41 Adamston Dr · Point Pleasant, NJ 08723

$625,000

3 bd · 2.0 ba · 1,636 sqft · SingleFamily public records · 56 Days on market

Built 1987 9,147 sqft lot Est $564k · 11% 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 +14.3/30.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +2.8/10.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this well maintained, move in ready two story col on a quiet cul de sac.Three bedrooms two full bath home with new roof, hardwood flrs, crown molding, new stainless steel appliances, newer hvac. Beautifully renovated upstairs bath. Perfect home for entertaining with huge backyard, heated inground pool with updated pool equipment, multi level deck with impressive screened in porch and outside shower. Just mins to the beautiful Mantoloking beaches.

Key facts

• 9,147 sq ft lot
• Pool
• Built 1987

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $625k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $542k (13.3% below list).
• Recommended offer: $542k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.9% in Point Pleasant — 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 76/100 on livability (#136 in NJ, #3,574 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Brick Township Public School District (suburban): math 18% / reading 43% proficiency, ranked #330 of 472 in NJ (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Emma Havens Young Elementary School (math 11% / reading 35%, grade F, #926 of 1,303 statewide, top 72%, 756 students, 43% FRL); Lake Riviera Middle School (math 21% / reading 47%, grade F, #259 of 431 statewide, top 61%, 908 students, 42% FRL); Brick Township High School (math 21% / reading 43%, grade F, #269 of 399 statewide, top 69%, 1,267 students, 37% FRL) — zoned schools average 41% FRL vs 23% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 218 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• At $5,416/mo this rent would consume 60% of the median local household income ($109k/yr) (locally 404% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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 56 days — a 3% lower offer ($606k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $295k; list at $625k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $541,582 (13.3% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.87% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $564,420
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
269 Mantoloking Rd	0.19mi	3/2.0	1,761 (+8%)	6mo	$435,000	$247	74
404 Adamston Rd	0.48mi	3/2.0	1,632 (-0%)	12mo	$500,000	$306	67
101 Sandy Point Dr	0.59mi	3/2.0	1,614 (-1%)	6mo	$885,000	$548	66
211 Meadow Blvd	0.52mi	3/1.5	1,625 (-1%)	9mo	$561,286	$345	65
19 Sandy Point Dr	0.29mi	3/2.0	1,807 (+10%)	8mo	$555,000	$307	62
30 Quail Run	0.37mi	3/2.0	1,766 (+8%)	9mo	$659,999	$374	62
78 Sandy Island Dr	0.45mi	3/2.0	1,578 (-4%)	23mo	$805,000	$510	54

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-93,956
• Equity at exit: $93,190

10-year hold

• IRR: -6.5%
• Equity multiple: 0.59×
• Total profit: $-72,428
• Equity at exit: $54,039

Cash invested: $175,000 (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 08723

• Active inventory: 218
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $5,416 medium
• Mortgage (P&I): −$3,278
• Tax from tax record: −$625 /mo · $7,504/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,137
• Net cashflow: $115

Break-even live

Break-even rent $5,270

Max offer price $625,000

Occupancy floor 93%

Sensitivity live

Price	-10% $469	-5% $292	+0% $115	+5% $-62	+10% $-239
Rent	-10% $-313	-5% $-99	+0% $115	+5% $329	+10% $543
Rate	-1.0pp $430	-0.5pp $274	base $115	+0.5pp $-47	+1.0pp $-212

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Navarra Dr Brick, NJ	3.0	2.0	1572	$3,700	$2.35	18d	1	1.27mi
58 E Lagoona Dr Brick, NJ	4.0	2.0	1483	$11,000	$7.42	0d	1	1.29mi

Listing history 13 events

1. 2026-04-21
   status Pending
2. 2026-01-15
   listed $625,000 Active
3. 2026-01-14
   historical $625,000
4. 2017-06-08
   soldstatus $295,000
5. 2017-05-22
   soldstatus $295,000 Sold 460-char remark

   Show marketing remark (460 chars)

   Come see this well maintained, move in ready two story col on a quiet cul de sac.Three bedrooms two full bath home with new roof, hardwood flrs, crown molding, new stainless steel appliances, newer hvac. Beautifully renovated upstairs bath. Perfect home for entertaining with huge backyard, heated inground pool with updated pool equipment, multi level deck with impressive screened in porch and outside shower. Just mins to the beautiful Mantoloking beaches.

6. 2017-01-25
   status Pending 460-char remark

   Show marketing remark (460 chars)

   Come see this well maintained, move in ready two story col on a quiet cul de sac.Three bedrooms two full bath home with new roof, hardwood flrs, crown molding, new stainless steel appliances, newer hvac. Beautifully renovated upstairs bath. Perfect home for entertaining with huge backyard, heated inground pool with updated pool equipment, multi level deck with impressive screened in porch and outside shower. Just mins to the beautiful Mantoloking beaches.

7. 2017-01-16
   listed $299,900 Active 460-char remark

   Show marketing remark (460 chars)

   Come see this well maintained, move in ready two story col on a quiet cul de sac.Three bedrooms two full bath home with new roof, hardwood flrs, crown molding, new stainless steel appliances, newer hvac. Beautifully renovated upstairs bath. Perfect home for entertaining with huge backyard, heated inground pool with updated pool equipment, multi level deck with impressive screened in porch and outside shower. Just mins to the beautiful Mantoloking beaches.

8. 2011-06-06
   soldstatus $292,900
9. 2011-05-25
   soldstatus $292,900 489-char remark

   Show marketing remark (489 chars)

   Mint + FULLY FURNISHED! Very well kept 3 Bedroom 2 full bath Colonial situated on 153' deep lot on Dead-End Street just 2.5 miles from the Ocean! Features include Hardwood flooring,crown moldings,gas fireplace, recessed lighting,ceiling fans, pull down attic, screened in porch, outdoor shower,wooden decking + Heated I/G Pool!Kitchen boasts ample counter space w/breakfast bar,pretty tile back splash. Newer Hot water Heater,Furnace,+ A/C Condenser. Can close quickly, no disappointments.

10. 2010-11-26
    listed $299,900 489-char remark

    Show marketing remark (489 chars)

    Mint + FULLY FURNISHED! Very well kept 3 Bedroom 2 full bath Colonial situated on 153' deep lot on Dead-End Street just 2.5 miles from the Ocean! Features include Hardwood flooring,crown moldings,gas fireplace, recessed lighting,ceiling fans, pull down attic, screened in porch, outdoor shower,wooden decking + Heated I/G Pool!Kitchen boasts ample counter space w/breakfast bar,pretty tile back splash. Newer Hot water Heater,Furnace,+ A/C Condenser. Can close quickly, no disappointments.

11. 2010-02-08
    listed $324,999
12. 2006-12-11
    soldstatus $390,000
13. 1987-08-03
    soldstatus $132,500

ⓘ 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: $7,504 · $625/mo
• Projected year-2 tax: $11,533 · $961/mo
• Expected delta: +$4,029/yr (+$336/mo · 53.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 55% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥97°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: $64,990
• − Mortgage interest: −$35,010
• − Property taxes: −$7,504
• − Insurance: −$3,125
• − Repairs & maintenance: −$5,199
• − Management: −$5,199
• − Depreciation: −$18,182
• Taxable loss: −$9,229
• Est. tax savings @ 24.0%: +$2,215
• After-tax cash flow: $3,597/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: Brick Township Public School District
• NCES district ID: 3402220
• Math proficiency: 18% ▼ -24.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $68,717
• Composite: 28.31/100
• National rank: #6785
• State rank: #330 of 472 in NJ

Livability — Point Pleasant

• Score: 76/100
• State rank: #136
• US rank: #3574

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

• County: Ocean County · 439,426 people
• City population: 25,732
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 32,141
• Household income: $108,643
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 404.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 14% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 6% Slovak 1% Portuguese 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% 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: ▼ -454.38%
• Current HPI: 350.5719
• 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

+371.7% since first listed

13 events — show timeline

• 2026-04-21 Pending — MOMLS
• 2026-01-15 Listed $625,000 MOMLS
• 2026-01-14 Coming Soon $625,000 MOMLS
• 2017-06-08 Sold (Public Records) $295,000 Public Records
• 2017-05-22 Sold (MLS) $295,000 MOMLS
• 2017-01-25 Pending — MOMLS
• 2017-01-16 Listed $299,900 MOMLS
• 2011-06-06 Sold (Public Records) $292,900 Public Records
• 2011-05-25 Sold (MLS) $292,900 MOMLS
• 2010-11-26 Listed $299,900 MOMLS
• 2010-02-08 Listed $324,999 MOMLS
• 2006-12-11 Sold (Public Records) $390,000 Public Records
• 1987-08-03 Sold (Public Records) $132,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $7,504 · +5.1% YoY. Source: county tax records.