62 Stonehurst Blvd Unit E · West Freehold, NJ 07728

$185,000

1 bd · 1.0 ba · 720 sqft · Condo · 14 Days on market

Built 1970 Good condition ↓ 23% since listing

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Why this score? — see what drove the D 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 +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome , first-floor 1-bedroom, 1-bathroom condo in the desirable Stonehurst community of Freehold. Whether you are looking for a turnkey primary residence or a high-demand rental for your investment portfolio, this unit delivers. The Interior: Step into a bright, open-concept living space featuring stylish laminate flooring that flows seamlessly into the dining area. The efficient kitchen is designed for modern living, boasting ample cabinetry The oversized bedroom serves as a true retreat with generous closet space, while the full bathroom features classic finishes. The Location: Commuter's dream! Located just minutes from Route 9, Route 33, and the Garden State Parkway. You are a shor

Key facts

• Built 1970
• Listed 14 days

Property features AI

Finance

• Other: Living area approximately 720; Located in Monmouth County
• HOA & community: HOA present with an association fee (approximately 373.96)

Exterior

• Parking: No garage
• Home design: Condominium ownership (fee simple, condominium)
• Exterior features: Located in the Stonehurst subdivision

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating (other type); Cooling (other type)
• Interior features: No fireplaces; Basement (other type); Dining room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-10 ($-117/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 6.2% vs local median 2.6% in West Freehold — 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 74/100 on livability (#173 in NJ, #4,542 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living F.
• Freehold Township School District (suburban): math 35% / reading 53% proficiency, ranked #162 of 472 in NJ (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.2%/yr); 321 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $185,000

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. Built in 1970 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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?
8. 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.
9. 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.
10. 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: 1.09% ✓
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.25% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.35×
• Total profit: $-33,858
• Equity at exit: $27,584

10-year hold

• IRR: -16.5%
• Equity multiple: 0.17×
• Total profit: $-43,164
• Equity at exit: $15,995

Cash invested: $51,800 (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 07728

• Rents YoY: 1.2%
• Active inventory: 321
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA est. from 1 same-building comp: −$322
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-10

Break-even live

Break-even rent $2,026

Max offer price $183,584

Occupancy floor 95%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Windsor Ter Unit H Freehold, NJ	1.0	1.0	720	$1,900	$2.64	1d	1	0.11mi
35 Manchester Ct Unit D Freehold, NJ	1.0	1.0	712	$2,200	$3.09	15d	1	0.20mi
80 Manchester Ct Unit F Freehold, NJ	1.0	1.0	712	$1,750	$2.46	1d	1	0.21mi
80 Manchester Ct Unit F Freehold, NJ	1.0	1.0	712	$1,800	$2.53	10d	1	0.21mi
56 Manchester Ct Freehold, NJ	1.0	1.0	712	$1,900	$2.67	1d	1	0.26mi
100 Lambert Way Freehold, NJ	1.0–2.0	1.0–2.0	1008	$2,635	$2.61	1d	16	0.86mi
177 South St Freehold, NJ	1.0–2.0	1.0	800	$1,840	$2.30	1d	8	0.99mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-13
   price $185,000 770-char remark
2. 2026-05-07
   listed $240,000 Active 770-char remark
3. 2026-05-01
   historical $240,000 770-char remark

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,163
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − HOA: −$3,864
• − Depreciation: −$5,382
• Taxable loss: −$3,012
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $605/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 · 1 photo

Good 75/100 Cosmetic rehab

This first-floor 1-bedroom, 1-bathroom condo in the Stonehurst community is in good condition with minimal maintenance required. It offers a bright, open-concept living space and is located in a desirable location with easy access to major highways. Updates to the exterior and interior could significantly increase its value.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and resale value
• Both Clean and maintain landscaping — Improves curb appeal and rental value
• Both Replace laminate flooring — Modernizes the interior and improves resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and resale value ↑
• Both Clean and maintain landscaping — Improves curb appeal and rental value ↑
• Both Replace laminate flooring — Modernizes the interior and improves resale 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: Freehold Township School District
• NCES district ID: 3405640
• Math proficiency: 35% ▼ -27.00%
• Reading proficiency: 53% ▼ -15.00%
• Median HH income: $97,353
• Composite: 42.27/100
• National rank: #3271
• State rank: #162 of 472 in NJ

Livability — West Freehold

• Score: 74/100
• State rank: #173
• US rank: #4542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Freehold, NJ
• County: Monmouth County · 505,557 people
• City population: 56,623
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 55,984
• Household income: $114,072
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 1278.0

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 20% Two or more races 7% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 5% Scotch-Irish 2% Italian 1%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 14% Other Indo-European 4% Russian/Polish/Slavic 2%

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: ▼ -442.26%
• Current HPI: 319.7562
• Rent YoY: ▲ 1.25%
• 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

-22.9% since first listed

4 events — show timeline

• 2026-05-21 Pending — MOMLS
• 2026-05-13 Price Changed $185,000 MOMLS
• 2026-05-07 Listed $240,000 MOMLS
• 2026-05-01 Coming Soon $240,000 MOMLS