42 Forrest Ave · Rumson, NJ 07760

$2,149,000

4 bd · 3.5 ba · 2,847 sqft · SingleFamily public records · 8 Days on market

Built 2010 7,405 sqft lot Est $2272k · 5% under

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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 +9.9/15.0
• Schools +6.9/10.0
• Cash flow +4.2/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Picture Perfect!! Beautifully appointed with stunning custom millwork and oversized windows. Family room features custom built ins, gas fireplace all open to chef's kitchen. Private back yard with paver patio. Spacious master bedroom offers walk in closet, vaulted ceiling. Finished basement has separate room ideal for home office and a full bath. Hardwood floors thru out. Walk up attic for easy storage. All located ideally close to schools and shops.

Key facts

• Covered front porch
• Large family room
• Custom millwork

Tags

• COVERED FRONT PORCH
• CUSTOM MILLWORK
• LARGE FAMILY ROOM
• BUTLER'S PANTRY
• HOME OFFICE
• MUDROOM

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $2.15M.

Deal economics

• At list price, monthly cash flow is $-6k ($-70k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.12M (47.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.01M (52.9% below list).
• Recommended offer: $1.01M (52.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#326 in NJ) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Rumson-Fair Haven Regional High School District (suburban): math 64% / reading 75% proficiency, ranked #82 of 612 in NJ (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 81 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,840 units permitted in Monmouth County in 2024 (484 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $15k of loan paydown is wiped out by about $64k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $1.70M; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,011,823 (52.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.47% ✗
• Cap rate: 3.04%
• Cash-on-cash: -11.63%
• DSCR: 0.48
• GRM: 17.7

CMA / ARV

• ARV (on-the-fly): $2,271,906
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Forrest Ave	0.00mi	4/3.5	2,847 (0%)	1mo	$2,408,000	$846	99
12 Forrest Ave	0.16mi	4/4.0	2,786 (-2%)	4mo	$1,995,000	$716	84
43 Bingham Ave	0.28mi	4/2.5	2,900 (+2%)	0mo	$2,675,000	$922	79
90 Washington St	0.26mi	4/4.0	2,986 (+5%)	2mo	$2,457,000	$823	76
69 Park Ave	0.12mi	4/3.5	3,070 (+8%)	8mo	$2,449,000	$798	75
80 Bingham Ave	0.22mi	5/2.5 (+1)	3,074 (+8%)	2mo	$2,310,000	$751	66
9 N Cherry Ln	0.31mi	3/2.5 (-1)	2,642 (-7%)	0mo	$2,351,000	$890	64
3 E River Rd	0.32mi	4/4.0	3,072 (+8%)	7mo	$1,700,000	$553	64
84 Washington St	0.26mi	4/4.0	3,108 (+9%)	12mo	$1,677,000	$540	61
44 Ridge Rd	0.46mi	5/3.0 (+1)	2,807 (-1%)	11mo	$1,753,290	$625	60
61 Center St	0.49mi	5/4.5 (+1)	3,155 (+11%)	2mo	$2,410,000	$764	48
29 Rosalie Ave	0.48mi	5/4.5 (+1)	2,546 (-11%)	13mo	$2,050,000	$805	40

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: -37.7%
• Equity multiple: -0.20×
• Total profit: $-719,975
• Equity at exit: $320,423

10-year hold

• IRR: -55.7%
• Equity multiple: -0.84×
• Total profit: $-1,106,952
• Equity at exit: $185,806

Cash invested: $601,720 (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 07760

• Active inventory: 81
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $10,118 medium
• Mortgage (P&I): −$11,270
• Tax from tax record: −$1,658 /mo · $19,891/yr
• Insurance: −$895
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,125
• Net cashflow: $-5,829

Break-even live

Break-even rent $17,497

Max offer price $1,119,247

Occupancy floor —

Sensitivity live

Price	-10% $-4,613	-5% $-5,221	+0% $-5,829	+5% $-6,437	+10% $-7,046
Rent	-10% $-6,629	-5% $-6,229	+0% $-5,829	+5% $-5,430	+10% $-5,030
Rate	-1.0pp $-4,747	-0.5pp $-5,283	base $-5,829	+0.5pp $-6,386	+1.0pp $-6,953

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: $537,250
• Closing costs: $64,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
— Rumson, NJ	4.0	3.5	3688	$35,000	$9.49	23d	1	0.29mi
29 Lafayette St Rumson, NJ	4.0	4.5	4033	$14,000	$3.47	0d	1	0.36mi
22 Center St Rumson, NJ	4.0	2.0	3500	$6,700	$1.91	16d	1	0.36mi
180 Hartshorne Rd Rumson, NJ	4.0	3.5	2704	$10,200	$3.77	0d	1	1.11mi

Listing history 13 events

1. 2026-04-24
   status Pending
2. 2026-04-16
   listed $2,149,000 Active
3. 2022-09-12
   soldstatus $1,700,000
4. 2022-09-02
   soldstatus $1,700,000 Sold 459-char remark

   Show marketing remark (459 chars)

   Picture Perfect!! Beautifully appointed with stunning custom millwork and oversized windows. Family room features custom built ins, gas fireplace all open to chef's kitchen. Private back yard with paver patio. Spacious master bedroom offers walk in closet, vaulted ceiling. Finished basement has separate room ideal for home office and a full bath. Hardwood floors thru out. Walk up attic for easy storage. All located ideally close to schools and shops.

5. 2022-05-27
   status Pending 459-char remark

   Show marketing remark (459 chars)

   Picture Perfect!! Beautifully appointed with stunning custom millwork and oversized windows. Family room features custom built ins, gas fireplace all open to chef's kitchen. Private back yard with paver patio. Spacious master bedroom offers walk in closet, vaulted ceiling. Finished basement has separate room ideal for home office and a full bath. Hardwood floors thru out. Walk up attic for easy storage. All located ideally close to schools and shops.

6. 2022-05-27
   historical Active/Under Contract 459-char remark

   Show marketing remark (459 chars)

   Picture Perfect!! Beautifully appointed with stunning custom millwork and oversized windows. Family room features custom built ins, gas fireplace all open to chef's kitchen. Private back yard with paver patio. Spacious master bedroom offers walk in closet, vaulted ceiling. Finished basement has separate room ideal for home office and a full bath. Hardwood floors thru out. Walk up attic for easy storage. All located ideally close to schools and shops.

7. 2022-05-19
   listed $1,549,000 Active 459-char remark

   Show marketing remark (459 chars)

   Picture Perfect!! Beautifully appointed with stunning custom millwork and oversized windows. Family room features custom built ins, gas fireplace all open to chef's kitchen. Private back yard with paver patio. Spacious master bedroom offers walk in closet, vaulted ceiling. Finished basement has separate room ideal for home office and a full bath. Hardwood floors thru out. Walk up attic for easy storage. All located ideally close to schools and shops.

8. 2009-09-09
   soldstatus $450,000
9. 2009-09-02
   soldstatus $450,000 494-char remark

   Show marketing remark (494 chars)

   Great opportunity for the first-time buyer, empty nester,or builder! Just blocks from schools, boat launch & town. Newer kitchen, living/dining room combo w/wood floors & fireplace. Home nicely decorated & shows well. Floor plan offers many options to suit your needs. Partially finished basement with washer/dryer and storage. Nice yard w/brick patio & undergrnd sprinklers. 1 car garage w/room above. Gas heat and Central air. Enjoy all that this great community has to offer!

10. 2009-06-09
    listed $475,000 494-char remark

    Show marketing remark (494 chars)

    Great opportunity for the first-time buyer, empty nester,or builder! Just blocks from schools, boat launch & town. Newer kitchen, living/dining room combo w/wood floors & fireplace. Home nicely decorated & shows well. Floor plan offers many options to suit your needs. Partially finished basement with washer/dryer and storage. Nice yard w/brick patio & undergrnd sprinklers. 1 car garage w/room above. Gas heat and Central air. Enjoy all that this great community has to offer!

11. 1998-07-09
    soldstatus $239,000
12. 1987-09-29
    soldstatus $190,500
13. 1980-06-01
    soldstatus $65,000

ⓘ 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: $19,891 · $1,658/mo
• Projected year-2 tax: $36,701 · $3,058/mo
• Expected delta: +$16,809/yr (+$1,401/mo · 84.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $121,419
• − Mortgage interest: −$120,377
• − Property taxes: −$19,891
• − Insurance: −$10,745
• − Repairs & maintenance: −$9,714
• − Management: −$9,714
• − Depreciation: −$62,516
• Taxable loss: −$111,538
• Est. tax savings @ 24.0%: +$26,769
• After-tax cash flow: $-43,181/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: Rumson-Fair Haven Regional High School District
• NCES district ID: 3414400
• Math proficiency: 64% ▲ 20.00%
• Reading proficiency: 75% ▲ 15.00%
• Median HH income: $140,294
• Composite: 68.77/100
• National rank: #677
• State rank: #82 of 612 in NJ

Livability — Rumson

• Score: 67/100
• State rank: #326
• US rank: #10228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rumson, NJ
• City population: 9,557
• Population (ZIP): 9,557

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Italian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 1% 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: ▼ -567.27%
• Current HPI: 369.2564
• 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

+3206.2% since first listed

13 events — show timeline

• 2026-04-24 Pending — MOMLS
• 2026-04-16 Listed $2,149,000 MOMLS
• 2022-09-12 Sold (Public Records) $1,700,000 Public Records
• 2022-09-02 Sold (MLS) $1,700,000 MOMLS
• 2022-05-27 Pending — MOMLS
• 2022-05-27 Contingent — MOMLS
• 2022-05-19 Listed $1,549,000 MOMLS
• 2009-09-09 Sold (Public Records) $450,000 Public Records
• 2009-09-02 Sold (MLS) $450,000 MOMLS
• 2009-06-09 Listed $475,000 MOMLS
• 1998-07-09 Sold (Public Records) $239,000 Public Records
• 1987-09-29 Sold (Public Records) $190,500 Public Records
• 1980-06-01 Sold (Public Records) $65,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $19,891 · +1.7% YoY. Source: county tax records.