219 Buckingham Ct Unit E · Leisure Village, NJ 08701

$134,900

1 bd · 1.0 ba · 663 sqft · SingleFamily · 42 Days on market

Built 1968 Good condition 435 sqft lot $203/sqft · 20% below area Est $168k · 20% under $372/mo HOA · 20% of rent ↓ 8% since listing

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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 +18.8/30.0
• ARV discount +15.0/15.0
• 1% rule +8.5/10.0
• DSCR +5.9/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this remodeled one-bedroom, one-bathroom in the premier 55+ gated community of Leisure Village. The interior has been completely transformed, featuring a new kitchen with sleek new cabinetry and a full suite of brand-new appliances and a updated bathroom, all complemented by contemporary light fixtures and new flooring throughout. Brand new Washer and Dryer! Step outside to your private front porch with elegant tile flooring, the perfect spot to relax and take in the community's exceptional outdoor beauty. Surrounded by seven scenic lakes perfect for fishing or kayaking, this home offers a serene, maintenance-free lifestyle with access to 9 hole golf course, 2 saltwater pool

Key facts

• Brand new appliances
• Remodeled kitchen
• Private front porch

Tags

• REMODELED KITCHEN
• NEW CABINETRY
• BRAND NEW APPLIANCES
• UPDATED BATHROOM
• PRIVATE FRONT PORCH
• ELEGANT TILE FLOORING

Property features AI

Finance

• HOA & community: HOA present (monthly fee); Monthly association fee; Association amenities include clubhouse, community room, and jogging path; HOA covers trash, lawn maintenance, pool, and snow removal

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Model: Eton
• Exterior features: Located in the Leisure Village community

Interior

• Kitchen: Electric cooking; Stove; Microwave; Dishwasher
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating with 2-zone heat; Electric cooling
• Interior features: Ceiling fan(s); AC units; No fireplaces
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 6.0% in Leisure Village — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 419 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 34% 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 $933 of loan paydown is wiped out by about $4k 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 42 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: major flood risk; major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1968 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.35% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 6.2

CMA / ARV

• ARV (median comp): $168,370
• List price: $134,900
• Delta: -19.88%
• 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
161A Gramercy Ct	0.24mi	1/1.0	663 (0%)	1mo	$130,000	$196	88
160D Gramercy Ct	0.27mi	1/1.0	670 (+1%)	2mo	$123,000	$184	84
533 Dartmoor Ct Unit F	0.37mi	1/1.0	663 (0%)	1mo	$103,000	$155	82
479 Dartmoor Ct Unit B	0.40mi	1/1.0	663 (0%)	0mo	$133,000	$201	81
303A W Malvern Ct	0.47mi	1/1.0	663 (0%)	2mo	$127,000	$192	77
474E Thornbury Ct	0.35mi	1/1.0	663 (0%)	9mo	$124,000	$187	76
474F Thornbury Ct	0.35mi	1/1.0	663 (0%)	9mo	$110,000	$166	76
472B Thornbury Ct	0.37mi	1/1.0	663 (0%)	10mo	$135,000	$204	75
318 Coventry Ct	0.53mi	1/1.0	663 (0%)	3mo	$125,000	$189	73
434F Portsmouth Dr	0.55mi	1/1.0	663 (0%)	2mo	$149,000	$225	72
44J Cambridge Ct #2010	0.56mi	1/1.0	638 (-4%)	7mo	$125,000	$196	61
652A Plymouth Dr	0.72mi	1/1.0	663 (0%)	7mo	$145,000	$219	61

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-12,916
• Equity at exit: $20,114

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $979
• Equity at exit: $11,664

Cash invested: $37,772 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,824 medium
• Mortgage (P&I): −$707
• Tax est. 1.5%: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$372
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $136

Break-even live

Break-even rent $1,651

Max offer price $134,900

Occupancy floor 88%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
219 Buckingham Ct Lakewood, NJ	1.0	1.0	663	$1,900	$2.87	43d	1	0.02mi

HOA detail

• Monthly dues: $372 · $4,464/yr
• Likely covers: waterpoolsecurity

Listing history 17 events

1. 2026-06-18
   days on market $134,900 Active 42 DOM
2. 2026-06-17
   days on market $134,900 Active 41 DOM
3. 2026-06-16
   days on market $134,900 Active 40 DOM
4. 2026-06-15
   days on market $134,900 Active 39 DOM
5. 2026-06-13
   days on market $134,900 Active 37 DOM
6. 2026-06-13
   days on market $134,900 Active 36 DOM
7. 2026-06-10
   price $134,900 Active 33 DOM
8. 2026-06-09
   days on market $139,900 Active 33 DOM
9. 2026-06-08
   days on market $139,900 Active 32 DOM
10. 2026-06-07
    days on market $139,900 Active 31 DOM
11. 2026-06-04
    days on market $139,900 Active 28 DOM
12. 2026-06-03
    days on market $139,900 Active 27 DOM
13. 2026-06-02
    days on market $139,900 Active 26 DOM
14. 2026-06-01
    days on market $139,900 Active 25 DOM
15. 2026-05-31
    days on market $139,900 Active 24 DOM
16. 2026-05-07
    listed $144,900 Active 787-char remark
17. 2026-04-08
    listed $147,000 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 14 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: $21,883
• − Mortgage interest: −$7,556
• − Property taxes: −$2,024
• − Insurance: −$674
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − HOA: −$4,464
• − Depreciation: −$3,924
• Taxable loss: −$261
• Est. tax savings @ 24.0%: +$63
• After-tax cash flow: $1,699/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 · 12 photos

Good 80/100 Cosmetic rehab

This remodeled one-bedroom home in Leisure Village offers a serene, maintenance-free lifestyle with updated interiors and a private front porch. It is in good condition and ready for move-in.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and can increase its value
• Both Upgrading the front door — A new front door can improve the home's curb appeal and increase its value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters ↑
• Both Painting exterior and interior walls — Fresh paint can make the home look more inviting and can increase its value ↑
• Both Upgrading the front door — A new front door can improve the home's curb appeal and increase its 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

-8.2% since first listed

4 events — show timeline

• 2026-06-09 Price Changed $134,900 MOMLS
• 2026-05-28 Price Changed $139,900 MOMLS
• 2026-05-07 Listed $144,900 MOMLS
• 2026-04-08 Listed $147,000 MOMLS