723 E Long Branch Ave · Ocean Gate, NJ 08721

$299,900

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 27 Days on market

Built 1955 10,018 sqft lot Est $428k · 30% under ↓ 14% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent opportunity on a quiet dead end street in Bayville that is just a few blocks to the beach and boardwalk in Ocean Gate! This charming home sits on a large lot and offers an ideal location for year round living or a summer getaway. Bring your ideas and tool belt to bring this house to life and reimagine the space. There are 2 traditional bedrooms plus 2 possible additional bedrooms (no closets currently), full bathroom, an open kitchen and dining area and a large family room. The back yard offers an outdoor shower and a shed and there's plenty of room for parking. Please note this property does not currently have heat and is being sold completely as is, the price is reflective. Ther

Key facts

• Large lot
• Room for parking
• Outdoor shower

Tags

• QUIET DEAD END STREET
• LARGE LOT
• OUTDOOR SHOWER
• ROOM FOR PARKING

Property features AI

Exterior

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

Interior

• Kitchen: Microwave, Stove, Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating details: see remarks; No cooling
• Interior features: Microwave, Stove, Refrigerator; No fireplaces; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $914 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 3.0% in Ocean Gate — 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 62/100 on livability (#439 in NJ) — a middle-class / working-renter tenant base. Strengths: crime B+, housing B+, health & safety B+; Watch: schools C-, employment C-, amenities F.
• Central Regional School District (suburban): math 17% / reading 43% proficiency, ranked #357 of 472 in NJ (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 181 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $2k of loan paydown is wiped out by about $9k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% 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 $295,401 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.47% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.15%
• DSCR: 1.85
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $427,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 E Long Branch Ave	0.00mi	3/1.0	1,140 (0%)	0mo	$299,900	$263	100
639 E Bayview Ave	0.14mi	3/1.0	1,102 (-3%)	1mo	$475,000	$431	87
445 E Cape May Ave	0.35mi	3/2.0	1,144 (+0%)	11mo	$325,000	$284	70
218 Anglesea Ave	0.40mi	3/1.5	1,140 (0%)	22mo	$500,000	$439	61
711 Monmouth Ave	0.42mi	3/2.0	1,200 (+5%)	10mo	$460,000	$383	59
700 Monmouth	0.45mi	3/2.0	1,100 (-4%)	20mo	$413,000	$375	53
149 E Long Branch Ave	0.70mi	3/1.0	1,198 (+5%)	9mo	$315,000	$263	52
344 E Point Pleasant Ave	0.47mi	3/1.5	1,240 (+9%)	15mo	$460,000	$371	49
532 E Bayview Ave	0.25mi	4/2.0 (+1)	1,259 (+10%)	22mo	$435,000	$346	43
334 E Bayview Ave	0.49mi	3/2.0	1,288 (+13%)	12mo	$550,000	$427	42
231 E Lakewood Ave	0.61mi	2/1.5 (-1)	1,000 (-12%)	11mo	$428,000	$428	35
128 E Point Pleasant Ave	0.75mi	3/1.0	1,000 (-12%)	23mo	$375,000	$375	26

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $9,974
• Equity at exit: $44,716

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $85,148
• Equity at exit: $25,930

Cash invested: $83,972 (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 08721

• Active inventory: 181
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $4,417 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$452 /mo · $5,421/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$928
• Net cashflow: $914

Break-even live

Break-even rent $3,261

Max offer price $299,900

Occupancy floor 74%

Sensitivity live

Price	-10% $1,083	-5% $999	+0% $914	+5% $829	+10% $744
Rent	-10% $565	-5% $739	+0% $914	+5% $1,088	+10% $1,263
Rate	-1.0pp $1,065	-0.5pp $990	base $914	+0.5pp $836	+1.0pp $757

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Stone Harbor Ave Ocean Gate, NJ	3.0	1.5	1014	$6,000	$5.92	0d	1	0.55mi
307 Asbury Ave Ocean Gate, NJ	3.0	2.0	1104	$2,800	$2.54	0d	1	0.81mi
112 Minturn Rd Toms River, NJ	4.0	1.0	1287	$3,400	$2.64	3d	1	1.50mi

Listing history 7 events

1. 2026-05-05
   status Pending
2. 2026-04-08
   listed $299,900 Active
3. 2025-11-13
   status Active
4. 2025-11-13
   historical
5. 2025-10-02
   historical Active Under Contract
6. 2025-09-03
   listed $350,000 Active
7. 2025-09-03
   listed $350,000 Active

ⓘ 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: $5,421 · $452/mo
• Projected year-2 tax: $6,444 · $537/mo
• Expected delta: +$1,023/yr (+$85/mo · 18.9%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥96°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,007
• − Mortgage interest: −$16,799
• − Property taxes: −$5,421
• − Insurance: −$6,618
• − Repairs & maintenance: −$4,241
• − Management: −$4,241
• − Depreciation: −$8,724
• Taxable income: $6,964
• Est. tax owed @ 24.0%: −$1,671
• After-tax cash flow: $9,293/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: Central Regional School District
• NCES district ID: 3402910
• Math proficiency: 17% ▼ -14.00%
• Reading proficiency: 43% ▲ 7.00%
• Median HH income: $44,676
• Composite: 25.59/100
• National rank: #7422
• State rank: #357 of 472 in NJ

Livability — Ocean Gate

• Score: 62/100
• State rank: #439
• US rank: #16152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,768
• Population (ZIP): 22,464

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 7% Scotch-Irish 2% Slovak 2%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Tagalog/Filipino 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: ▼ -320.09%
• Current HPI: 346.8393
• 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

-14.3% since first listed

7 events — show timeline

• 2026-05-05 Pending — MOMLS
• 2026-04-08 Listed $299,900 MOMLS
• 2025-11-13 Relisted — BRIGHT MLS
• 2025-11-13 Listing Removed — BRIGHT MLS
• 2025-10-02 Contingent — BRIGHT MLS
• 2025-09-03 Listed $350,000 MOMLS
• 2025-09-03 Listed $350,000 BRIGHT MLS

Property tax history

+5.1%/yr

Latest (2025): $5,421 · +7.4% YoY. Source: county tax records.