8 Oceanview Ave · Keansburg, NJ 07734

$650,000

None bd · None ba · 4,655 sqft · MultiFamily public records · 91 Days on market

Built 1920 4,791 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.6/30.0
• Schools +1.6/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Rare oversized 50x100 lot just homes from the beach offering a unique opportunity to build in a prime coastal location. This property presents potential for subdivision (buyer to verify) along with the ability to create a custom single-family home with possible waterviews from upper levels. Plans are currently in progress, providing a strong head start for future development. Located in close proximity to the beach, local amenities, and major transportation routes, this lot offers both lifestyle appeal and investment potential. A versatile opportunity for builders, investors, or end users looking to create a coastal residence with upside.

Key facts

• Steps to the beach
• 50 x100 lot
• Prime location

Tags

• 50 X100 LOT
• PRIME LOCATION
• STEPS TO THE BEACH
• EASY ACCESS TO THE PARKWAY

Property features AI

Finance

• Financial info: Parcel number 23-00017-0000-00012; Tax block 17, lot 12 (Tax year 2025); Tax assessed at 420000; Annual tax amount 9001

Exterior

• Home design: Individual ownership
• Construction: No construction details provided
• Exterior features: Bayfront location; Bayside exposure; Bayview

Interior

• Bathrooms: No bathrooms specified
• Interior features: No bathrooms specified

What this means for you Summary

Snapshot

• This is a multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $-3k ($-35k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (72.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (62.5% below list).
• Recommended offer: $180k (72.3% below list) — sets the bar for cash-flow.
• Cap rate 1.7% vs local median 3.2% in Keansburg — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 66/100 on livability (#355 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: cost of living D, schools F, amenities F.
• Keansburg School District (suburban): math 6% / reading 30% proficiency, ranked #443 of 472 in NJ (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 106 active listings in the ZIP; solid renter incomes; 2,840 units permitted in Monmouth County in 2024 (484 in 5+ unit buildings).
• This rent runs 36% of the median local income ($82k/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 $4k of loan paydown is wiped out by about $20k 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.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($592k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $420k; list at $650k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 8→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,012 (72.3% 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. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 72% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.38% ✗
• Cap rate: 1.67%
• Cash-on-cash: -16.50%
• DSCR: 0.27
• GRM: 22.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -55.8%
• Equity multiple: -0.60×
• Total profit: $-291,585
• Equity at exit: $96,917

10-year hold

• IRR: —
• Equity multiple: -1.71×
• Total profit: $-493,019
• Equity at exit: $56,200

Cash invested: $182,000 (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 07734

• Active inventory: 106
• Price-to-rent: 22.2×

Monthly cashflow live

• Estimated rent: $2,440 medium
• Mortgage (P&I): −$3,409
• Tax from tax record: −$750 /mo · $9,001/yr
• Insurance: −$271
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-2,928

Break-even live

Break-even rent $6,147

Max offer price $180,012

Occupancy floor —

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $650,000 Active 91 DOM
2. 2026-06-17
   days on market $650,000 Active 90 DOM
3. 2026-06-16
   days on market $650,000 Active 89 DOM
4. 2026-06-15
   days on market $650,000 Active 88 DOM
5. 2026-06-13
   days on market $650,000 Active 86 DOM
6. 2026-06-09
   days on market $650,000 Active 82 DOM
7. 2026-06-08
   days on market $650,000 Active 81 DOM
8. 2026-06-07
   days on market $650,000 Active 80 DOM
9. 2026-06-04
   days on market $650,000 Active 77 DOM
10. 2026-06-03
    days on market $650,000 Active 76 DOM
11. 2026-06-02
    days on market $650,000 Active 75 DOM
12. 2026-06-01
    days on market $650,000 Active 74 DOM
13. 2026-05-31
    days on market $650,000 Active 73 DOM
14. 2026-03-19
    listed $650,000 Active
15. 2025-05-27
    listed $495,000 Active
16. 2025-03-03
    listed $495,000 Active
17. 2024-03-26
    soldstatus $419,900
18. 2024-03-21
    soldstatus $419,900 Closed
19. 2024-01-10
    status Pending
20. 2023-10-06
    listed $419,900 Active
21. 2018-09-04
    soldstatus $125,000
22. 1999-03-23
    soldstatus $200,000
23. 1998-01-26
    soldstatus $25,000
24. 1987-09-18
    soldstatus $210,000
25. 1985-08-01
    soldstatus $75,000

ⓘ 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: $9,001 · $750/mo
• Projected year-2 tax: $12,593 · $1,049/mo
• Expected delta: +$3,592/yr (+$299/mo · 39.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 8 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,280
• − Mortgage interest: −$36,410
• − Property taxes: −$9,001
• − Insurance: −$8,368
• − Repairs & maintenance: −$2,342
• − Management: −$2,342
• − Depreciation: −$18,909
• Taxable loss: −$48,093
• Est. tax savings @ 24.0%: +$11,542
• After-tax cash flow: $-23,600/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: Keansburg School District
• NCES district ID: 3407860
• Math proficiency: 6% ▼ -12.00%
• Reading proficiency: 30% ▲ 2.00%
• Median HH income: $45,296
• Composite: 15.71/100
• National rank: #9281
• State rank: #443 of 472 in NJ

Livability — Keansburg

• Score: 66/100
• State rank: #355
• US rank: #11775

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keansburg, NJ
• County: Monmouth County · 505,557 people
• City population: 12,925
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 12,925
• Household income: $82,029
• Rent vs Own: 42.3% rent · 57.7% own
• Severe rent burden: 485.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 19% Black 8% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 8% Cuban 1% Dominican 1%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% German/W. Germanic 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: ▼ -218.47%
• Current HPI: 379.3764
• 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

+766.7% since first listed

12 events — show timeline

• 2026-03-19 Listed $650,000 MOMLS
• 2025-05-27 Listed $495,000 MOMLS
• 2025-03-03 Listed $495,000 MOMLS
• 2024-03-26 Sold (Public Records) $419,900 Public Records
• 2024-03-21 Sold (MLS) $419,900 MOMLS
• 2024-01-10 Pending — MOMLS
• 2023-10-06 Listed $419,900 MOMLS
• 2018-09-04 Sold (Public Records) $125,000 Public Records
• 1999-03-23 Sold (Public Records) $200,000 Public Records
• 1998-01-26 Sold (Public Records) $25,000 Public Records
• 1987-09-18 Sold (Public Records) $210,000 Public Records
• 1985-08-01 Sold (Public Records) $75,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $9,001 · -11.0% YoY. Source: county tax records.