5 W Main St · Freehold, NJ 07728

$4,000

None bd · None ba · 1,500 sqft · MultiFamily · 13 Days on market

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• Listed 13 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer; Septic tank
• Home design: Corporate ownership
• Exterior features: Located in Freehold Borough area

Interior

• Bathrooms: No bathrooms
• Heating & cooling: Central air conditioning
• Interior features: No fireplaces; Basement: Other

🏷️ Possibly a rental listed for sale. The $4,000 price doesn't fit this home's estimated sale value (~$711,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a multifamily listed at $4k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $4k).
• Cap rate 981.5% vs local median 2.9% in 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 61/100 on livability (#465 in NJ) — a middle-class / working-renter tenant base. Strengths: crime B, housing B; Watch: schools C-, amenities F, commute D-.
• Freehold Borough School District (suburban): math 12% / reading 31% proficiency, ranked #416 of 472 in NJ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• 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).
• This rent runs 44% of the median local income ($114k/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 $28 of loan paydown is wiped out by about $120 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 + 1.2% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $4,000

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. 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?
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 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: 103.75% ✓
• Cap rate: 981.55%
• Cash-on-cash: 3483.06%
• DSCR: 155.98
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $711,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Broadway Rd	0.31mi	5/2.0	1,583 (+6%)	2mo	$750,000	$474	75
26 Ford Ave	0.49mi	4/2.0	1,632 (+9%)	17mo	$551,000	$338	48
35 Stokes St Unit 32 Bowne	0.43mi	6/2.0	1,284 (-14%)	14mo	$770,000	$600	45

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 · 1.25% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 178.93×
• Total profit: $199,281
• Equity at exit: $596

10-year hold

• IRR: —
• Equity multiple: 368.80×
• Total profit: $411,939
• Equity at exit: $346

Cash invested: $1,120 (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: 0.2×

Monthly cashflow live

• Estimated rent: $4,150 high
• Mortgage (P&I): −$21
• Tax est. 1.5%: −$5 /mo · $60/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$872
• Net cashflow: $3,251

Break-even live

Break-even rent $35

Max offer price $4,000

Occupancy floor 17%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$4,150
Total (2 units)			$4,150

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: $1,000
• Closing costs: $120
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Center St Freehold, NJ	3.0	1.0	1200	$2,695	$2.25	1d	1	0.23mi
81 South St Freehold, NJ	2.0	1.5	1125	$2,325	$2.07	22d	1	0.32mi
43 Parker St Unit B Freehold, NJ	1.0	1.0	1658	$2,000	$1.21	1d	1	0.39mi
709 Zlotkin Cir #5 Freehold, NJ	2.0	1.5	1311	$2,650	$2.02	1d	1	0.62mi
3 Whistler Dr #3 Freehold, NJ	2.0	2.5	1346	$2,950	$2.19	1d	1	0.90mi
35 Whistler Dr #1 Freehold, NJ	3.0	1.5	1362	$3,100	$2.28	17d	1	0.92mi
100 Lambert Way Freehold, NJ	1.0–2.0	1.0–2.0	1008	$3,235	$3.21	1d	16	0.99mi

Listing history 9 events

1. 2026-06-18
   days on market $4,000 Active 13 DOM
2. 2026-06-17
   days on market $4,000 Active 12 DOM
3. 2026-06-16
   days on market $4,000 Active 11 DOM
4. 2026-06-15
   days on market $4,000 Active 10 DOM
5. 2026-06-13
   days on market $4,000 Active 8 DOM
6. 2026-06-13
   days on market $4,000 Active 7 DOM
7. 2026-06-09
   days on market $4,000 Active 4 DOM
8. 2026-06-08
   days on market $4,000 Active 3 DOM
9. 2026-06-07
   listed $4,000 Active 2 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: $49,800
• − Mortgage interest: −$224
• − Property taxes: −$60
• − Insurance: −$20
• − Repairs & maintenance: −$3,984
• − Management: −$3,984
• − Depreciation: −$116
• Taxable income: $41,412
• Est. tax owed @ 24.0%: −$9,939
• After-tax cash flow: $29,072/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: Freehold Borough School District
• NCES district ID: 3405580
• Math proficiency: 12% ▼ -27.00%
• Reading proficiency: 31% ▼ -18.00%
• Median HH income: $54,353
• Composite: 19.5/100
• National rank: #8771
• State rank: #416 of 472 in NJ

Livability — Freehold

• Score: 61/100
• State rank: #465
• US rank: #17777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Freehold, NJ
• County: Monmouth County · 505,557 people
• City population: 55,984
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $4,000 MOMLS
• 2026-04-18 Listed $4,000 MOMLS