what drove the C 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 +21.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! Come & see all this 6 room ranch style 2 bedroom 1 bath coop offers * Features: Relaxing open porch, Living Room, Dining Room, Upd. Kit w/pantry, Laundry room w/full size w/d, hardwd floors, pull down stairs to attic storage space & much more *Close proximity to Club House & Lake * Monthly maint. $300 includes taxes, water, grass cutting, garbage, sewer, snow removal, roof, siding, gutters, furnace & hot water heater * Owner pays gas & electric * 1 car assigned parking * Possibility to get a 2nd parking space must speak directly w/management * Only 1 dog or 1 cat allowed * Community has bus to local shops * Must have board approval, includes background check, credit report & income qualificatication * Sold as-is * Buyer responsible for smoke certification *

Key facts

• Quartz counters
• New white cabinetry
• Remodeled co-op

Tags

• REMODELED CO-OP
• NEW WHITE CABINETRY
• FULL-SIZE STOVE
• QUARTZ COUNTERS
• GLEAMING HARDWOOD FLOORS
• WALK-IN SHOWER

Property features AI

Finance

• HOA & community: HOA: Cedar Glen West HOA; Monthly association fee of $485; Association covers trash, common area, lawn maintenance, snow removal, and water; Community amenities include a community room, clubhouse, and bocci

Exterior

• Parking: No garage
• Utilities: Septic tank sewer
• Home design: Cooperative ownership; Model: 2 BR Quad
• Exterior features: Timberline roof

Interior

• Kitchen: Microwave; Stove; Gas cooking; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating; Multi-unit cooling (multiple AC units); AC units
• Interior features: Ceiling fan(s); Light fixtures; Bonus room
• Laundry & utility: Washer; Dryer; Laundry room

🏢 Co-op / cooperative unit. The $120,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 8.2% vs local median 3.8% in Cedar Glen West — 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 66/100 on livability (#366 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Jackson Township School District (suburban): math 26% / reading 48% proficiency, ranked #228 of 472 in NJ (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 658 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 $830 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $75k; list at $120k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.59% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $77,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 C Swallow St	0.05mi	2/1.0	970 (0%)	2mo	$110,000	$113	96
22 C Robin St	0.12mi	2/1.0	970 (0%)	3mo	$158,000	$163	92
16 B Dove St	0.18mi	1/1.0 (-1)	970 (0%)	1mo	$73,000	$75	86
9 D Dove St Unit D	0.24mi	2/1.0	970 (0%)	6mo	$57,500	$59	84
5 Blue Jay St Unit A	0.19mi	1/1.0 (-1)	970 (0%)	3mo	$53,000	$55	83
18 Dove St Unit A	0.18mi	1/1.0 (-1)	970 (0%)	6mo	$69,900	$72	82
17 Heron St Unit D	0.23mi	1/1.0 (-1)	970 (0%)	4mo	$55,000	$57	81
2C Dove St	0.31mi	2/1.0	970 (0%)	6mo	$78,000	$80	80
12 Heron St Unit D	0.26mi	1/1.0 (-1)	980 (+1%)	1mo	$120,000	$122	80
4 Flamingo Ter Unit A	0.24mi	1/1.0 (-1)	970 (0%)	5mo	$45,000	$46	80
6 Dove St Unit D	0.28mi	1/1.0 (-1)	970 (0%)	3mo	$80,000	$82	80
13B Pheasant St	0.47mi	2/1.0	1,100 (+13%)	0mo	$95,500	$87	55

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-7,100
• Equity at exit: $17,892

10-year hold

• IRR: 4.3%
• Equity multiple: 1.32×
• Total profit: $10,621
• Equity at exit: $10,375

Cash invested: $33,600 (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 08759

• Active inventory: 658
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$485
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $189

Break-even live

Break-even rent $1,664

Max offer price $120,000

Occupancy floor 85%

Sensitivity live

Price	-10% $272	-5% $230	+0% $189	+5% $147	+10% $106
Rent	-10% $38	-5% $114	+0% $189	+5% $264	+10% $339
Rate	-1.0pp $249	-0.5pp $219	base $189	+0.5pp $158	+1.0pp $126

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $485 · $5,820/yr
• Likely covers: watersewertrashgaselectricsnow removalparking

Listing history 9 events

1. 2026-06-21
   days on market $120,000 Active 13 DOM
2. 2026-06-18
   days on market $120,000 Active 10 DOM
3. 2026-06-17
   days on market $120,000 Active 9 DOM
4. 2026-06-16
   days on market $120,000 Active 8 DOM
5. 2026-06-15
   days on market $120,000 Active 7 DOM
6. 2026-06-13
   days on market $120,000 Active 5 DOM
7. 2026-06-13
   days on market $120,000 Active 4 DOM
8. 2026-06-08
   remarks 680-char remark
9. 2026-06-08
   listed $120,000 Active 1 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 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $22,830
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − HOA: −$5,820
• − Depreciation: −$3,491
• Taxable income: $745
• Est. tax owed @ 24.0%: −$179
• After-tax cash flow: $2,086/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This home is in good condition with recent updates, including a remodeled kitchen and bathroom. It is move-in ready and has a good curb appeal.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both landscaping — improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both landscaping — improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Jackson Township School District
• NCES district ID: 3407740
• Math proficiency: 26% ▼ -22.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $86,012
• Composite: 35.36/100
• National rank: #4956
• State rank: #228 of 472 in NJ

Livability — Cedar Glen West

• Score: 66/100
• State rank: #366
• US rank: #12309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 34,290

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 5% Black 4% Two or more races 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 8% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 88% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -347.85%
• Current HPI: 274.4679
• 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

+34.8% since first listed

8 events — show timeline

• 2026-06-08 Listed $120,000 MOMLS
• 2022-08-29 Sold (MLS) $75,000 MOMLS
• 2022-08-15 Sold (MLS) $75,000 GSMLS
• 2022-08-02 Delisted — GSMLS
• 2022-07-12 Contingent — MOMLS
• 2022-06-26 Price Changed $75,000 MOMLS
• 2022-06-26 Listed $75,000 GSMLS
• 2022-06-24 Listed $89,000 MOMLS