1713 Stratford Ave · Asbury Park, NJ 07753

$399,000

4 bd · 2.0 ba · 1,366 sqft · SingleFamily public records · 18 Days on market

Built 1955 5,227 sqft lot Est $537k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• 1% rule +4.3/10.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pretty Neptune cape cod with 4 bedrooms, 2 bathrooms and hardwood floors throughout. Bright living room leading to large open kitchen with wood cabinets overlooking formal dining room. Spacious backyard is great for entertaining. blocks from New Jerseys #1 ranked beach of Asbury Park. World renowned boardwalk & Asbury Park train station. restaurants, plenty of shopping and entertainment Take a look and put in an offer today!

Key facts

• Major roadways
• Shopping
• Dining

Tags

• SPACIOUS LAYOUT
• FLEXIBLE LIVING SPACE
• MINUTES FROM THE BEACH
• SHOPPING
• DINING
• MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $60 ($722/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $371k (7.0% below list).
• Recommended offer: $371k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 0.8% in Asbury Park — 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 74/100 on livability (#171 in NJ, #4,521 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, crime A-, health & safety B+; Watch: cost of living F.
• Neptune Township School District (suburban): math 12% / reading 33% proficiency, ranked #404 of 472 in NJ (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Summerfield Elementary School (math 27% / reading 37%, grade F, #661 of 1,303 statewide, top 54%, 374 students, 40% FRL); Neptune Middle School (math 14% / reading 37%, grade F, #359 of 431 statewide, top 84%, 648 students, 45% FRL); Neptune High School (math 7% / reading 38%, grade F, #342 of 399 statewide, top 86%, 1,203 students, 34% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 269 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,840 units permitted in Monmouth County in 2024 (484 in 5+ unit buildings).
• At $3,710/mo this rent would consume 47% of the median local household income ($96k/yr) (locally 1263% 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 $12k of value loss. Plan a longer hold.
• Monmouth County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $371,023 (7.0% below list)

Questions for the listing agent

1. Built in 1955 — 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 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. 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?
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: 0.93% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $536,838
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1713 Stratford Ave	0.00mi	4/2.0	1,366 (0%)	0mo	$410,000	$300	100
1704 Summerfield Ave	0.16mi	3/1.5 (-1)	1,368 (+0%)	1mo	$469,000	$343	84
1943 W Lake Ave	0.26mi	3/3.0 (-1)	1,357 (-1%)	2mo	$580,000	$427	76
1815 Summerfield Ave	0.19mi	3/2.5 (-1)	1,430 (+5%)	3mo	$479,000	$335	74
1505 3rd Ave	0.64mi	4/1.5	1,424 (+4%)	0mo	$716,000	$503	61
152 Division St	0.54mi	3/1.5 (-1)	1,408 (+3%)	4mo	$510,000	$362	60
1519 Sewall Ave	0.41mi	3/1.0 (-1)	1,254 (-8%)	2mo	$415,000	$331	56
1205 Jeffrey St	0.73mi	3/2.0 (-1)	1,400 (+2%)	2mo	$946,000	$676	55
1221 11th Ave	0.66mi	3/1.0 (-1)	1,336 (-2%)	5mo	$525,000	$393	53
1510 8th Ave	0.74mi	3/2.0 (-1)	1,312 (-4%)	7mo	$600,000	$457	48
603 Comstock St	0.59mi	3/1.0 (-1)	1,212 (-11%)	3mo	$350,000	$289	42
1114 2nd Ave	0.71mi	3/1.0 (-1)	1,222 (-10%)	7mo	$575,000	$471	35

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 · 4.58% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.51×
• Total profit: $-54,706
• Equity at exit: $59,492

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-16,802
• Equity at exit: $34,498

Cash invested: $111,720 (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 07753

• Rents YoY: 4.6%
• Active inventory: 269
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,710 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$612 /mo · $7,347/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$779
• Net cashflow: $60

Break-even live

Break-even rent $3,634

Max offer price $399,000

Occupancy floor 93%

Sensitivity live

Price	-10% $286	-5% $173	+0% $60	+5% $-53	+10% $-166
Rent	-10% $-233	-5% $-86	+0% $60	+5% $207	+10% $353
Rate	-1.0pp $261	-0.5pp $162	base $60	+0.5pp $-43	+1.0pp $-148

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1401 Mattison Ave Asbury Park, NJ	4.0	2.0	1368	$3,200	$2.34	20d	1	0.26mi
1602 Heck Ave Neptune, NJ	5.0	2.0	1254	$3,700	$2.95	45d	1	0.39mi
1514 Heck Ave Neptune, NJ	3.0	2.5	1612	$3,650	$2.26	15d	1	0.40mi
16 Fisher Ave Neptune, NJ	3.0	1.0	988	$3,075	$3.11	20d	1	0.51mi
1039 Bangs Ave #1 Asbury Park, NJ	3.0	1.0	1624	$3,400	$2.09	15d	1	0.56mi
1006 Sewall Ave Unit 3 Asbury Park, NJ	3.0	1.0	1521	$3,000	$1.97	20d	1	0.68mi
1205 Jeffrey St Asbury Park, NJ	3.0	2.0	1272	$3,000	$2.36	19d	1	0.70mi
1108 4th Ave Asbury Park, NJ	3.0	1.5	1542	$19,000	$12.32	0d	1	0.82mi
142 Heck Ave Ocean Grove, NJ	4.0	2.0	1484	$3,500	$2.36	45d	1	0.87mi
133 Mount Tabor Way Ocean Grove, NJ	3.0	1.5	1112	$2,500	$2.25	45d	1	0.89mi
132 Heck Ave Ocean Grove, NJ	3.0	1.5	1008	$2,200	$2.18	45d	1	0.90mi
1700 6th Ave Neptune, NJ	3.0	1.5	1504	$4,500	$2.99	45d	1	0.92mi
124 Main Ave Ocean Grove, NJ	3.0	1.5	1476	$2,200	$1.49	45d	1	0.93mi
100 Mount Tabor Way Ocean Grove, NJ	3.0	1.5	1270	$2,200	$1.73	45d	1	1.01mi
87 Embury Ave Ocean Grove, NJ	3.0	2.0	1029	$2,900	$2.82	26d	1	1.06mi
94 Clark Ave Ocean Grove, NJ	3.0	2.0	1184	$3,400	$2.87	45d	1	1.09mi
83 Cookman Ave Ocean Grove, NJ	3.0	1.5	1586	$3,000	$1.89	45d	1	1.10mi
608 Lareine Ave Bradley Beach, NJ	3.0	2.0	1456	$2,350	$1.61	20d	1	1.12mi
1208 Bond St Asbury Park, NJ	3.0	1.5	1063	$5,500	$5.17	21d	1	1.13mi
601 Heck St #307 Asbury Park, NJ	3.0	3.0	1453	$9,750	$6.71	26d	1	1.15mi
59 Kingsley Pl Ocean Grove, NJ	4.0	2.0	1388	$2,500	$1.80	15d	1	1.15mi
64 Abbott Ave Ocean Grove, NJ	3.0	2.0	1178	$3,500	$2.97	45d	1	1.16mi
408 Park Place Ave Bradley Beach, NJ	3.0	2.0	1366	$4,500	$3.29	26d	1	1.16mi
13 Pilgrim Pathway Ocean Grove, NJ	3.0	1.5	1160	$3,000	$2.59	21d	1	1.17mi
3104 Sunset Ave Ocean, NJ	4.0	2.0	1497	$4,200	$2.81	26d	1	1.18mi
56 Heck Ave Unit 1/2 Ocean Grove, NJ	3.0	2.0	1268	$2,600	$2.05	45d	1	1.18mi
56 Heck Ave Ocean Grove, NJ	3.0	2.0	1268	$2,400	$1.89	5d	1	1.18mi
58 Broadway Ocean Grove, NJ	3.0	2.5	1565	$4,200	$2.68	45d	1	1.20mi
119 Pilgrim Pathway Ocean Grove, NJ	3.0	2.0	1062	$2,400	$2.26	45d	1	1.21mi
316 Park Place Ave Bradley Beach, NJ	5.0	3.0	1797	$5,500	$3.06	0d	1	1.21mi
320 Ocean Park Ave Bradley Beach, NJ	3.0	2.0	1316	$5,000	$3.80	26d	1	1.23mi
42 Central Ave Ocean Grove, NJ	4.0	2.0	1120	$3,750	$3.35	45d	1	1.23mi
602 5th Ave Bradley Beach, NJ	4.0	2.5	1850	$5,500	$2.97	4d	1	1.25mi
49 Franklin Ave Ocean Grove, NJ	4.0	2.0	1418	$3,000	$2.12	26d	1	1.25mi
907 Bergh St Asbury Park, NJ	3.0	1.0	1239	$5,500	$4.44	18d	1	1.27mi
304 Grassmere Ave Interlaken, NJ	3.0	1.5	1788	$15,000	$8.39	19d	1	1.27mi
26 Heck Ave Ocean Grove, NJ	5.0	2.5	1856	$5,900	$3.18	0d	1	1.28mi
26 Atlantic Ave Ocean Grove, NJ	3.0	2.0	1669	$2,500	$1.50	45d	1	1.28mi
12 Surf Ave Ocean Grove, NJ	5.0	2.5	1450	$7,500	$5.17	0d	1	1.32mi
1150 Kingsley St Asbury Park, NJ	1.0–4.0	1.0–3.5	1526	$10,155	$6.65	0d	19	1.41mi

Listing history 24 events

1. 2026-04-18
   status Pending
2. 2026-03-30
   listed $399,000 Active
3. 2023-03-07
   soldstatus $360,000
4. 2023-02-17
   soldstatus $360,000 Sold 432-char remark

   Show marketing remark (432 chars)

   Pretty Neptune cape cod with 4 bedrooms, 2 bathrooms and hardwood floors throughout. Bright living room leading to large open kitchen with wood cabinets overlooking formal dining room. Spacious backyard is great for entertaining. blocks from New Jerseys #1 ranked beach of Asbury Park. World renowned boardwalk & Asbury Park train station. restaurants, plenty of shopping and entertainment Take a look and put in an offer today!

5. 2023-01-12
   status Pending 432-char remark

   Show marketing remark (432 chars)

   Pretty Neptune cape cod with 4 bedrooms, 2 bathrooms and hardwood floors throughout. Bright living room leading to large open kitchen with wood cabinets overlooking formal dining room. Spacious backyard is great for entertaining. blocks from New Jerseys #1 ranked beach of Asbury Park. World renowned boardwalk & Asbury Park train station. restaurants, plenty of shopping and entertainment Take a look and put in an offer today!

6. 2023-01-09
   historical Active/Under Contract 432-char remark

   Show marketing remark (432 chars)

   Pretty Neptune cape cod with 4 bedrooms, 2 bathrooms and hardwood floors throughout. Bright living room leading to large open kitchen with wood cabinets overlooking formal dining room. Spacious backyard is great for entertaining. blocks from New Jerseys #1 ranked beach of Asbury Park. World renowned boardwalk & Asbury Park train station. restaurants, plenty of shopping and entertainment Take a look and put in an offer today!

7. 2023-01-02
   listed $370,000 Active 432-char remark

   Show marketing remark (432 chars)

   Pretty Neptune cape cod with 4 bedrooms, 2 bathrooms and hardwood floors throughout. Bright living room leading to large open kitchen with wood cabinets overlooking formal dining room. Spacious backyard is great for entertaining. blocks from New Jerseys #1 ranked beach of Asbury Park. World renowned boardwalk & Asbury Park train station. restaurants, plenty of shopping and entertainment Take a look and put in an offer today!

8. 2018-01-23
   soldstatus $175,000
9. 2017-12-29
   soldstatus $175,000 Sold 349-char remark

   Show marketing remark (349 chars)

   Priced to sell. Great starter home, 4 bedrooms, 2 baths, open kitchen/dining room, perfect for entertaining. Sweet space with loads of natural light,a bright and airy feel to this adorable home. Hardwood wood floors throughout, newer appliances, room to roam in the back yard, driveway. Just a few miles to beach/boardwalk and Red Hot Asbury Park.

10. 2017-12-11
    status Pending 349-char remark

    Show marketing remark (349 chars)

    Priced to sell. Great starter home, 4 bedrooms, 2 baths, open kitchen/dining room, perfect for entertaining. Sweet space with loads of natural light,a bright and airy feel to this adorable home. Hardwood wood floors throughout, newer appliances, room to roam in the back yard, driveway. Just a few miles to beach/boardwalk and Red Hot Asbury Park.

11. 2017-11-28
    listed $175,000 Active 349-char remark

    Show marketing remark (349 chars)

    Priced to sell. Great starter home, 4 bedrooms, 2 baths, open kitchen/dining room, perfect for entertaining. Sweet space with loads of natural light,a bright and airy feel to this adorable home. Hardwood wood floors throughout, newer appliances, room to roam in the back yard, driveway. Just a few miles to beach/boardwalk and Red Hot Asbury Park.

12. 2011-08-04
    soldstatus $164,000
13. 2011-07-27
    soldstatus $164,000
14. 2011-06-29
    listed $164,000
15. 2011-04-08
    soldstatus $35,000
16. 2011-03-22
    soldstatus $35,000
17. 2011-01-06
    listed $59,900
18. 2010-09-30
    historical
19. 2010-08-23
    listed $69,900
20. 2010-07-13
    historical
21. 2010-07-09
    listed $74,680
22. 2010-05-06
    listed $82,750
23. 2010-02-26
    historical
24. 2009-11-23
    listed $96,600

ⓘ 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: $7,347 · $612/mo
• Projected year-2 tax: $8,641 · $720/mo
• Expected delta: +$1,294/yr (+$108/mo · 17.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥95°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,523
• − Mortgage interest: −$22,350
• − Property taxes: −$7,347
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,562
• − Management: −$3,562
• − Depreciation: −$11,607
• Taxable loss: −$5,900
• Est. tax savings @ 24.0%: +$1,416
• After-tax cash flow: $2,138/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: Neptune Township School District
• NCES district ID: 3411160
• Math proficiency: 12% ▼ -8.00%
• Reading proficiency: 33% ▼ -1.00%
• Median HH income: $63,016
• Composite: 21.14/100
• National rank: #8432
• State rank: #404 of 472 in NJ

Livability — Asbury Park

• Score: 74/100
• State rank: #171
• US rank: #4521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monmouth County · 505,557 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 37,297
• Household income: $95,712
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 1263.0

Population outlook (Monmouth County) Hauer SSP2

• Today (2025): 620,308 people
• By 2030: 612,309 · -1.3%
• By 2040: 587,297 · -5.3%
• By 2050: 551,342 · -11.1%
• By 2075: 472,934 · -23.8%
• By 2100: 381,534 · -38.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 51% Black 26% Hispanic / Latino 16% Two or more races 9% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Romanian 4% Hispanic 3% Scotch-Irish 1%
• Foreign-born: 14% · Canada, Guatemala, South Korea
• Languages at home: 80% English-only · Spanish 11% French/Haitian/Cajun 4% Other Indo-European 2%

Political lean MEDSL · Monmouth

• 2024 margin: R (+11.4) · D 43.4% · R 54.8% · Other 1.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -3.7pp · 2024: -11.4pp
• All cycles: 2024: R+11.4 2020: R+2.8 2016: R+9.5 2012: R+5.5 2008: R+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -432.73%
• Current HPI: 391.3411
• Rent YoY: ▲ 4.58%
• 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

+313.0% since first listed

24 events — show timeline

• 2026-04-18 Pending — MOMLS
• 2026-03-30 Listed $399,000 MOMLS
• 2023-03-07 Sold (Public Records) $360,000 Public Records
• 2023-02-17 Sold (MLS) $360,000 MOMLS
• 2023-01-12 Pending — MOMLS
• 2023-01-09 Contingent — MOMLS
• 2023-01-02 Listed $370,000 MOMLS
• 2018-01-23 Sold (Public Records) $175,000 Public Records
• 2017-12-29 Sold (MLS) $175,000 MOMLS
• 2017-12-11 Pending — MOMLS
• 2017-11-28 Listed $175,000 MOMLS
• 2011-08-04 Sold (Public Records) $164,000 Public Records
• 2011-07-27 Sold (MLS) $164,000 MOMLS
• 2011-06-29 Listed $164,000 MOMLS
• 2011-04-08 Sold (Public Records) $35,000 Public Records
• 2011-03-22 Sold (MLS) $35,000 MOMLS
• 2011-01-06 Listed $59,900 MOMLS
• 2010-09-30 Listing Removed — BRIGHT MLS
• 2010-08-23 Listed $69,900 MOMLS
• 2010-07-13 Listing Removed — BRIGHT MLS
• 2010-07-09 Listed $74,680 BRIGHT MLS
• 2010-05-06 Listed $82,750 BRIGHT MLS
• 2010-02-26 Listing Removed — BRIGHT MLS
• 2009-11-23 Listed $96,600 BRIGHT MLS

Property tax history

+6.3%/yr

Latest (2025): $7,347 · +24.3% YoY. Source: county tax records.