1919 Atlantic Ave · Allenwood, NJ 08736

$299,000

2 bd · 2.0 ba · 1,170 sqft · SingleFamily · 14 Days on market

Built 2002 Good condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained mobile home in a great sunny location. This quiet community is tucked away, within walking distance to the Atlantic Club. Clean as a whistle. 2nd bedroom can fit a twin bed or futon. It even has underground irrigation for the flowers. Short drive to the beach or just a bike ride into town on the Manasquan Bike Path. This listing is for a mobile home, located at the Shore Acres Mobile home park, which is an age restricted community.

Key facts

• Fully renovated
• Beach town
• Peaceful community

Tags

• FULLY RENOVATED
• BEACH TOWN
• NEWLY PAVED BIKE PATH
• PEACEFUL COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $299k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $299k).
• Cap rate 13.5% vs local median 2.4% in Allenwood — 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 69/100 on livability (#286 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.
• Wall Township Public School District (suburban): math 36% / reading 58% proficiency, ranked #145 of 472 in NJ (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 67 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 2,840 units permitted in Monmouth County in 2024 (484 in 5+ unit buildings).
• This rent runs 34% of the median local income ($174k/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 $2k of loan paydown is wiped out by about $9k 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 + 3.0% rent growth), your $84k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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 $130k; list at $299k implies a 130% gain — meaningful room to come down on a strong offer.

Recommended offer $299,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.63% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.70%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $173,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1919 Atlantic Ave #26	0.09mi	2/1.0	1,084 (-7%)	5mo	$160,000	$148	75

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: 19.3%
• Equity multiple: 1.79×
• Total profit: $65,810
• Equity at exit: $44,582

10-year hold

• IRR: 27.7%
• Equity multiple: 3.44×
• Total profit: $204,639
• Equity at exit: $25,852

Cash invested: $83,720 (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 08736

• Active inventory: 67
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $4,885 medium
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,026
• Net cashflow: $1,793

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,999	-5% $1,896	+0% $1,793	+5% $1,690	+10% $1,586
Rent	-10% $1,407	-5% $1,600	+0% $1,793	+5% $1,986	+10% $2,179
Rate	-1.0pp $1,943	-0.5pp $1,869	base $1,793	+0.5pp $1,715	+1.0pp $1,637

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 Lakewood Rd Manasquan, NJ	2.0	1.0	768	$23,500	$30.60	19d	1	1.46mi

Listing history 10 events

1. 2026-06-18
   days on market $299,000 Active 14 DOM
2. 2026-06-17
   days on market $299,000 Active 13 DOM
3. 2026-06-16
   days on market $299,000 Active 12 DOM
4. 2026-06-15
   days on market $299,000 Active 11 DOM
5. 2026-06-13
   days on market $299,000 Active 9 DOM
6. 2026-06-09
   days on market $299,000 Active 5 DOM
7. 2026-06-08
   days on market $299,000 Active 4 DOM
8. 2026-06-07
   days on market $299,000 Active 3 DOM
9. 2026-06-04
   remarks 413-char remark
10. 2026-06-04
    listed $299,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $58,620
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$4,690
• − Management: −$4,690
• − Depreciation: −$8,698
• Taxable income: $17,814
• Est. tax owed @ 24.0%: −$4,275
• After-tax cash flow: $17,239/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

This fully renovated mobile home is in excellent condition with good curb appeal and a peaceful location. It is move-in ready and would be a great investment.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean HVAC unit — Improves air quality and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean HVAC unit — Improves air quality and energy efficiency ↑

ⓘ 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: Wall Township Public School District
• NCES district ID: 3416890
• Math proficiency: 36% ▼ -25.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $92,842
• Composite: 44.31/100
• National rank: #2831
• State rank: #145 of 472 in NJ

Livability — Allenwood

• Score: 69/100
• State rank: #286
• US rank: #8465

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monmouth County · 505,557 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 13,223
• Household income: $174,097
• Rent vs Own: 11.5% rent · 88.5% own
• Severe rent burden: 65.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Romanian 9% Slovak 3% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -307.96%
• Current HPI: 371.0208
• 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

+6002.0% since first listed

14 events — show timeline

• 2026-06-04 Listed $299,000 ForSaleByOwner.com
• 2025-08-22 Sold (MLS) $130,000 MOMLS
• 2025-07-16 Pending — MOMLS
• 2025-04-21 Listed $139,900 MOMLS
• 2024-08-27 Sold (MLS) $115,000 MOMLS
• 2024-08-07 Pending — MOMLS
• 2024-06-25 Listed $129,000 MOMLS
• 2024-06-19 Coming Soon $129,000 MOMLS
• 2022-10-28 Delisted — MOMLS
• 2022-10-25 Listed $127,888 MOMLS
• 2021-06-28 Sold (MLS) $79,900 MOMLS
• 2021-05-14 Pending — MOMLS
• 2021-04-26 Listed $79,900 MOMLS
• 2012-04-18 Listed $4,900 MOMLS