61 Heather Narrows · Toms River, NJ 08755

$225,000

2 bd · 2.0 ba · 966 sqft · SingleFamily public records · 29 Days on market

Built 1967 6,795 sqft lot Est $270k · 17% under $25/mo HOA · 1% of rent

---

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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gardens of Pleasant Plains premieres this lovely 2 Bed 1 Bath Ranch with 1 Car Garage and bonus Enclosed Sun Porch, ready and waiting for you! Well maintained inside and out at the end of a quiet cul-de-sac in a highly sought after Community, just pack your bags and move right in! Step in to find a spacious open layout for seamless living and entertaining, complete with a large open living/dining combo with newer laminate flooring that extends all through, and plenty of natural light. Charming kitchen offers ample cabinet storage and flows easily into the open dining area. Down the hall, find the main full bath with ceramic tiling and tub shower, along with 2 generous bedrooms with lighted ceiling fans for added comfort. In-unit laundry closet adds to the convenience. Blissful rear enclosed sun porch offers peaceful, panoramic views of the private property, and is the perfect spot to enjoy your morning coffee or your favorite book. Quaint outdoor space holds a storage shed for all of your outdoor equipment. 1 car garage with extra long driveway offers plenty of guest parking. Newer Central Air only 1 year old! All of this and more in a great community with low HOA fees, clubhouse events, exercise facilities and more. Don't miss out! This could be your Home Sweet Home!

Key facts

• Lighted ceiling fans
• Open layout
• Ceramic tiling

Tags

• ENCLOSED SUN PORCH
• OPEN LAYOUT
• AMPLE CABINET STORAGE
• CERAMIC TILING
• LIGHTED CEILING FANS
• IN-UNIT LAUNDRY CLOSET

Property features AI

Finance

• Financial info: Maintenance fee listed (yearly)
• HOA & community: Association present (maintenance fee applies); Association covers common area and grounds maintenance, structure maintenance, snow removal, and trash; Community clubhouse, community room, and fitness center; Senior community

Exterior

• Parking: Attached garage (1 car); Additional on-site paved driveway parking; Oversized vehicles allowed; Asphalt paved parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: One-story property; Not attached to another property; Levels: One; Asphalt roof
• Construction: Shed(s) on the property
• Exterior features: Open and enclosed porches; Porch (enclosed); Storage shed; Yard; Curbs; Storm/screen doors and windows

Interior

• Kitchen: Separate kitchen with separate dining area (not eat-in)
• Bedrooms: Master bedroom on the first floor (approx. 12 x 14.5); Additional bedroom (approx. 11 x 10.9)
• Flooring: Ceramic tile; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard hot water heating; Central air; Ceiling fans
• Interior features: Blinds, drapes, and existing shades throughout; Attic; Living room; Dining room (living/dining combo); Laundry room; Pets allowed
• Laundry & utility: Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.8% in Toms River — 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 81/100 on livability (#61 in NJ, #1,538 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: commute D, cost of living F.
• Toms River Regional School District (suburban): math 18% / reading 44% proficiency, ranked #316 of 472 in NJ (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 262 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 34% of the median local income ($88k/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 $7k 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 29 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y 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 $60k; list at $225k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $221,625 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.11% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.48%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $270,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Hare Bell Holw	0.29mi	2/1.0	916 (-5%)	3mo	$260,000	$284	71
74 Fox Glove	0.42mi	2/1.0	916 (-5%)	1mo	$295,000	$322	67
44 Gardenia Way	0.59mi	2/1.0	966 (0%)	3mo	$270,000	$280	66
33 Gardenia Way	0.63mi	2/1.0	960 (-1%)	4mo	$253,000	$264	62
23 Wall Cress Ct	0.50mi	2/1.0	1,024 (+6%)	1mo	$279,000	$272	62
95 Larkspur Ct	0.59mi	2/1.0	916 (-5%)	3mo	$193,500	$211	57
33 Sunflower Ln	0.71mi	2/1.0	966 (0%)	7mo	$240,000	$248	57
61 Golden Glow Circus	0.48mi	2/1.0	896 (-7%)	7mo	$300,000	$335	56
27 Coral Bell Holw	0.44mi	2/1.0	1,052 (+9%)	7mo	$185,000	$176	54
50 Golden Glow Circus	0.53mi	2/1.0	1,040 (+8%)	5mo	$317,000	$305	54
49 Green Dr	0.75mi	2/1.0	1,024 (+6%)	6mo	$180,000	$176	46
28 Bellflower Ct	0.74mi	2/1.0	896 (-7%)	5mo	$251,000	$280	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-8,098
• Equity at exit: $33,548

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $29,512
• Equity at exit: $19,454

Cash invested: $63,000 (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 08755

• Active inventory: 262
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,487 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$221 /mo · $2,651/yr
• Insurance: −$94
• HOA: −$25
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $445

Break-even live

Break-even rent $1,924

Max offer price $225,000

Occupancy floor 77%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1255 NJ-166 Toms River, NJ	1.0	1.0	940	$1,994	$2.12	43d	1	1.38mi
1255 NJ-166 Toms River, NJ	1.0	1.0	940	$2,199	$2.34	24d	1	1.38mi
1255 New Jersey 166 Unit D9 Toms River, NJ	1.0	1.0	940	$2,199	$2.34	43d	1	1.42mi
1255 New Jersey 166 Unit A4 Toms River, NJ	1.0	2.0	990	$2,045	$2.07	43d	1	1.42mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 31 events

1. 2026-06-18
   days on market $225,000 Active 29 DOM
2. 2026-06-17
   days on market $225,000 Active 28 DOM
3. 2026-06-16
   days on market $225,000 Active 27 DOM
4. 2026-06-15
   days on market $225,000 Active 26 DOM
5. 2026-06-13
   days on market $225,000 Active 24 DOM
6. 2026-06-13
   days on market $225,000 Active 23 DOM
7. 2026-06-09
   days on market $225,000 Active 20 DOM
8. 2026-06-08
   days on market $225,000 Active 19 DOM
9. 2026-06-07
   days on market $225,000 Active 18 DOM
10. 2026-06-04
    days on market $225,000 Active 15 DOM
11. 2026-06-03
    days on market $225,000 Active 14 DOM
12. 2026-06-02
    days on market $225,000 Active 13 DOM
13. 2026-06-01
    days on market $225,000 Active 12 DOM
14. 2026-05-31
    days on market $225,000 Active 11 DOM
15. 2026-05-20
    listed $225,000 Active

    Show marketing remark (1288 chars)

    Gardens of Pleasant Plains premieres this lovely 2 Bed 1 Bath Ranch with 1 Car Garage and bonus Enclosed Sun Porch, ready and waiting for you! Well maintained inside and out at the end of a quiet cul-de-sac in a highly sought after Community, just pack your bags and move right in! Step in to find a spacious open layout for seamless living and entertaining, complete with a large open living/dining combo with newer laminate flooring that extends all through, and plenty of natural light. Charming kitchen offers ample cabinet storage and flows easily into the open dining area. Down the hall, find the main full bath with ceramic tiling and tub shower, along with 2 generous bedrooms with lighted ceiling fans for added comfort. In-unit laundry closet adds to the convenience. Blissful rear enclosed sun porch offers peaceful, panoramic views of the private property, and is the perfect spot to enjoy your morning coffee or your favorite book. Quaint outdoor space holds a storage shed for all of your outdoor equipment. 1 car garage with extra long driveway offers plenty of guest parking. Newer Central Air only 1 year old! All of this and more in a great community with low HOA fees, clubhouse events, exercise facilities and more. Don't miss out! This could be your Home Sweet Home!

16. 2026-05-20
    listed $225,000 Active 1288-char remark

    Show marketing remark (1288 chars)

    Gardens of Pleasant Plains premieres this lovely 2 Bed 1 Bath Ranch with 1 Car Garage and bonus Enclosed Sun Porch, ready and waiting for you! Well maintained inside and out at the end of a quiet cul-de-sac in a highly sought after Community, just pack your bags and move right in! Step in to find a spacious open layout for seamless living and entertaining, complete with a large open living/dining combo with newer laminate flooring that extends all through, and plenty of natural light. Charming kitchen offers ample cabinet storage and flows easily into the open dining area. Down the hall, find the main full bath with ceramic tiling and tub shower, along with 2 generous bedrooms with lighted ceiling fans for added comfort. In-unit laundry closet adds to the convenience. Blissful rear enclosed sun porch offers peaceful, panoramic views of the private property, and is the perfect spot to enjoy your morning coffee or your favorite book. Quaint outdoor space holds a storage shed for all of your outdoor equipment. 1 car garage with extra long driveway offers plenty of guest parking. Newer Central Air only 1 year old! All of this and more in a great community with low HOA fees, clubhouse events, exercise facilities and more. Don't miss out! This could be your Home Sweet Home!

17. 2015-10-06
    soldstatus $60,000
18. 2009-12-05
    listed $99,900
19. 2009-11-30
    historical
20. 2009-07-08
    listed $112,000
21. 2009-07-08
    listed $112,000
22. 2009-03-02
    listed $125,000
23. 2009-02-24
    historical
24. 2008-10-23
    listed $129,900
25. 2008-10-23
    listed $129,900
26. 2005-06-17
    soldstatus $162,000
27. 2004-11-09
    soldstatus $111,000
28. 2004-11-01
    soldstatus $111,000
29. 2004-08-31
    listed $119,000
30. 2004-08-31
    listed $119,000
31. 1982-06-09
    soldstatus $39,000

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

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $2,651 · $221/mo
• Projected year-2 tax: $4,127 · $344/mo
• Expected delta: +$1,476/yr (+$123/mo · 55.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $29,843
• − Mortgage interest: −$12,603
• − Property taxes: −$2,651
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − HOA: −$300
• − Depreciation: −$6,545
• Taxable income: $1,843
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $4,898/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: Toms River Regional School District
• NCES district ID: 3416230
• Math proficiency: 18% ▼ -19.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $72,370
• Composite: 29.07/100
• National rank: #6602
• State rank: #316 of 472 in NJ

Livability — Toms River

• Score: 81/100
• State rank: #61
• US rank: #1538

Category grades

Amenities A- Commute D 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

• Census place: Toms River, NJ
• County: Ocean County · 439,426 people
• City population: 131,205
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 29,670
• Household income: $87,575
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 529.0

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 9% Two or more races 8% Asian 4%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 5% Italian 2% Scotch-Irish 2%
• Foreign-born: 10% · Canada, Jamaica, South Korea
• Languages at home: 84% English-only · Spanish 7% Other Indo-European 2% Tagalog/Filipino 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: ▼ -223.51%
• Current HPI: 303.2721
• 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

+476.9% since first listed

17 events — show timeline

• 2026-05-20 Listed $225,000 MOMLS
• 2026-05-20 Listed $225,000 CJMLS
• 2015-10-06 Sold (Public Records) $60,000 Public Records
• 2009-12-05 Listed $99,900 MOMLS
• 2009-11-30 Listing Removed — BRIGHT MLS
• 2009-07-08 Listed $112,000 MOMLS
• 2009-07-08 Listed $112,000 BRIGHT MLS
• 2009-03-02 Listed $125,000 MOMLS
• 2009-02-24 Listing Removed — BRIGHT MLS
• 2008-10-23 Listed $129,900 MOMLS
• 2008-10-23 Listed $129,900 BRIGHT MLS
• 2005-06-17 Sold (Public Records) $162,000 Public Records
• 2004-11-09 Sold (Public Records) $111,000 Public Records
• 2004-11-01 Sold (MLS) $111,000 BRIGHT MLS
• 2004-08-31 Listed $119,000 MOMLS
• 2004-08-31 Listed $119,000 BRIGHT MLS
• 1982-06-09 Sold (Public Records) $39,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,651 · +7.3% YoY. Source: county tax records.