1 Imlaystown Hightstown Rd · Upper Freehold, NJ 08501

$375,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 9 Days on market

Built 1906 8,712 sqft lot

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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).

• Cash flow +15.6/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• DSCR +4.8/10.0
• 1% rule +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located just moments from the I-195 corridor, this well-maintained home offers numerous valuable updates, including a new roof (2013), new well (2015), furnace (2011) with annual servicing, siding (2021), water conditioning system (2021), upgraded electrical service, and exterior automatic lighting around the home. Inside, you'll find durable laminate flooring throughout the first floor, a spacious kitchen, dining room, and living room, along with a pellet stove that helps heat the home efficiently and reduce energy costs. Outside, enjoy the Trex patio, attractive landscaping, and two storage sheds--one with electric service and large enough for a tractor, workshop, or additional storage. P

Key facts

• New well
• Siding
• Furnace

Tags

• NEW ROOF
• NEW WELL
• FURNACE
• SIDING
• WATER CONDITIONING SYSTEM
• UPGRADED ELECTRICAL SERVICE

Property features AI

Exterior

• Parking: No garage
• Utilities: Septic tank sewer
• Home design: Single-family property (living area reported); Living area approximately 1440
• Exterior features: Shingle roof

Interior

• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil above-ground heating with forced air; Cooling present (other type)
• Interior features: AC units included; Laminate flooring; No fireplaces; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/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 $360k (4.0% below list).
• Recommended offer: $360k (4.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Upper Freehold Regional School District (suburban): math 41% / reading 60% proficiency, ranked #100 of 472 in NJ (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Newell Elementary School (math 37% / reading 57%, grade D-, #308 of 1,303 statewide, top 26%, 547 students, 7% FRL); Stonebridge Middle School (math 48% / reading 62%, grade B-, #64 of 431 statewide, top 15%, 447 students, 7% FRL); Allentown High School (math 37% / reading 60%, grade D, #111 of 399 statewide, top 29%, 1,084 students, 5% FRL) — zoned schools at 6% FRL track the district average.
• Market conditions: 45 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $11k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; list at $375k implies a 341% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 56% 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 $360,111 (4.0% below list)

Questions for the listing agent

1. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.96% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 8.7

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-54,114
• Equity at exit: $55,914

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-38,147
• Equity at exit: $32,423

Cash invested: $105,000 (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 08501

• Home prices YoY: -26.6%
• Active inventory: 45
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,601 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$564 /mo · $6,773/yr
• Insurance: −$156
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $102

Break-even live

Break-even rent $3,472

Max offer price $375,000

Occupancy floor 92%

Sensitivity live

Price	-10% $314	-5% $208	+0% $102	+5% $-4	+10% $-110
Rent	-10% $-182	-5% $-40	+0% $102	+5% $244	+10% $387
Rate	-1.0pp $291	-0.5pp $198	base $102	+0.5pp $5	+1.0pp $-94

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-22
   days on market $375,000 Active 9 DOM
2. 2026-06-18
   days on market $375,000 Active 6 DOM
3. 2026-06-17
   days on market $375,000 Active 5 DOM
4. 2026-06-16
   days on market $375,000 Active 4 DOM
5. 2026-06-15
   days on market $375,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $375,000 Active 1 DOM

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

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $6,773 · $564/mo
• Projected year-2 tax: $8,055 · $671/mo
• Expected delta: +$1,282/yr (+$107/mo · 18.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,213
• − Mortgage interest: −$21,006
• − Property taxes: −$6,773
• − Insurance: −$2,542
• − Repairs & maintenance: −$3,457
• − Management: −$3,457
• − Depreciation: −$10,909
• Taxable loss: −$4,930
• Est. tax savings @ 24.0%: +$1,183
• After-tax cash flow: $2,409/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: Upper Freehold Regional School District
• NCES district ID: 3416560
• Math proficiency: 41% ▼ -16.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $109,833
• Composite: 48.85/100
• National rank: #2086
• State rank: #100 of 472 in NJ

Livability — Upper Freehold

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 6,297

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Asian 6% Two or more races 3% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Other Indo-European 5% Spanish 4% Russian/Polish/Slavic 3%

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: ▼ -99.47%
• Current HPI: 275.0088
• 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

+341.2% since first listed

2 events — show timeline

• 2026-06-12 Listed $375,000 MOMLS
• 1996-01-19 Sold (Public Records) $85,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $6,773 · +13.5% YoY. Source: county tax records.