50B Cambridge Ct Unit 100b · Leisure Village, NJ 08701

$192,000

2 bd · 1.0 ba · 1,486 sqft · SingleFamily · 22 Days on market

Built 1973 Excellent condition 7,405 sqft lot $129/sqft · 17% below area Est $232k · 17% under $234/mo HOA · 10% 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 +21.0/30.0
• ARV discount +15.0/15.0
• 1% rule +7.1/10.0
• DSCR +6.7/10.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled Marlborough unit in the highly desirable Leisure Village. Just move in and unpack! Enjoy easy living along with all the amazing amenities this sought-after community has to offer. Everything has been thoughtfully updated--come see it for yourself. Priced to sell!

Key facts

• 7,405 sq ft lot
• Built 1973
• Listed 22 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $192k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $192k).
• Recommended offer: $189k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 6.0% in Leisure Village — 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 64/100 on livability (#416 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+, cost of living B; Watch: schools D, amenities F, commute 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: 425 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 43% 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 $6k 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 22 days — a 2% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $67k; list at $192k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $189,120 (1.5% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.21% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.05%
• DSCR: 1.27
• GRM: 6.9

CMA / ARV

• ARV (median comp): $231,557
• List price: $192,000
• Delta: -17.08%
• 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
180 Sterling Ct Unit B	0.35mi	2/2.0	1,490 (+0%)	1mo	$300,000	$201	78
330A Canterbury Ct Unit A	0.40mi	2/2.0	1,490 (+0%)	2mo	$195,000	$131	75
3 Golden Willows Ave	0.43mi	2/2.0	1,512 (+2%)	0mo	$385,000	$255	73
634A Huntington Dr	0.50mi	2/2.0	1,490 (+0%)	1mo	$195,000	$131	71
104 Silverlawns Dr	0.48mi	2/2.0	1,512 (+2%)	1mo	$400,000	$265	70
18 Amberwinds Ct	0.57mi	2/2.0	1,478 (-0%)	0mo	$429,000	$290	68
2 Spring Meadow Dr	0.62mi	2/2.0	1,478 (-0%)	0mo	$412,000	$279	66
206A Huntington Dr	0.46mi	2/2.0	1,586 (+7%)	3mo	$233,000	$147	61
16 Spring Meadow Dr	0.64mi	2/2.0	1,601 (+8%)	2mo	$424,500	$265	51
173A Sterling Ct	0.38mi	2/222.0	1,618 (+9%)	1mo	$215,000	$133	46
108 Petty Pl #2	0.69mi	2/2.0	1,704 (+15%)	2mo	$400,000	$235	38
7 Brightwinds Ct	0.74mi	2/2.0	1,692 (+14%)	1mo	$475,000	$281	38

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-13,682
• Equity at exit: $28,628

10-year hold

• IRR: 2.8%
• Equity multiple: 1.21×
• Total profit: $11,025
• Equity at exit: $16,601

Cash invested: $53,760 (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: 425
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,319 high
• Mortgage (P&I): −$1,007
• Tax est. 1.5%: −$240 /mo · $2,880/yr
• Insurance: −$80
• HOA: −$234
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $271

Break-even live

Break-even rent $1,976

Max offer price $192,000

Occupancy floor 83%

Sensitivity live

Price	-10% $404	-5% $337	+0% $271	+5% $205	+10% $138
Rent	-10% $88	-5% $179	+0% $271	+5% $362	+10% $454
Rate	-1.0pp $368	-0.5pp $320	base $271	+0.5pp $221	+1.0pp $170

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
341B Canterbury Ct Lakewood, NJ	2.0	1.0	982	$2,275	$2.32	23d	1	0.32mi
1305 Marshall St Lakewood, NJ	3.0	1.0	1168	$2,900	$2.48	8d	1	0.41mi
335A Canterbury Ct Lakewood, NJ	2.0	1.0	982	$1,950	$1.99	20d	1	0.43mi
278C Kingston Ct Lakewood, NJ	2.0	1.0	1000	$2,250	$2.25	3d	1	0.61mi
19 Silverside Rd Lakewood, NJ	2.0	2.0	1512	$2,600	$1.72	25d	1	0.99mi
1042C Aberdeen Dr Unit C Lakewood, NJ	2.0	1.0	982	$2,000	$2.04	5d	1	1.12mi
824A Balmoral Ct Unit A Toms River, NJ	2.0	1.0	982	$2,200	$2.24	20d	1	1.13mi
540 Davids Ct Lakewood, NJ	2.0	1.5	1512	$2,350	$1.55	25d	1	1.26mi
523 Sophee Ln #1000 Lakewood, NJ	1.0	1.0	889	$1,800	$2.02	0d	1	1.36mi
610 Sophee Ln Lakewood, NJ	2.0	1.5	1164	$2,000	$1.72	45d	1	1.40mi

HOA detail

• Monthly dues: $234 · $2,808/yr

Listing history 5 events

1. 2026-05-12
   status Pending 286-char remark

   Show marketing remark (286 chars)

   Beautifully remodeled Marlborough unit in the highly desirable Leisure Village. Just move in and unpack! Enjoy easy living along with all the amazing amenities this sought-after community has to offer. Everything has been thoughtfully updated--come see it for yourself. Priced to sell!

2. 2026-04-20
   listed $192,000 Active 286-char remark

   Show marketing remark (286 chars)

   Beautifully remodeled Marlborough unit in the highly desirable Leisure Village. Just move in and unpack! Enjoy easy living along with all the amazing amenities this sought-after community has to offer. Everything has been thoughtfully updated--come see it for yourself. Priced to sell!

3. 2016-12-30
   soldstatus $67,000 Sold 269-char remark

   Show marketing remark (269 chars)

   Very nice Marlborough unit - great location - close to Leisure Village entrance. Open floor plan - freshly painted. Move in condition!! Leisure Village is an active adult community with seven lakes, two clubhouses and pools. Close to GSP, all shopping and Beaches!!

4. 2016-09-29
   status Pending 269-char remark

   Show marketing remark (269 chars)

   Very nice Marlborough unit - great location - close to Leisure Village entrance. Open floor plan - freshly painted. Move in condition!! Leisure Village is an active adult community with seven lakes, two clubhouses and pools. Close to GSP, all shopping and Beaches!!

5. 2016-06-20
   listed $69,000 Active 269-char remark

   Show marketing remark (269 chars)

   Very nice Marlborough unit - great location - close to Leisure Village entrance. Open floor plan - freshly painted. Move in condition!! Leisure Village is an active adult community with seven lakes, two clubhouses and pools. Close to GSP, all shopping and Beaches!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 6/10 Major 67% 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: $27,824
• − Mortgage interest: −$10,755
• − Property taxes: −$2,880
• − Insurance: −$960
• − Repairs & maintenance: −$2,226
• − Management: −$2,226
• − HOA: −$2,808
• − Depreciation: −$5,585
• Taxable income: $383
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $3,158/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This remodeled single-family home in Leisure Village is move-in ready with modern updates and excellent condition.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping the front yard — A well-maintained front yard improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping the front yard — A well-maintained front yard improves curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Leisure Village

• Score: 64/100
• State rank: #416
• US rank: #14624

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leisure Village, 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

+178.3% since first listed

5 events — show timeline

• 2026-05-12 Pending — MOMLS
• 2026-04-20 Listed $192,000 MOMLS
• 2016-12-30 Sold (MLS) $67,000 MOMLS
• 2016-09-29 Pending — MOMLS
• 2016-06-20 Listed $69,000 MOMLS