10 Nicholas Blvd · Vista Center, NJ 08527

$210,000

2 bd · 2.0 ba · 951 sqft · SingleFamily · 98 Days on market

Built 2026

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The future is YOURS at Oak Tree, a 55+ Community in Jackson, NJ. Our community features a varierty of new manufactured homes, amenities, and affordable monthly payments. Enjoy a serene lifestyle with easy access to shopping, restaurants, entertainment. From our Saltwater Pool to our multi-use Clubhouse, Oak Tree offers endless opportunities for relaxation and recreation. Our neighbors can enjoy inclusive resident events, PLUS an ease of mind with our 24/7 emergency maintenance. Now Open for Tours!

Key facts

• Saltwater pool
• Multi-use clubhouse
• Built 2026

Tags

• SALTWATER POOL
• MULTI-USE CLUBHOUSE
• 24/7 EMERGENCY MAINTENANCE
• INCLUSIVE RESIDENT EVENTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 3.3% in Vista Center — 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 58/100 on livability (#507 in NJ) — a working-class tenant base; expect higher turnover. Strengths: crime A+, employment A+, housing A+; Watch: schools D-, amenities F, commute F.
• Jackson Township School District (suburban): math 26% / reading 48% proficiency, ranked #228 of 472 in NJ (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents soft (-1.7%/yr); 564 active listings in the ZIP; high-income renter base; 4,434 units permitted in Ocean County in 2024 (868 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.
• 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 98 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 31y 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 $18k; list at $210k implies a 1100% gain — meaningful room to come down on a strong offer.

Recommended offer $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.26% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.09%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $53,256
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Marcia Memorial Cir	0.74mi	2/1.0	980 (+3%)	14mo	$55,000	$56	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-912
• Equity at exit: $31,312

10-year hold

• IRR: 5.8%
• Equity multiple: 1.37×
• Total profit: $21,957
• Equity at exit: $18,157

Cash invested: $58,800 (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 08527

• Rents YoY: -1.7%
• Active inventory: 564
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,649 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $641

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 71%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $210,000 Active 98 DOM
2. 2026-06-17
   days on market $210,000 Active 97 DOM
3. 2026-06-16
   days on market $210,000 Active 96 DOM
4. 2026-06-15
   days on market $210,000 Active 95 DOM
5. 2026-06-13
   days on market $210,000 Active 93 DOM
6. 2026-06-13
   days on market $210,000 Active 92 DOM
7. 2026-06-09
   days on market $210,000 Active 89 DOM
8. 2026-06-08
   days on market $210,000 Active 88 DOM
9. 2026-06-07
   days on market $210,000 Active 87 DOM
10. 2026-06-04
    days on market $210,000 Active 84 DOM
11. 2026-06-03
    days on market $210,000 Active 83 DOM
12. 2026-06-02
    days on market $210,000 Active 82 DOM
13. 2026-06-01
    days on market $210,000 Active 81 DOM
14. 2026-05-31
    days on market $210,000 Active 80 DOM
15. 2026-03-12
    listed $210,000 Active 502-char remark

    Show marketing remark (502 chars)

    The future is YOURS at Oak Tree, a 55+ Community in Jackson, NJ. Our community features a varierty of new manufactured homes, amenities, and affordable monthly payments. Enjoy a serene lifestyle with easy access to shopping, restaurants, entertainment. From our Saltwater Pool to our multi-use Clubhouse, Oak Tree offers endless opportunities for relaxation and recreation. Our neighbors can enjoy inclusive resident events, PLUS an ease of mind with our 24/7 emergency maintenance. Now Open for Tours!

16. 2025-06-09
    listed $155,000 Active
17. 2017-02-27
    status Pending
18. 2017-02-27
    soldstatus $17,500 Sold
19. 2017-01-12
    listed $20,000 Active
20. 2016-12-23
    historical
21. 2016-08-02
    price $20,500
22. 2016-06-22
    listed $22,500 Active
23. 1995-04-26
    soldstatus $12,000
24. 1995-04-13
    historical
25. 1995-03-23
    listed $15,000

ⓘ 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: $31,785
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,543
• − Management: −$2,543
• − Depreciation: −$6,109
• Taxable income: $4,627
• Est. tax owed @ 24.0%: −$1,110
• After-tax cash flow: $6,584/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: Jackson Township School District
• NCES district ID: 3407740
• Math proficiency: 26% ▼ -22.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $86,012
• Composite: 35.36/100
• National rank: #4956
• State rank: #228 of 472 in NJ

Livability — Vista Center

• Score: 58/100
• State rank: #507
• US rank: #21522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ocean County · 439,426 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 58,991
• Household income: $115,487
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 1031.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 8% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 9% Scotch-Irish 2% Italian 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% German/W. Germanic 1%

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: ▼ -349.94%
• Current HPI: 338.3328
• Rent YoY: ▼ -1.71%
• 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

+1300.0% since first listed

11 events — show timeline

• 2026-03-12 Listed $210,000 Zillow
• 2025-06-09 Listed $155,000 MOMLS
• 2017-02-27 Pending — MOMLS
• 2017-02-27 Sold (MLS) $17,500 MOMLS
• 2017-01-12 Listed $20,000 MOMLS
• 2016-12-23 Delisted — MOMLS
• 2016-08-02 Price Changed $20,500 MOMLS
• 2016-06-22 Listed $22,500 MOMLS
• 1995-04-26 Sold (MLS) $12,000 MOMLS
• 1995-04-13 Delisted — MOMLS
• 1995-03-23 Listed $15,000 MOMLS