322 Adams St · Eatontown, NJ 07724

$220,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 1 Days on market

Built 2026

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the bliss of your dream home at Woodlawn Village manufactured home community in Eatontown, New Jersey. Woodlawn Village is an all ages community with a true community feel. Our affordable homes by UMH Properties, Inc. showcase high-quality, durable features, like open concept, 3-bedroom floor plans, spacious eat-in kitchens, and wood cabinets. Step outside into the Woodlawn Village community and find a range of amenities to make your life easier including 24-hour maintenance services and on-site management. Enjoy various social activities throughout the year at Woodlawn Villagecommunity, like our yard of the month contest, annual Spring party, and a summer hot dog and ice cream p

Key facts

• Jersey shore beaches
• On site management
• Amusement parks

Tags

• WOODLAWN VILLAGE COMMUNITY
• 24 HOUR MAINTENANCE SERVICES
• ON SITE MANAGEMENT
• JERSEY SHORE BEACHES
• AMUSEMENT PARKS
• SHOPPING

Property features AI

Finance

• Other: Living area approximately 720 (unit value provided)
• Financial info: List price $220,000

Exterior

• Utilities: Central air conditioning
• Home design: Single-family property (spec building); Address: 322 Adams St, Eatontown, NJ 07724
• Exterior features: Shake roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air
• Interior features: Dishwasher; Microwave; Refrigerator; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 8.6% vs local median 2.2% in Eatontown — 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 65/100 on livability (#389 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools B; Watch: amenities C-, commute F, cost of living F.
• Eatontown Public School District (suburban): math 22% / reading 46% proficiency, ranked #296 of 472 in NJ (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 124 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,840 units permitted in Monmouth County in 2024 (484 in 5+ unit buildings).

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.
• Monmouth County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $220,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. 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.
4. 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.
5. 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: 8.55%
• Cash-on-cash: 8.08%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-9,206
• Equity at exit: $32,803

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $26,135
• Equity at exit: $19,022

Cash invested: $61,600 (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 07724

• Active inventory: 124
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,449 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $415

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 78%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59C Southbrook Dr Eatontown, NJ	1.0–2.0	1.0–2.0	854	$2,749	$3.22	1d	3	1.08mi
10 Avalon Ct West Long Branch, NJ	1.0–3.0	1.0–2.0	1148	$3,212	$2.80	1d	4	1.15mi
175 South St Eatontown, NJ	1.0	1.0	687	$1,899	$2.76	1d	1	1.32mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $220,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $29,392
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − Depreciation: −$6,400
• Taxable income: $1,566
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $4,599/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: Eatontown Public School District
• NCES district ID: 3404410
• Math proficiency: 22% ▼ -30.00%
• Reading proficiency: 46% ▼ -19.00%
• Median HH income: $61,253
• Composite: 30.5/100
• National rank: #6218
• State rank: #296 of 472 in NJ

Livability — Eatontown

• Score: 65/100
• State rank: #389
• US rank: #13377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eatontown, NJ
• County: Monmouth County · 505,557 people
• City population: 24,016
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 24,016
• Household income: $102,756
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 747.0

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 0.56)
• Race & ethnicity: White 64% Hispanic / Latino 13% Two or more races 11% Asian 10% Black 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 2% Russian 2%
• Foreign-born: 20% · Canada, Vietnam, South Korea
• Languages at home: 77% English-only · Spanish 8% Other Indo-European 5% Vietnamese 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: ▼ -291.64%
• Current HPI: 330.7934
• 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