1245C Hamilton Ct · Lakewood, NJ 08701

$177,500

2 bd · 1.0 ba · 858 sqft · Condo public records · 59 Days on market

Built 1972 $313/mo HOA · 15% of rent

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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 +20.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

OWNER MOVED TO FL. MAKE ALL OFFERS KNOWN, MOTIVATED AND READY TO GO. .. Charming, updated and freshly painted Greenbriar 2-bed attached ranch in the quiet, desirable section of 55+ Leisure Village East. Beautiful flooring, a stylishly updated bath, and warm neutral tones create an inviting, ''feels-like-home'' vibe. SOLD WITH FURNITURE/FURNISHINGS -- just bring your suitcase. Rare bonus: pull-down attic stairs (uncommon in these units) for easy access and extra storage. Enjoy resort-style amenities including a golf course and pool, plus a convenient community bus. Low-maintenance living includes lawn care, snow removal, and trash. Come see why this is the perfect place to relax, socialize,

Key facts

• Golf course
• Pool
• Built 1972

Tags

• PULL-DOWN ATTIC STAIRS
• GOLF COURSE
• RESORT-STYLE AMENITIES
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• HOA & community: Monthly association fee of $313

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Attached property; Fee simple ownership
• Exterior features: Shingle roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating; Central air conditioning
• Interior features: No basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $178k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $178k).
• Recommended offer: $172k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.9% in Lakewood — 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 65/100 on livability (#382 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+; Watch: employment C-, schools D+, amenities F.
• Lakewood Township School District (suburban): math 17% / reading 28% proficiency, ranked #417 of 472 in NJ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 419 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 38% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 59 days — a 3% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $178k implies a 502% 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,175 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-14,830
• Equity at exit: $26,466

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $5,459
• Equity at exit: $15,347

Cash invested: $49,700 (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 08701

• Active inventory: 419
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,083 high
• Mortgage (P&I): −$931
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$74
• HOA: −$313
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $216

Break-even live

Break-even rent $1,809

Max offer price $177,500

Occupancy floor 85%

Sensitivity live

Price	-10% $317	-5% $267	+0% $216	+5% $166	+10% $116
Rent	-10% $52	-5% $134	+0% $216	+5% $299	+10% $381
Rate	-1.0pp $306	-0.5pp $261	base $216	+0.5pp $170	+1.0pp $124

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: $44,375
• Closing costs: $5,325
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1042C Aberdeen Dr Unit C Lakewood, NJ	2.0	1.0	982	$2,000	$2.04	4d	1	0.25mi
824A Balmoral Ct Unit A Toms River, NJ	2.0	1.0	982	$2,200	$2.24	19d	1	0.63mi
829A Balmoral Ct Unit 1001 Lakewood, NJ	1.0	1.0	663	$1,600	$2.41	25d	1	0.71mi
335A Canterbury Ct Lakewood, NJ	2.0	1.0	982	$1,950	$1.99	19d	1	1.02mi
341B Canterbury Ct Lakewood, NJ	2.0	1.0	982	$2,275	$2.32	22d	1	1.10mi
47L Cambridge Ct Lakewood, NJ	2.0	1.0	841	$1,795	$2.13	25d	1	1.48mi

HOA detail condo

• Monthly dues: $313 · $3,756/yr
• Likely covers: trashlandscapingsnow removalpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-04-17
   status Pending
2. 2026-04-10
   price $177,500
3. 2026-04-02
   price $179,900
4. 2026-03-27
   price $182,500
5. 2026-02-17
   listed $184,900 Active
6. 2011-10-11
   soldstatus $29,500
7. 1993-09-10
   soldstatus $32,000

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $2,879 · $240/mo
• Expected delta: +$1,541/yr (+$128/mo · 115.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥101°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: $24,996
• − Mortgage interest: −$9,943
• − Property taxes: −$1,337
• − Insurance: −$888
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − HOA: −$3,756
• − Depreciation: −$5,164
• Taxable loss: −$91
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $2,617/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: Lakewood Township School District
• NCES district ID: 3408220
• Math proficiency: 17% ▼ -4.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $42,301
• Composite: 19.21/100
• National rank: #8813
• State rank: #417 of 472 in NJ

Livability — Lakewood

• Score: 65/100
• State rank: #382
• US rank: #13069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leisure Village East, NJ
• County: Ocean County · 439,426 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 139,149
• Household income: $64,959
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 5757.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 6% Italian 5% Scotch-Irish 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 9% German/W. Germanic 7% 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: ▼ -682.83%
• Current HPI: 465.344
• 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

+454.7% since first listed

7 events — show timeline

• 2026-04-17 Pending — MOMLS
• 2026-04-10 Price Changed $177,500 MOMLS
• 2026-04-02 Price Changed $179,900 MOMLS
• 2026-03-27 Price Changed $182,500 MOMLS
• 2026-02-17 Listed $184,900 MOMLS
• 2011-10-11 Sold (Public Records) $29,500 Public Records
• 1993-09-10 Sold (Public Records) $32,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,337 · +4.1% YoY. Source: county tax records.