236 Seaview Ave · Long Branch, NJ 07740

$399,000

4 bd · 1.5 ba · 1,304 sqft · SingleFamily public records · 8 Days on market

Built 1920 6,098 sqft lot Est $486k · 18% under

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special - Prime Long Branch Location! 100-year-old 4BR Colonial just 3 blocks from the beach and Seven Presidents Beach. Sold AS-IS and priced to reflect full renovation needs. Ideal for investors, builders, or flippers looking for strong upside in a highly desirable coastal area. Rare opportunity to renovate, rebuild, or capitalize on location-driven value. Bring your vision--this property won't last! Additional features include a 2-car driveway and a basement. Ideally located just minutes from beaches, the Garden State Parkway, Monmouth University, Monmouth Park, shopping, dining, and more. Don't miss this fantastic opportunity--schedule your showing today!

Key facts

• 6,098 sq ft lot
• Built 1920
• Listed 8 days

Property features AI

Exterior

• Parking: No garage spaces
• Utilities: Public sewer
• Home design: Property located in Long Branch, Monmouth County
• Exterior features: Shingle roof

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (total 3 fixtures configured as 2.5 baths)
• Heating & cooling: Forced air heating; No central air
• Interior features: No fireplaces; Unfinished basement with Bilco-style doors

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $399k).
• Cap rate 12.4% vs local median 0.3% in Long Branch — 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 71/100 on livability (#243 in NJ) — a middle-class / working-renter tenant base. Strengths: health & safety A-; Watch: amenities C-, schools D+, cost of living F.
• Long Branch Public School District (suburban): math 8% / reading 26% proficiency, ranked #445 of 472 in NJ (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.9%/yr); 247 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,840 units permitted in Monmouth County in 2024 (484 in 5+ unit buildings).
• At $6,070/mo this rent would consume 91% of the median local household income ($80k/yr) (locally 2347% 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Monmouth County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $112k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $325k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $399,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.52% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.82%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $486,392
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Seaview Ave	0.00mi	4/1.5	1,304 (0%)	1mo	$325,000	$249	99
128 Sampson Pl	0.25mi	4/2.5	1,452 (+11%)	1mo	$599,000	$413	64
142 Rosewood Ave	0.35mi	3/1.5 (-1)	1,392 (+7%)	11mo	$465,000	$334	58
188 Chelton Ave	0.36mi	3/2.0 (-1)	1,170 (-10%)	6mo	$605,000	$517	54
342 Macarthur Ave	0.42mi	3/1.0 (-1)	1,416 (+9%)	8mo	$800,000	$565	53
14 Slocum Pl	0.55mi	3/1.0 (-1)	1,440 (+10%)	4mo	$357,000	$248	47
290 N 5th Ave	0.51mi	4/2.0	1,424 (+9%)	18mo	$515,000	$362	44
126 Seaview Ave	0.23mi	3/2.0 (-1)	1,132 (-13%)	21mo	$689,000	$609	43
127 7th Ave	0.55mi	3/1.0 (-1)	1,476 (+13%)	8mo	$550,000	$373	38
—	0.51mi	3/2.0 (-1)	1,476 (+13%)	20mo	$265,000	$180	30

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 · 3.91% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.63×
• Total profit: $70,448
• Equity at exit: $59,492

10-year hold

• IRR: 24.9%
• Equity multiple: 3.25×
• Total profit: $251,798
• Equity at exit: $34,498

Cash invested: $111,720 (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 07740

• Rents YoY: 3.9%
• Active inventory: 247
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $6,070 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$505 /mo · $6,058/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,275
• Net cashflow: $2,032

Break-even live

Break-even rent $3,498

Max offer price $399,000

Occupancy floor 62%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Sampson Pl Long Branch, NJ	4.0	2.0	1570	$9,500	$6.05	24d	1	0.28mi
68 Berry Pl Long Branch, NJ	3.0	2.0	1428	$3,200	$2.24	3d	1	0.43mi
132 Chelton Ave Long Branch, NJ	4.0	2.5	1828	$3,900	$2.13	7d	1	0.45mi
81 Berry Pl Long Branch, NJ	4.0	1.5	1562	$12,000	$7.68	24d	1	0.45mi
190 Spruce St #10 Long Branch, NJ	4.0	1.5	1690	$3,200	$1.89	17d	1	0.50mi
179 Chelsea Ave Long Branch, NJ	2.0–3.0	2.0	1115	$5,300	$4.75	1d	6	0.58mi
153 Atlantic Ave Long Branch, NJ	3.0	2.0	1500	$3,675	$2.45	7d	1	0.65mi
50 Chelsea Ave Long Branch, NJ	3.0	1.0–2.0	1118	$6,286	$5.62	1d	34	0.68mi
487 West St Long Branch, NJ	3.0	2.0	1536	$4,200	$2.73	2d	1	0.86mi
102 Columbia Ave Long Branch, NJ	3.0	1.0	1328	$11,000	$8.28	1d	1	0.90mi
607 McClellan St Long Branch, NJ	3.0	1.5	1344	$25,000	$18.60	10d	1	1.00mi
607 McClellan St Long Branch, NJ	3.0	2.5	1344	$4,200	$3.12	1d	1	1.00mi
8 Arthur Ave Long Branch, NJ	3.0	2.0	1648	$7,000	$4.25	19d	1	1.03mi
350 Ocean Ave #403 Long Branch, NJ	3.0	3.0	1751	$20,000	$11.42	7d	1	1.14mi
44 Norwood Ave Long Branch, NJ	3.0	1.0	1226	$3,275	$2.67	12d	1	1.18mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $399,000 Pending 8 DOM
2. 2026-06-09
   days on market $399,000 Active 7 DOM
3. 2026-06-08
   days on market $399,000 Active 6 DOM
4. 2026-06-07
   days on market $399,000 Active 5 DOM
5. 2026-06-04
   days on market $399,000 Active 2 DOM
6. 2026-06-02
   remarks 699-char remark
7. 2026-06-02
   listed $399,000 Active 1 DOM

ⓘ 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: $6,058 · $505/mo
• Projected year-2 tax: $7,997 · $666/mo
• Expected delta: +$1,938/yr (+$162/mo · 32.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥93°F today · 16 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: $72,839
• − Mortgage interest: −$22,350
• − Property taxes: −$6,058
• − Insurance: −$1,995
• − Repairs & maintenance: −$5,827
• − Management: −$5,827
• − Depreciation: −$11,607
• Taxable income: $19,174
• Est. tax owed @ 24.0%: −$4,602
• After-tax cash flow: $19,779/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: Long Branch Public School District
• NCES district ID: 3408940
• Math proficiency: 8% ▼ -18.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $51,405
• Composite: 15.49/100
• National rank: #9307
• State rank: #445 of 472 in NJ

Livability — Long Branch

• Score: 71/100
• State rank: #243
• US rank: #6700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long Branch, NJ
• County: Monmouth County · 505,557 people
• City population: 32,917
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 32,917
• Household income: $79,870
• Rent vs Own: 57.4% rent · 42.6% own
• Severe rent burden: 2347.0

Population outlook (Monmouth County) Hauer SSP2

• Today (2025): 620,308 people
• By 2030: 612,309 · -1.3%
• By 2040: 587,297 · -5.3%
• By 2050: 551,342 · -11.1%
• By 2075: 472,934 · -23.8%
• By 2100: 381,534 · -38.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 54% Hispanic / Latino 23% Two or more races 12% Black 11% Native American 2% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 6%
• Common ancestry: Estonian 10% Russian 3% Scotch-Irish 2%
• Foreign-born: 26% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 17% Other Indo-European 15% Russian/Polish/Slavic 1%

Political lean MEDSL · Monmouth

• 2024 margin: R (+11.4) · D 43.4% · R 54.8% · Other 1.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -3.7pp · 2024: -11.4pp
• All cycles: 2024: R+11.4 2020: R+2.8 2016: R+9.5 2012: R+5.5 2008: R+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -655.16%
• Current HPI: 405.7286
• Rent YoY: ▲ 3.91%
• 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

+543.5% since first listed

12 events — show timeline

• 2026-06-02 Listed $399,000 MOMLS
• 2026-05-14 Sold (MLS) $325,000 MOMLS
• 2026-04-15 Pending — MOMLS
• 2026-04-01 Price Changed $470,000 MOMLS
• 2026-04-01 Relisted — MOMLS
• 2026-03-18 Pending — MOMLS
• 2026-01-13 Listed $570,000 MOMLS
• 2021-05-19 Delisted — MOMLS
• 2021-03-18 Pending — MOMLS
• 2021-02-08 Listed $290,000 MOMLS
• 2010-05-24 Listed $165,000 MOMLS
• 1994-08-09 Sold (Public Records) $62,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $6,058 · +17.6% YoY. Source: county tax records.