34 B Pheasant St · Cedar Glen West, NJ 08759

$165,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily · 14 Days on market

Good condition $485/mo HOA · 22% of rent

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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 +17.0/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A LOVELY QUAIL MODEL AT A LOW PRICE, MAKE IT YOUR OWN. GAS HWBB HEAT, CENTRAL AIR, NEWER WINDOWS & A NICE KITCHEN ARE JUST SOME OF THE BENEFITS & LOW COST CAREFREE STLYE LIVING COMPLETES & MAKES THIS A WONDERFUL FIND. THE MONTHLY CO-OP HOA FEE OF $395. INCLUDES TAXES, WATER, SEWER, GARBAGE PICKUP, LAWN CARE ROOF, SIDING, MAINTENANCE OR REPLACEMENT OF THE GAS HWBB FURNACE & GAS HOT WATER HEATER. THIS ADULT 55+ COMMUNITY HAS A SPACIOUS CLUBHOUSE WITH LOTS OF FUN ACTIVITES, TRIPS & A COMMUNITY BUS. A GREAT LOCATION MINUTES TO SHOPPING, DINING, THEATRES, SPORTS COMPLEXES, HOSPITALS, DOCTORS, OC MALL & THE JERSEY SHORE, YOU ARE 7 MINUTES TO A SAND BEACH & LAKE. EASY ACCESS TO THE GSP AND ABOUT AN HOUR TO AC. A GREAT LIFESTYLE AWAITS YOU!

Key facts

• Newer windows
• Clubhouse amenities
• Central air

Tags

• CORNER LOT
• GAS HOT WATER BASEBOARD HEAT
• CENTRAL AIR
• NEWER WINDOWS
• CLUBHOUSE AMENITIES
• COMMUNITY BUS SERVICE

Property features AI

Finance

• HOA & community: HOA present (Sage 1 LLC); Monthly association fee of $485; Association covers trash, common area, lawn maintenance, sewer, and snow removal; Community amenities include community room, clubhouse, common areas, and bocci

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Attached property; Cooperative ownership; Model: Quail
• Construction: Living area approximately 1,100
• Exterior features: Shingle roof; Pond on the property

Interior

• Kitchen: Microwave; Refrigerator; Gas cooking
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Washer, Dryer, Microwave, Refrigerator, Gas cooking included; No fireplaces; No basement
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 7.1% vs local median 3.8% in Cedar Glen West — 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 66/100 on livability (#366 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Manchester Township School District (suburban): math 25% / reading 44% proficiency, ranked #320 of 472 in NJ (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 648 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $5k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $80k; list at $165k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.33% ✓
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $88,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2C Dove St	0.41mi	2/1.0	970 (-12%)	6mo	$78,000	$80	56
9 D Dove St Unit D	0.47mi	2/1.0	970 (-12%)	6mo	$57,500	$59	54
6 Dove St Unit D	0.44mi	1/1.0 (-1)	970 (-12%)	3mo	$80,000	$82	52
22 C Robin St	0.61mi	2/1.0	970 (-12%)	3mo	$158,000	$163	49
12 Heron St Unit D	0.58mi	1/1.0 (-1)	980 (-11%)	1mo	$120,000	$122	49
16 B Dove St	0.57mi	1/1.0 (-1)	970 (-12%)	0mo	$73,000	$75	48
12A Robin St Unit A	0.50mi	1/1.0 (-1)	970 (-12%)	6mo	$109,900	$113	46
6 C Swallow St	0.72mi	2/1.0	970 (-12%)	2mo	$110,000	$113	45
18 Dove St Unit A	0.57mi	1/1.0 (-1)	970 (-12%)	6mo	$69,900	$72	44
17 Heron St Unit D	0.61mi	1/1.0 (-1)	970 (-12%)	4mo	$55,000	$57	44
5 Blue Jay St Unit A	0.69mi	1/1.0 (-1)	970 (-12%)	3mo	$53,000	$55	40
4 Flamingo Ter Unit A	0.73mi	1/1.0 (-1)	970 (-12%)	5mo	$45,000	$46	38

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: -11.4%
• Equity multiple: 0.58×
• Total profit: $-19,226
• Equity at exit: $24,602

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-6,152
• Equity at exit: $14,266

Cash invested: $46,200 (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 08759

• Active inventory: 648
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$485
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $113

Break-even live

Break-even rent $2,057

Max offer price $165,000

Occupancy floor 90%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
73 Buckingham Dr N Manchester, NJ	2.0	2.0	967	$2,200	$2.28	43d	1	1.06mi

HOA detail

• Monthly dues: $485 · $5,820/yr
• Likely covers: watersewertrashgaslandscaping

Listing history 9 events

1. 2026-06-18
   days on market $165,000 Active 14 DOM
2. 2026-06-17
   days on market $165,000 Active 13 DOM
3. 2026-06-16
   days on market $165,000 Active 12 DOM
4. 2026-06-15
   days on market $165,000 Active 11 DOM
5. 2026-06-13
   days on market $165,000 Active 9 DOM
6. 2026-06-09
   days on market $165,000 Active 5 DOM
7. 2026-06-08
   days on market $165,000 Active 4 DOM
8. 2026-06-07
   remarks 632-char remark
9. 2026-06-07
   listed $165,000 Active 3 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$5,820
• − Depreciation: −$4,800
• Taxable loss: −$987
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $1,589/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 move-in ready home offers a good condition with minimal repairs needed. Painting and landscaping improvements can significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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: Manchester Township School District
• NCES district ID: 3409450
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $38,905
• Composite: 28.8/100
• National rank: #6662
• State rank: #320 of 472 in NJ

Livability — Cedar Glen West

• Score: 66/100
• State rank: #366
• US rank: #12309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar Glen West, NJ
• City population: 34,290
• Population (ZIP): 34,290

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Black 4% Two or more races 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 8% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 88% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -347.85%
• Current HPI: 274.4679
• 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

+106.2% since first listed

4 events — show timeline

• 2026-06-05 Listed $165,000 MOMLS
• 2024-11-18 Sold (MLS) $80,000 MOMLS
• 2024-10-17 Pending — MOMLS
• 2024-08-29 Listed $80,000 MOMLS