219 Beachwood Blvd · Beachwood, NJ 08722

$375,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 13 Days on market

Built 1914 7,840 sqft lot $300/sqft · 10% below area Est $418k · 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 +12.7/30.0
• ARV discount +12.1/15.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• 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

Renovated w. newer kitchen incl. cabinets, appliance pkg, newer pergo-like maple floors, fresh paint thru-out, jacuzzi, marble fireplace, det gar, 26 living/dinrm combo, newer windows & Timberline roof. Newer above-ground oil tank, Yankee basement. Gas in street. ,Oil Tank Above Ground

Key facts

• 7,840 sq ft lot
• Garage
• Built 1914

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public sewer
• Home design: Fee simple ownership
• Construction: Partial basement with walk-out access
• Exterior features: Shingle roof; Level topography

Interior

• Kitchen: Dishwasher; Microwave; Stove; Refrigerator; Kitchen has screens (window/door screens)
• Bedrooms: 3 bedrooms (all on the first level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Window treatments and blinds/shades; Ceiling fan(s); Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-41 ($-495/yr) — negative.
• To cash-flow at today's rent, offer at most $368k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (16.2% below list).
• Recommended offer: $314k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $3k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 30y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $230k; list at $375k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $314,350 (16.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.84% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

• ARV (median comp): $418,197
• List price: $375,000
• Delta: -10.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Shell St	0.19mi	2/1.0	1,188 (-5%)	4mo	$470,000	$396	80
308 Seaman Ave	0.09mi	2/1.0	1,136 (-9%)	6mo	$366,000	$322	76
152 Forepeak Ave	0.32mi	3/1.0 (+1)	1,200 (-4%)	2mo	$433,000	$361	72
145 Cable Ave	0.20mi	3/1.0 (+1)	1,110 (-11%)	0mo	$355,000	$320	67
46 Bowline St	0.37mi	3/1.0 (+1)	1,338 (+7%)	5mo	$416,000	$311	62
200 Pacific Ave	0.42mi	3/1.5 (+1)	1,296 (+4%)	6mo	$415,000	$320	62
208 Longboat Ave	0.37mi	3/2.0 (+1)	1,144 (-8%)	4mo	$380,000	$332	56
76 Maple St	0.66mi	3/1.0 (+1)	1,187 (-5%)	5mo	$510,000	$430	52
808 Beach Ave	0.69mi	3/1.5 (+1)	1,300 (+4%)	5mo	$475,000	$365	49
50 Maple St	0.68mi	3/1.0 (+1)	1,374 (+10%)	1mo	$440,000	$320	46
645 Beachwood Blvd	0.51mi	3/1.0 (+1)	1,103 (-12%)	7mo	$405,000	$367	46
744 Anchor Ave	0.64mi	3/2.0 (+1)	1,120 (-10%)	1mo	$475,000	$424	43

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-63,387
• Equity at exit: $55,914

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-58,554
• Equity at exit: $32,423

Cash invested: $105,000 (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 08722

• Home prices YoY: -30.3%
• Active inventory: 52
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,144 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$402 /mo · $4,822/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $-41

Break-even live

Break-even rent $3,196

Max offer price $367,712

Occupancy floor 96%

Sensitivity live

Price	-10% $171	-5% $65	+0% $-41	+5% $-147	+10% $-254
Rent	-10% $-290	-5% $-165	+0% $-41	+5% $83	+10% $207
Rate	-1.0pp $148	-0.5pp $54	base $-41	+0.5pp $-138	+1.0pp $-237

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
254 Admiral Ave Beachwood, NJ	3.0	2.0	1400	$3,250	$2.32	0d	1	0.29mi
408 Forepeak Ave Beachwood, NJ	3.0	1.0	1138	$3,500	$3.08	3d	1	0.33mi
744 Cable Ave Beachwood, NJ	3.0	2.0	1178	$3,000	$2.55	45d	1	0.64mi
60 Birch St Beachwood, NJ	3.0	2.0	1450	$2,600	$1.79	45d	1	0.76mi
18 Maiden Ln Toms River, NJ	3.0	1.0	1218	$2,750	$2.26	8d	1	0.91mi
944 Longboat Ave Beachwood, NJ	3.0	1.5	1250	$2,695	$2.16	13d	1	0.92mi
379 Dover Rd Toms River, NJ	2.0	2.0	1156	$4,196	$3.63	0d	6	1.00mi
29 Adelphi Rd Toms River, NJ	3.0	1.0	864	$2,700	$3.12	18d	1	1.08mi
28 Brandies Rd Toms River, NJ	3.0	1.0	864	$2,800	$3.24	0d	1	1.37mi
416 Hooper Ave Toms River, NJ	3.0	1.5	1330	$3,000	$2.26	45d	1	1.41mi

Listing history 13 events

1. 2026-05-13
   status Pending 965-char remark
2. 2026-05-09
   price $375,000 965-char remark
3. 2026-04-30
   listed $395,000 Active 965-char remark
4. 2026-04-27
   historical $395,000 965-char remark
5. 2006-11-13
   soldstatus $230,000
6. 2006-10-31
   soldstatus $230,000 293-char remark

   Show marketing remark (293 chars)

   Renovated w. newer kitchen incl. cabinets, appliance pkg, newer pergo-like maple floors, fresh paint thru-out, jacuzzi, marble fireplace, det gar, 26 living/dinrm combo, newer windows & Timberline roof. Newer above-ground oil tank, Yankee basement. Gas in street. ,Oil Tank Above Ground

7. 2006-07-15
   listed $237,500 293-char remark

   Show marketing remark (293 chars)

   Renovated w. newer kitchen incl. cabinets, appliance pkg, newer pergo-like maple floors, fresh paint thru-out, jacuzzi, marble fireplace, det gar, 26 living/dinrm combo, newer windows & Timberline roof. Newer above-ground oil tank, Yankee basement. Gas in street. ,Oil Tank Above Ground

8. 2005-04-29
   soldstatus $190,000
9. 2003-10-10
   soldstatus $135,000
10. 1997-05-01
    soldstatus $63,000
11. 1997-03-24
    soldstatus $62,000

    Show marketing remark (326 chars)

    ROUTE 9 OR ROUTE 166 TO BEACHWOOD BLVD. LOCK BOX ON REAR DOOR. 2 BR PLUS DEN OR NURSERY, DETACHED 1-CAR GAR & YANKEE BSMT HOME IN GOOD CONDITION, RENOVATED IN '61 NICE LR W/ FIREPLACE NOTE FOUNDATION ON RT SIDE NATURAL GAS IN HOUSE FOR COOKING & HOT WATER, OIL FOR HEAT. LOCK BOX ON REAR DOOR. ESTATE WANTS SOLD!!!

12. 1997-01-15
    historical

    Show marketing remark (326 chars)

    ROUTE 9 OR ROUTE 166 TO BEACHWOOD BLVD. LOCK BOX ON REAR DOOR. 2 BR PLUS DEN OR NURSERY, DETACHED 1-CAR GAR & YANKEE BSMT HOME IN GOOD CONDITION, RENOVATED IN '61 NICE LR W/ FIREPLACE NOTE FOUNDATION ON RT SIDE NATURAL GAS IN HOUSE FOR COOKING & HOT WATER, OIL FOR HEAT. LOCK BOX ON REAR DOOR. ESTATE WANTS SOLD!!!

13. 1996-11-26
    listed $68,900

    Show marketing remark (326 chars)

    ROUTE 9 OR ROUTE 166 TO BEACHWOOD BLVD. LOCK BOX ON REAR DOOR. 2 BR PLUS DEN OR NURSERY, DETACHED 1-CAR GAR & YANKEE BSMT HOME IN GOOD CONDITION, RENOVATED IN '61 NICE LR W/ FIREPLACE NOTE FOUNDATION ON RT SIDE NATURAL GAS IN HOUSE FOR COOKING & HOT WATER, OIL FOR HEAT. LOCK BOX ON REAR DOOR. ESTATE WANTS SOLD!!!

ⓘ 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: $4,822 · $402/mo
• Projected year-2 tax: $7,080 · $590/mo
• Expected delta: +$2,258/yr (+$188/mo · 46.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $37,722
• − Mortgage interest: −$21,006
• − Property taxes: −$4,822
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,018
• − Management: −$3,018
• − Depreciation: −$10,909
• Taxable loss: −$6,925
• Est. tax savings @ 24.0%: +$1,662
• After-tax cash flow: $1,167/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

+444.3% since first listed

13 events — show timeline

• 2026-05-13 Pending — MOMLS
• 2026-05-09 Price Changed $375,000 MOMLS
• 2026-04-30 Listed $395,000 MOMLS
• 2026-04-27 Coming Soon $395,000 MOMLS
• 2006-11-13 Sold (Public Records) $230,000 Public Records
• 2006-10-31 Sold (MLS) $230,000 BRIGHT MLS
• 2006-07-15 Listed $237,500 BRIGHT MLS
• 2005-04-29 Sold (Public Records) $190,000 Public Records
• 2003-10-10 Sold (Public Records) $135,000 Public Records
• 1997-05-01 Sold (Public Records) $63,000 Public Records
• 1997-03-24 Sold (MLS) $62,000 MOMLS
• 1997-01-15 Delisted — MOMLS
• 1996-11-26 Listed $68,900 MOMLS

Property tax history

+2.4%/yr

Latest (2025): $4,822 · +9.7% YoY. Source: county tax records.