404 Maxson Ave · Point Pleasant, NJ 08742

$465,000

4 bd · 1.0 ba · 1,550 sqft · SingleFamily public records · 19 Days on market

Built 1950 8,712 sqft lot Est $705k · 34% under

---

Why this score? — see what drove the B- 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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

For the resourceful and qualified buyer who is willing to take on a project, this charming old Cape Cod has enormous potential. The home needs considerable renovation, but it sits on a great 75x115 corner lot, has 4 bedrooms, a full basement and is close to all that makes Point Pleasant such a desirable town. Riverfront Park sits just three blocks to the north, complete with municipal swimming beach, kayak launch, fishing pier, walking path and exercise circuit. One block to the south is the McKennan Lake Sports Complex with baseball, soccer and skate park. And just a couple blocks beyond are the highly rated Memorial Middle School and Point Pleasant Boro High School. Other features include

Key facts

• Kayak launch
• Fishing pier
• Full basement

Tags

• CORNER LOT
• FULL BASEMENT
• MUNICIPAL SWIMMING BEACH
• KAYAK LAUNCH
• FISHING PIER
• WALKING PATH

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Two-story design (rooms on first and second floors)
• Exterior features: Shingle roof; Fee simple ownership

Interior

• Kitchen: Kitchen on first floor
• Bedrooms: Four bedrooms (three on first floor, one on second floor)
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; No central air
• Interior features: One fireplace; Full unfinished basement with walk-out access; Living room; Dining room; Study

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $465k).
• Recommended offer: $458k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Point Pleasant Borough School District (suburban): math 44% / reading 55% proficiency, ranked #132 of 472 in NJ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+11.7%/yr); 163 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• At $5,045/mo this rent would consume 49% of the median local household income ($123k/yr) (locally 388% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 + 8.0% rent growth), your $130k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($458k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $458,025 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.09% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.24%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $705,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 River Ave	0.15mi	4/1.0	1,584 (+2%)	9mo	$699,000	$441	82
1030 Ocean Rd	0.46mi	3/1.0 (-1)	1,600 (+3%)	10mo	$615,000	$384	60
1219 Barton Ave	0.68mi	4/2.0	1,547 (-0%)	6mo	$653,000	$422	59
3105 Cambridge Dr	0.58mi	4/2.0	1,450 (-6%)	4mo	$675,000	$466	55
2213 Rogers Rd	0.59mi	3/2.0 (-1)	1,474 (-5%)	1mo	$670,000	$455	54
2222 Kenneth Rd	0.72mi	4/2.0	1,548 (-0%)	12mo	$742,000	$479	52
3122 Hiawatha Ave	0.67mi	3/1.5 (-1)	1,566 (+1%)	10mo	$650,000	$415	52
1013 Philadelphia Ave	0.63mi	3/1.5 (-1)	1,692 (+9%)	3mo	$700,000	$414	46
915 Brooks Rd	0.63mi	3/2.5 (-1)	1,470 (-5%)	8mo	$731,000	$497	44
2213 Kilkare Pkwy	0.55mi	4/2.0	1,768 (+14%)	4mo	$650,000	$368	43
3118 Pocahontas Ave	0.70mi	3/2.0 (-1)	1,448 (-7%)	8mo	$735,000	$508	41
1203 River Ave	0.59mi	3/2.0 (-1)	1,332 (-14%)	12mo	$650,000	$488	30

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $1,438
• Equity at exit: $69,333

10-year hold

• IRR: 14.5%
• Equity multiple: 2.44×
• Total profit: $187,340
• Equity at exit: $40,205

Cash invested: $130,200 (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 08742

• Rents YoY: 11.7%
• Active inventory: 163
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $5,045 high
• Mortgage (P&I): −$2,439
• Tax from tax record: −$568 /mo · $6,811/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,060
• Net cashflow: $786

Break-even live

Break-even rent $4,050

Max offer price $465,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,049	-5% $918	+0% $786	+5% $654	+10% $523
Rent	-10% $387	-5% $587	+0% $786	+5% $985	+10% $1,185
Rate	-1.0pp $1,020	-0.5pp $904	base $786	+0.5pp $665	+1.0pp $543

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Ocean Ave Unit 108 Point Pleasant Beach, NJ	3.0	2.0	1900	$20,000	$10.53	10d	1	0.74mi
900 Ocean Ave Unit 108 Point Pleasant Beach, NJ	3.0	2.0	1900	$20,000	$10.53	1d	1	0.74mi
900 Ocean Ave Point Pleasant Beach, NJ	3.0	3.5	1716	$14,250	$8.30	19d	2	0.74mi
818 Trenton Ave Point Pleasant Beach, NJ	4.0	1.5	1970	$5,500	$2.79	1d	1	0.95mi
1414 Treeneedle Rd Point Pleasant Boro, NJ	3.0	2.0	1640	$3,000	$1.83	25d	1	1.00mi
706 South St Point Pleasant Boro, NJ	3.0	1.0	1500	$2,750	$1.83	5d	1	1.04mi
258 Osborne Ave Bay Head, NJ	4.0	2.0	1902	$7,000	$3.68	1d	1	1.10mi
242 Osborne Ave Bay Head, NJ	4.0	3.0	1739	$10,000	$5.75	1d	1	1.14mi
711 Mount Pl Point Pleasant Boro, NJ	5.0	3.0	2240	$30,000	$13.39	1d	1	1.27mi
218 Bridge Ave Bay Head, NJ	3.0	2.0	1556	$4,750	$3.05	44d	1	1.30mi
503 Forman Ave Point Pleasant Beach, NJ	4.0	2.0	1942	$4,000	$2.06	6d	1	1.30mi
203 Bridge Ave Point Pleasant Boro, NJ	3.0	2.0	1832	$3,100	$1.69	25d	1	1.33mi
214 Howe St Point Pleasant Boro, NJ	3.0	1.5	1260	$4,500	$3.57	5d	1	1.34mi
1632 Center St Unit 1545886P Point Pleasant, NJ	3.0	1.0	1496	$4,167	$2.79	13d	1	1.35mi
106 Osborne Ave Bay Head, NJ	3.0	2.5	1930	$5,500	$2.85	1d	1	1.48mi

Listing history 13 events

1. 2026-06-18
   status $465,000 Pending 19 DOM
2. 2026-06-17
   days on market $465,000 Active 19 DOM
3. 2026-06-16
   days on market $465,000 Active 18 DOM
4. 2026-06-15
   days on market $465,000 Active 17 DOM
5. 2026-06-13
   days on market $465,000 Active 15 DOM
6. 2026-06-09
   days on market $465,000 Active 11 DOM
7. 2026-06-08
   days on market $465,000 Active 10 DOM
8. 2026-06-07
   days on market $465,000 Active 9 DOM
9. 2026-06-04
   days on market $465,000 Active 6 DOM
10. 2026-06-03
    days on market $465,000 Active 5 DOM
11. 2026-06-02
    days on market $465,000 Active 4 DOM
12. 2026-06-01
    days on market $465,000 Active 3 DOM
13. 2026-05-31
    days on market $465,000 Active 2 DOM

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

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $6,811 · $568/mo
• Projected year-2 tax: $9,195 · $766/mo
• Expected delta: +$2,384/yr (+$199/mo · 35.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥97°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: $60,544
• − Mortgage interest: −$26,047
• − Property taxes: −$6,811
• − Insurance: −$2,325
• − Repairs & maintenance: −$4,844
• − Management: −$4,844
• − Depreciation: −$13,527
• Taxable income: $2,146
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $8,916/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: Point Pleasant Borough School District
• NCES district ID: 3413290
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 55% ▼ -11.00%
• Median HH income: $82,536
• Composite: 45.44/100
• National rank: #2619
• State rank: #132 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

• Census place: Point Pleasant, NJ
• County: Ocean County · 439,426 people
• City population: 25,732
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 25,732
• Household income: $123,152
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 388.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Iranian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 8% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -467.19%
• Current HPI: 389.4401
• Rent YoY: ▲ 11.65%
• 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

1 event — show timeline

• 2026-05-28 Listed $465,000 MOMLS

Property tax history

+2.7%/yr

Latest (2025): $6,811 · +6.0% YoY. Source: county tax records.