61 Buckingham Dr Unit A · Leisure Village, NJ 08701

$159,900

2 bd · 2.0 ba · 968 sqft · SingleFamily · 375 Days on market

55+ age-restricted Built 1964 Good condition 871 sqft lot $165/sqft · 10% below area Est $177k · 10% under $346/mo HOA · 17% of rent ↓ 7% 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 +17.1/30.0
• ARV discount +11.9/15.0
• 1% rule +6.4/10.0
• DSCR +5.5/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Bed, 2-Bath Home in Desirable Leisure Village (55+ Community) Welcome to this well-maintained 2-bedroom, 2-bath home in the sought-after Leisure Village, a gated 55+ community offering resort-style amenities and a convenient location.This home features a remodeled main bathroom and a private en-suite in the primary bedroom with a well-kept shower stall. The spacious layout includes new windows throughout and an enclosed breezeway connecting to the attached garage, which boasts a new door. Enjoy a low-maintenance lifestyle with access to community lakes (with small boating allowed), a clubhouse, swimming pool, and beautifully landscaped grounds—all behind a guarded entry gate for added security. Ideally located close to major shopping centers, highways, and the GSP.

Key facts

• Community lakes
• Clubhouse
• Private en-suite

Tags

• REMODELED MAIN BATHROOM
• PRIVATE EN-SUITE
• NEW WINDOWS
• ENCLOSED BREEZEWAY
• COMMUNITY LAKES
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: amenities F, commute F, employment 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.
• Zoned schools: Oak Street Elem School (math 17% / reading 21%, grade F, #1,030 of 1,303 statewide, top 80%, 534 students, 97% FRL); Lakewood Middle School (math 16% / reading 30%, grade F, #376 of 431 statewide, top 88%, 995 students, 94% FRL); Lakewood High School (math 14% / reading 37%, grade F, #321 of 399 statewide, top 81%, 1,423 students, 86% FRL).
• Market conditions: 543 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 67d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 38% 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 $5k 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 375 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 375 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 6.5

CMA / ARV

• ARV (median comp): $177,029
• List price: $159,900
• Delta: -9.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87C Dorchester Dr #1003	0.14mi	2/1.0	928 (-4%)	1mo	$140,000	$151	82
80C Dorchester Dr	0.18mi	2/1.0	928 (-4%)	1mo	$140,000	$151	80
115A Buckingham Dr	0.20mi	2/2.0	1,053 (+9%)	0mo	$190,000	$180	76
111B Edinburgh Ln	0.23mi	2/2.0	1,053 (+9%)	1mo	$251,000	$238	74
682 New Castle Ct Unit B	0.48mi	2/1.0	982 (+1%)	1mo	$175,000	$178	70
280B Kingston Ct #2001	0.58mi	2/1.0	982 (+1%)	0mo	$180,000	$183	66
300A W Malvern Ct Unit A	0.23mi	2/1.0	858 (-11%)	1mo	$115,000	$134	66
41G Cambridge Ct	0.20mi	2/1.0	841 (-13%)	0mo	$117,500	$140	64
48G Cambridge Ct	0.19mi	2/1.0	841 (-13%)	1mo	$125,000	$149	64
653F Plymouth Dr	0.45mi	2/1.0	858 (-11%)	0mo	$196,500	$229	56
212D Huntington Dr Unit D	0.46mi	2/1.0	858 (-11%)	1mo	$168,000	$196	55
155 Lucy Rd	0.55mi	3/1.5 (+1)	1,072 (+11%)	0mo	$610,000	$569	49

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-14,630
• Equity at exit: $23,842

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $2,462
• Equity at exit: $13,825

Cash invested: $44,772 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 46 active · 34 under contract
• Months of supply: 5.8 mo (17%/mo absorbed)
• Median asking: $194,450 ($212/sqft)
• Median days on market: 53 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: -13.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 08701

• Active inventory: 543
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,398/yr
• Insurance: −$67
• HOA: −$346
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $173

Break-even live

Break-even rent $1,837

Max offer price $159,900

Occupancy floor 87%

Sensitivity live

Price	-10% $284	-5% $229	+0% $173	+5% $118	+10% $63
Rent	-10% $11	-5% $92	+0% $173	+5% $255	+10% $336
Rate	-1.0pp $254	-0.5pp $214	base $173	+0.5pp $132	+1.0pp $90

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: $39,975
• Closing costs: $4,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
47L Cambridge Ct Lakewood, NJ	2.0	1.0	841	$1,795	$2.13	73d	1	0.15mi
106A Edinburgh Ln Lakewood, NJ	2.0	1.0	858	$2,200	$2.56	66d	1	0.24mi
341B Canterbury Ct Lakewood, NJ	2.0	1.0	982	$2,275	$2.32	71d	1	0.25mi
335A Canterbury Ct Lakewood, NJ	2.0	1.0	982	$1,950	$1.99	68d	1	0.36mi
219 Buckingham Ct Lakewood, NJ	1.0	1.0	663	$1,900	$2.87	93d	1	0.59mi
278C Kingston Ct Lakewood, NJ	2.0	1.0	1000	$2,150	$2.15	4d	1	0.60mi
278C Kingston Ct Lakewood, NJ	2.0	1.0	1000	$2,150	$2.15	38d	1	0.60mi
533E Dartmoor Ct Lakewood, NJ	1.0	1.0	663	$1,750	$2.64	19d	1	0.82mi
1034B Aberdeen Dr Lakewood, NJ	1.0	1.0	663	$1,350	$2.04	42d	1	1.04mi
1042C Aberdeen Dr Unit C Lakewood, NJ	2.0	1.0	982	$2,000	$2.04	53d	1	1.09mi
841B Inverness Ct Lakewood, NJ	1.0	1.0	663	$1,600	$2.41	4d	1	1.10mi
824A Balmoral Ct Unit A Toms River, NJ	2.0	1.0	982	$2,200	$2.24	68d	1	1.13mi
829A Balmoral Ct Unit 1001 Lakewood, NJ	1.0	1.0	663	$1,600	$2.41	73d	1	1.16mi
523 Sophee Ln #1000 Lakewood, NJ	1.0	1.0	889	$1,800	$2.02	48d	1	1.29mi

HOA detail $346/mo · $4,152/yr

• Likely covers: landscapingpoolsecurity

Listing history 50 events

1. 2026-08-08
   days on market $159,900 Active 375 DOM
2. 2026-08-06
   days on market $159,900 Active 373 DOM
3. 2026-08-05
   days on market $159,900 Active 372 DOM
4. 2026-08-04
   days on market $159,900 Active 371 DOM
5. 2026-08-03
   days on market $159,900 Active 370 DOM
6. 2026-07-31
   days on market $159,900 Active 367 DOM
7. 2026-07-30
   pricedays on market $159,900 Active 365 DOM
8. 2026-07-28
   days on market $199,500 Active 364 DOM
9. 2026-07-26
   days on market $199,500 Active 362 DOM
10. 2026-07-24
    days on market $199,500 Active 360 DOM
11. 2026-07-23
    days on market $199,500 Active 359 DOM
12. 2026-07-22
    days on market $199,500 Active 358 DOM
13. 2026-07-21
    days on market $199,500 Active 357 DOM
14. 2026-07-20
    days on market $199,500 Active 356 DOM
15. 2026-07-18
    days on market $199,500 Active 354 DOM
16. 2026-07-18
    days on market $199,500 Active 353 DOM
17. 2026-07-16
    days on market $199,500 Active 352 DOM
18. 2026-07-15
    days on market $199,500 Active 351 DOM
19. 2026-07-14
    days on market $199,500 Active 350 DOM
20. 2026-07-13
    days on market $199,500 Active 349 DOM
21. 2026-07-13
    days on market $199,500 Active 348 DOM
22. 2026-07-11
    days on market $199,500 Active 347 DOM
23. 2026-07-10
    days on market $199,500 Active 346 DOM
24. 2026-07-09
    days on market $199,500 Active 345 DOM
25. 2026-07-07
    days on market $199,500 Active 343 DOM
26. 2026-07-06
    days on market $199,500 Active 342 DOM
27. 2026-07-06
    days on market $199,500 Active 341 DOM
28. 2026-07-05
    days on market $199,500 Active 340 DOM
29. 2026-07-03
    days on market $199,500 Active 339 DOM
30. 2026-07-02
    days on market $199,500 Active 338 DOM
31. 2026-07-01
    days on market $199,500 Active 337 DOM
32. 2026-06-30
    days on market $199,500 Active 336 DOM
33. 2026-06-29
    days on market $199,500 Active 335 DOM
34. 2026-06-28
    days on market $199,500 Active 334 DOM
35. 2026-06-27
    days on market $199,500 Active 333 DOM
36. 2026-06-26
    days on market $199,500 Active 332 DOM
37. 2026-06-24
    days on market $199,500 Active 330 DOM
38. 2026-06-22
    days on market $199,500 Active 328 DOM
39. 2026-06-21
    days on market $199,500 Active 327 DOM
40. 2026-06-18
    days on market $199,500 Active 324 DOM
41. 2026-06-17
    days on market $199,500 Active 323 DOM
42. 2026-06-16
    days on market $199,500 Active 322 DOM
43. 2026-06-15
    days on market $199,500 Active 321 DOM
44. 2026-06-13
    days on market $199,500 Active 319 DOM
45. 2026-06-13
    days on market $199,500 Active 318 DOM
46. 2026-06-09
    days on market $199,500 Active 315 DOM
47. 2026-06-08
    days on market $199,500 Active 314 DOM
48. 2026-06-07
    days on market $199,500 Active 313 DOM
49. 2026-06-04
    days on market $199,500 Active 310 DOM
50. 2026-06-03
    days on market $199,500 Active 309 DOM

ⓘ 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 66% 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: $24,673
• − Mortgage interest: −$8,957
• − Property taxes: −$2,398
• − Insurance: −$800
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − HOA: −$4,152
• − Depreciation: −$4,652
• Taxable loss: −$233
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $2,135/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 75/100 Cosmetic rehab Est. rehab $4,840–$14,520 screening

This charming 2-bedroom, 2-bath home in Leisure Village is well-maintained with a good condition score. It has a good roof, exterior, and interior walls, but the kitchen needs updating. The home is move-in ready with a good curb appeal.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen appliances — outdated and in need of replacement
• Moderate roof shingles — visible wear and tear

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen will attract more buyers ↑
• Resale repair roof shingles — aesthetic appeal and potential for water damage ↑
• Both paint interior walls — fresh paint enhances the home's curb appeal and interior aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Oak Street Elem School F NJ #1,030/1,303 Nat'l #34,564/41,679 Middle Lakewood Middle School F NJ #376/431 Nat'l #11,007/14,009 High Lakewood High School F NJ #321/399 Nat'l #12,309/17,239

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

C Composite livability gradescore 64/100

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 · 586,991 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: 19% of renters

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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%

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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%

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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

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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

-7.2% since first listed

3 events — show timeline

• 2026-01-29 Price Changed $199,500 MOMLS
• 2025-10-28 Price Changed $210,000 MOMLS
• 2025-07-29 Listed $215,000 MOMLS