48 Allen St · Rumson, NJ 07760

$1,575,000

4 bd · 3.5 ba · 1,920 sqft · SingleFamily public records · 9 Days on market

Built 2009 4,356 sqft lot Est $1371k · 15% over

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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 +19.7/30.0
• Schools +6.9/10.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in one of Rumson's most desirable locations, this beautifully updated 4-bedroom, 3.5-bath home combines comfort, functionality, and an exceptional coastal lifestyle. Offering 2,900 sq ft of living space including a finished basement and finished attic, the home provides flexibility for modern living. The updated kitchen opens to inviting living and entertaining spaces, while one of the bedrooms is currently being used as a den. Enjoy easy access to nearby beaches, beautiful parks, schools, NYC ferry, commuter routes, and the vibrant dining, theater and shopping scene of Red Bank. The private backyard is ideal for relaxing or entertaining, complete with lovely paver patios and a cozy wood-burning fireplace.

Key facts

• 4,356 sq ft lot
• Garage
• Built 2009

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $1.57M.

Deal economics

• At list price, monthly cash flow is $2k ($22k/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 $1.50M (4.8% below list).
• Recommended offer: $1.50M (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.6% in Rumson — 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 67/100 on livability (#326 in NJ) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Rumson-Fair Haven Regional High School District (suburban): math 64% / reading 75% proficiency, ranked #82 of 612 in NJ (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 80 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,840 units permitted in Monmouth County in 2024 (484 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $11k of loan paydown is wiped out by about $47k of value loss. Plan a longer hold.
• Monmouth County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 30y 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 $620k; list at $1.57M implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,500,000 (4.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.95% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $1,370,880
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Lafayette St	0.10mi	5/3.5 (+1)	1,965 (+2%)	19mo	$1,718,800	$875	71
84 Bingham Ave	0.15mi	5/2.0 (+1)	1,742 (-9%)	6mo	$1,014,720	$583	61
38 Washington St	0.23mi	3/2.5 (-1)	1,820 (-5%)	16mo	$1,300,000	$714	58
41 Forrest Ave	0.39mi	5/4.0 (+1)	2,150 (+12%)	5mo	$1,925,000	$895	51
—	0.59mi	4/1.5	1,928 (+0%)	18mo	$148,000	$77	49
88 E River Rd	0.50mi	4/2.0	1,704 (-11%)	6mo	$1,025,000	$602	46
1 Riverview Ave	0.68mi	3/2.0 (-1)	1,728 (-10%)	0mo	$1,350,000	$781	40
19 Maplewood Ave	0.59mi	3/3.0 (-1)	1,639 (-15%)	2mo	$1,145,000	$699	39

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-137,776
• Equity at exit: $234,838

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $30,374
• Equity at exit: $136,177

Cash invested: $441,000 (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 07760

• Active inventory: 80
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $15,000 medium
• Mortgage (P&I): −$8,259
• Tax from tax record: −$1,085 /mo · $13,024/yr
• Insurance: −$656
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,150
• Net cashflow: $1,849

Break-even live

Break-even rent $12,660

Max offer price $1,575,000

Occupancy floor 83%

Sensitivity live

Price	-10% $2,740	-5% $2,295	+0% $1,849	+5% $1,403	+10% $957
Rent	-10% $664	-5% $1,256	+0% $1,849	+5% $2,441	+10% $3,034
Rate	-1.0pp $2,642	-0.5pp $2,249	base $1,849	+0.5pp $1,441	+1.0pp $1,026

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: $393,750
• Closing costs: $47,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Center St Rumson, NJ	3.0	3.0	1700	$15,000	$8.82	11d	1	0.56mi

Listing history 35 events

1. 2026-05-14
   listed $1,575,000 Active 723-char remark

   Show marketing remark (723 chars)

   Nestled in one of Rumson's most desirable locations, this beautifully updated 4-bedroom, 3.5-bath home combines comfort, functionality, and an exceptional coastal lifestyle. Offering 2,900 sq ft of living space including a finished basement and finished attic, the home provides flexibility for modern living. The updated kitchen opens to inviting living and entertaining spaces, while one of the bedrooms is currently being used as a den. Enjoy easy access to nearby beaches, beautiful parks, schools, NYC ferry, commuter routes, and the vibrant dining, theater and shopping scene of Red Bank. The private backyard is ideal for relaxing or entertaining, complete with lovely paver patios and a cozy wood-burning fireplace.

2. 2026-05-08
   historical $1,575,000 723-char remark

   Show marketing remark (723 chars)

   Nestled in one of Rumson's most desirable locations, this beautifully updated 4-bedroom, 3.5-bath home combines comfort, functionality, and an exceptional coastal lifestyle. Offering 2,900 sq ft of living space including a finished basement and finished attic, the home provides flexibility for modern living. The updated kitchen opens to inviting living and entertaining spaces, while one of the bedrooms is currently being used as a den. Enjoy easy access to nearby beaches, beautiful parks, schools, NYC ferry, commuter routes, and the vibrant dining, theater and shopping scene of Red Bank. The private backyard is ideal for relaxing or entertaining, complete with lovely paver patios and a cozy wood-burning fireplace.

3. 2016-05-27
   soldstatus $620,000
4. 2016-05-06
   soldstatus $620,000 Sold 563-char remark

   Show marketing remark (563 chars)

   Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

5. 2016-05-05
   historical 563-char remark

   Show marketing remark (563 chars)

   Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

6. 2016-05-05
   status Pending 563-char remark

   Show marketing remark (563 chars)

   Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

7. 2016-05-05
   historical 563-char remark

   Show marketing remark (563 chars)

   Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

8. 2016-05-05
   status Pending 563-char remark

   Show marketing remark (563 chars)

   Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

9. 2016-05-05
   historical 563-char remark

   Show marketing remark (563 chars)

   Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

10. 2016-05-05
    status Pending 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

11. 2016-05-05
    historical 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

12. 2016-05-05
    status Pending 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

13. 2016-05-05
    historical 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

14. 2016-05-05
    status Pending 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

15. 2016-04-12
    historical 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

16. 2016-04-12
    status Pending 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

17. 2016-04-12
    historical 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

18. 2016-04-12
    status Pending 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

19. 2016-04-12
    historical 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

20. 2016-04-12
    status Pending 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

21. 2016-04-12
    historical 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

22. 2016-04-12
    status Pending 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

23. 2016-04-12
    historical 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

24. 2016-04-12
    status Pending 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

25. 2016-04-12
    historical 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

26. 2016-04-12
    status Pending 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

27. 2016-04-12
    historical 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

28. 2016-04-12
    status Pending 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

29. 2015-10-26
    listed $699,000 Active 563-char remark

    Show marketing remark (563 chars)

    Wonderful Colonial built in 2007 and set in the heart of Rumson! Spacious and versatile open floor plan with high ceilings, great natural light and very generous sized rooms. Great kitchen with warm wood cabinetry, family room with oversized windows, master bedroom suite with private bath and his/her closets. Spacious bedrooms, walk-up attic for storage plus full basement with high ceiling. Located within walking distance to top notch Rumson schools, downtown shopping, dining, parks & Navesink River, and just minutes to NY Ferry, Red Bank & Beaches!

30. 1996-08-08
    soldstatus $134,900
31. 1996-07-30
    soldstatus $134,900
32. 1996-05-15
    historical
33. 1996-04-21
    listed $134,900
34. 1986-01-03
    soldstatus $94,500
35. 1984-04-01
    soldstatus $71,000

ⓘ 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: $13,024 · $1,085/mo
• Projected year-2 tax: $26,121 · $2,177/mo
• Expected delta: +$13,097/yr (+$1,091/mo · 100.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $180,000
• − Mortgage interest: −$88,224
• − Property taxes: −$13,024
• − Insurance: −$7,875
• − Repairs & maintenance: −$14,400
• − Management: −$14,400
• − Depreciation: −$45,818
• Taxable loss: −$3,742
• Est. tax savings @ 24.0%: +$898
• After-tax cash flow: $23,085/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: Rumson-Fair Haven Regional High School District
• NCES district ID: 3414400
• Math proficiency: 64% ▲ 20.00%
• Reading proficiency: 75% ▲ 15.00%
• Median HH income: $140,294
• Composite: 68.77/100
• National rank: #677
• State rank: #82 of 612 in NJ

Livability — Rumson

• Score: 67/100
• State rank: #326
• US rank: #10228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rumson, NJ
• City population: 9,557
• Population (ZIP): 9,557

Population outlook (Monmouth County) Hauer SSP2

• Today (2025): 620,308 people
• By 2030: 612,309 · -1.3%
• By 2040: 587,297 · -5.3%
• By 2050: 551,342 · -11.1%
• By 2075: 472,934 · -23.8%
• By 2100: 381,534 · -38.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Italian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Monmouth

• 2024 margin: R (+11.4) · D 43.4% · R 54.8% · Other 1.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -3.7pp · 2024: -11.4pp
• All cycles: 2024: R+11.4 2020: R+2.8 2016: R+9.5 2012: R+5.5 2008: R+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -567.27%
• Current HPI: 369.2564
• 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

+2118.3% since first listed

35 events — show timeline

• 2026-05-14 Listed $1,575,000 MOMLS
• 2026-05-08 Coming Soon $1,575,000 MOMLS
• 2016-05-27 Sold (Public Records) $620,000 Public Records
• 2016-05-06 Sold (MLS) $620,000 MOMLS
• 2016-05-05 Delisted — MOMLS
• 2016-05-05 Pending — MOMLS
• 2016-05-05 Delisted — MOMLS
• 2016-05-05 Pending — MOMLS
• 2016-05-05 Delisted — MOMLS
• 2016-05-05 Pending — MOMLS
• 2016-05-05 Delisted — MOMLS
• 2016-05-05 Pending — MOMLS
• 2016-05-05 Delisted — MOMLS
• 2016-05-05 Pending — MOMLS
• 2016-04-12 Delisted — MOMLS
• 2016-04-12 Pending — MOMLS
• 2016-04-12 Delisted — MOMLS
• 2016-04-12 Pending — MOMLS
• 2016-04-12 Delisted — MOMLS
• 2016-04-12 Pending — MOMLS
• 2016-04-12 Delisted — MOMLS
• 2016-04-12 Pending — MOMLS
• 2016-04-12 Delisted — MOMLS
• 2016-04-12 Pending — MOMLS
• 2016-04-12 Delisted — MOMLS
• 2016-04-12 Pending — MOMLS
• 2016-04-12 Delisted — MOMLS
• 2016-04-12 Pending — MOMLS
• 2015-10-26 Listed $699,000 MOMLS
• 1996-08-08 Sold (Public Records) $134,900 Public Records
• 1996-07-30 Sold (MLS) $134,900 MOMLS
• 1996-05-15 Delisted — MOMLS
• 1996-04-21 Listed $134,900 MOMLS
• 1986-01-03 Sold (Public Records) $94,500 Public Records
• 1984-04-01 Sold (Public Records) $71,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $13,024 · +2.8% YoY. Source: county tax records.