17 E Trail · Point Pleasant, NJ 08724

$45,000

3 bd · 1.0 ba · 845 sqft · SingleFamily public records · 99 Days on market

Built 1990 $750/mo HOA · 33% of rent ↓ 20% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained mobile home nestled in a friendly 55+ community. Set on a spacious corner lot, this home offers extra privacy and outdoor space to enjoy. Two storage sheds located in the rear are included, providing convenient and ample storage. A wonderful opportunity to enjoy comfortable, easy living in a peaceful setting. Water heater replaced in 2020.

Key facts

• Extra privacy
• Outdoor space
• Peaceful setting

Tags

• CORNER LOT
• EXTRA PRIVACY
• OUTDOOR SPACE
• STORAGE SHEDS
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.4% vs local median 2.8% in Point Pleasant — 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 76/100 on livability (#136 in NJ, #3,574 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Brick Township Public School District (suburban): math 18% / reading 43% proficiency, ranked #330 of 472 in NJ (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 293 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: severe wind risk, 80% 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 $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 5.00% ✓
• Cap rate: 25.43%
• Cash-on-cash: 68.36%
• DSCR: 4.04
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $388,700
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 Iroquois Dr	0.64mi	2/1.0 (-1)	896 (+6%)	5mo	$460,000	$513	51
317 Shawnee Dr	0.58mi	2/1.0 (-1)	920 (+9%)	20mo	$370,000	$402	37
95 Solar Dr	0.72mi	3/2.0	968 (+15%)	24mo	$445,000	$460	18

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: 68.2%
• Equity multiple: 4.09×
• Total profit: $38,920
• Equity at exit: $6,710

10-year hold

• IRR: 72.4%
• Equity multiple: 8.52×
• Total profit: $94,769
• Equity at exit: $3,891

Cash invested: $12,600 (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 08724

• Active inventory: 293
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $2,252 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$750
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $718

Break-even live

Break-even rent $1,343

Max offer price $45,000

Occupancy floor 63%

Sensitivity live

Price	-10% $749	-5% $733	+0% $718	+5% $702	+10% $687
Rent	-10% $540	-5% $629	+0% $718	+5% $807	+10% $896
Rate	-1.0pp $740	-0.5pp $729	base $718	+0.5pp $706	+1.0pp $694

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Coolidge Dr Brick, NJ	2.0	1.0	540	$2,200	$4.07	19d	1	1.08mi
2775 Hooper Ave Brick, NJ	2.0	1.0	1100	$2,300	$2.09	25d	1	1.22mi

HOA detail

• Monthly dues: $750 · $9,000/yr
• Likely covers: water

Listing history 27 events

1. 2026-06-13
   statusdays on market $45,000 Pending 99 DOM
2. 2026-06-09
   days on market $45,000 Active 96 DOM
3. 2026-06-08
   days on market $45,000 Active 95 DOM
4. 2026-06-07
   days on market $45,000 Active 94 DOM
5. 2026-06-04
   days on market $45,000 Active 91 DOM
6. 2026-06-03
   days on market $45,000 Active 90 DOM
7. 2026-06-02
   days on market $45,000 Active 89 DOM
8. 2026-06-01
   days on market $45,000 Active 88 DOM
9. 2026-05-31
   days on market $45,000 Active 87 DOM
10. 2026-05-19
    status Active 373-char remark

    Show marketing remark (373 chars)

    Welcome to this well-maintained mobile home nestled in a friendly 55+ community. Set on a spacious corner lot, this home offers extra privacy and outdoor space to enjoy. Two storage sheds located in the rear are included, providing convenient and ample storage. A wonderful opportunity to enjoy comfortable, easy living in a peaceful setting. Water heater replaced in 2020.

11. 2026-05-14
    status Pending 373-char remark

    Show marketing remark (373 chars)

    Welcome to this well-maintained mobile home nestled in a friendly 55+ community. Set on a spacious corner lot, this home offers extra privacy and outdoor space to enjoy. Two storage sheds located in the rear are included, providing convenient and ample storage. A wonderful opportunity to enjoy comfortable, easy living in a peaceful setting. Water heater replaced in 2020.

12. 2026-04-29
    price $45,000 373-char remark

    Show marketing remark (373 chars)

    Welcome to this well-maintained mobile home nestled in a friendly 55+ community. Set on a spacious corner lot, this home offers extra privacy and outdoor space to enjoy. Two storage sheds located in the rear are included, providing convenient and ample storage. A wonderful opportunity to enjoy comfortable, easy living in a peaceful setting. Water heater replaced in 2020.

13. 2026-04-29
    status Active 373-char remark

    Show marketing remark (373 chars)

    Welcome to this well-maintained mobile home nestled in a friendly 55+ community. Set on a spacious corner lot, this home offers extra privacy and outdoor space to enjoy. Two storage sheds located in the rear are included, providing convenient and ample storage. A wonderful opportunity to enjoy comfortable, easy living in a peaceful setting. Water heater replaced in 2020.

14. 2026-04-27
    status Pending 373-char remark

    Show marketing remark (373 chars)

    Welcome to this well-maintained mobile home nestled in a friendly 55+ community. Set on a spacious corner lot, this home offers extra privacy and outdoor space to enjoy. Two storage sheds located in the rear are included, providing convenient and ample storage. A wonderful opportunity to enjoy comfortable, easy living in a peaceful setting. Water heater replaced in 2020.

15. 2026-04-01
    status Active 373-char remark

    Show marketing remark (373 chars)

    Welcome to this well-maintained mobile home nestled in a friendly 55+ community. Set on a spacious corner lot, this home offers extra privacy and outdoor space to enjoy. Two storage sheds located in the rear are included, providing convenient and ample storage. A wonderful opportunity to enjoy comfortable, easy living in a peaceful setting. Water heater replaced in 2020.

16. 2026-03-28
    status Pending 373-char remark

    Show marketing remark (373 chars)

    Welcome to this well-maintained mobile home nestled in a friendly 55+ community. Set on a spacious corner lot, this home offers extra privacy and outdoor space to enjoy. Two storage sheds located in the rear are included, providing convenient and ample storage. A wonderful opportunity to enjoy comfortable, easy living in a peaceful setting. Water heater replaced in 2020.

17. 2026-02-23
    listed $49,900 Active 373-char remark

    Show marketing remark (373 chars)

    Welcome to this well-maintained mobile home nestled in a friendly 55+ community. Set on a spacious corner lot, this home offers extra privacy and outdoor space to enjoy. Two storage sheds located in the rear are included, providing convenient and ample storage. A wonderful opportunity to enjoy comfortable, easy living in a peaceful setting. Water heater replaced in 2020.

18. 2018-08-22
    soldstatus $252,500
19. 2018-08-15
    soldstatus $252,500 Sold 551-char remark

    Show marketing remark (551 chars)

    Here's that super cozy home you've been looking for! This meticulously well maintained home features 3 bedrooms and 1full bath. Full Basement with seperate bilco door entrance. Upgraded Kitchen, HW floors, HWBB heat, Central Air, Stainless Steel Appliances, Granite Counter-tops, Newer Roof, Paved Driveway, on an Over-Sized Lot right off of Princeton Ave!! Perfect for First-Time Home Owners, down-sizing, close to the beach getaway or investor!! Conveniently located near transportation, restaurants, beaches and entertainment!! This is a must see!!

20. 2018-07-13
    status Pending 551-char remark

    Show marketing remark (551 chars)

    Here's that super cozy home you've been looking for! This meticulously well maintained home features 3 bedrooms and 1full bath. Full Basement with seperate bilco door entrance. Upgraded Kitchen, HW floors, HWBB heat, Central Air, Stainless Steel Appliances, Granite Counter-tops, Newer Roof, Paved Driveway, on an Over-Sized Lot right off of Princeton Ave!! Perfect for First-Time Home Owners, down-sizing, close to the beach getaway or investor!! Conveniently located near transportation, restaurants, beaches and entertainment!! This is a must see!!

21. 2018-06-29
    soldstatus $248,500
22. 2018-06-27
    listed $259,000 Active 551-char remark

    Show marketing remark (551 chars)

    Here's that super cozy home you've been looking for! This meticulously well maintained home features 3 bedrooms and 1full bath. Full Basement with seperate bilco door entrance. Upgraded Kitchen, HW floors, HWBB heat, Central Air, Stainless Steel Appliances, Granite Counter-tops, Newer Roof, Paved Driveway, on an Over-Sized Lot right off of Princeton Ave!! Perfect for First-Time Home Owners, down-sizing, close to the beach getaway or investor!! Conveniently located near transportation, restaurants, beaches and entertainment!! This is a must see!!

23. 2018-06-01
    soldstatus $248,500 Sold
24. 2018-04-30
    status Pending
25. 2018-04-09
    listed $259,900 Active
26. 1980-03-01
    soldstatus $53,000
27. 1978-06-01
    soldstatus $56,500

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,019
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − HOA: −$9,000
• − Depreciation: −$1,309
• Taxable income: $8,967
• Est. tax owed @ 24.0%: −$2,152
• After-tax cash flow: $6,462/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: Brick Township Public School District
• NCES district ID: 3402220
• Math proficiency: 18% ▼ -24.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $68,717
• Composite: 28.31/100
• National rank: #6785
• State rank: #330 of 472 in NJ

Livability — Point Pleasant

• Score: 76/100
• State rank: #136
• US rank: #3574

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

• City population: 25,732
• Population (ZIP): 41,573

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 7% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 8% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada, Jamaica, China
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% Chinese 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: ▼ -524.30%
• Current HPI: 380.6136
• Rent YoY: —
• Metro: —
• 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

-20.4% since first listed

18 events — show timeline

• 2026-05-19 Relisted — MOMLS
• 2026-05-14 Pending — MOMLS
• 2026-04-29 Price Changed $45,000 MOMLS
• 2026-04-29 Relisted — MOMLS
• 2026-04-27 Pending — MOMLS
• 2026-04-01 Relisted — MOMLS
• 2026-03-28 Pending — MOMLS
• 2026-02-23 Listed $49,900 MOMLS
• 2018-08-22 Sold (Public Records) $252,500 Public Records
• 2018-08-15 Sold (MLS) $252,500 MOMLS
• 2018-07-13 Pending — MOMLS
• 2018-06-29 Sold (Public Records) $248,500 Public Records
• 2018-06-27 Listed $259,000 MOMLS
• 2018-06-01 Sold (MLS) $248,500 MOMLS
• 2018-04-30 Pending — MOMLS
• 2018-04-09 Listed $259,900 MOMLS
• 1980-03-01 Sold (Public Records) $53,000 Public Records
• 1978-06-01 Sold (Public Records) $56,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $6,350 · +5.1% YoY. Source: county tax records.