Is 750 Lighthouse Dr #1101 in Ocean Acres, NJ a good investment?

CashFlowRE grades it D- with a 4.8% cap rate and $-293/mo modeled cash flow at a $234,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 750 Lighthouse Dr #1101?

The modeled cap rate is 4.8% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,108/month, from CashFlowRE's rent model.

D- Composite 36.57

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 +9.4/15.0
Cash flow +7.5/30.0
Condition / age +5.0/5.0
1% rule +4.0/10.0
Schools +3.5/10.0
Livability +3.2/5.0
Rent growth +2.5/5.0
DSCR +1.6/10.0
Appreciation +0.0/10.0

$234,990

750 Lighthouse Dr #1101 · Ocean Acres, NJ 08005

1 bd · 1.0 ba · 853 sqft · SingleFamily · 93 Days on market

Built 2025 Excellent condition $275/sqft · at area comps Est $245k · at est. $334/mo HOA · 16% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

The only quick move-in opportunity currently available in the highly desirable Coastal Woods community, this stunning Cove model is designed for effortless living. Showcasing a beautifully open floor plan, this home offers the perfect blend of comfort, functionality, and modern style, ideal for both everyday living and entertaining. Enjoy the ease of low-maintenance homeownership, where each day feels like a retreat. Coastal Woods offers a thoughtfully designed lifestyle with amenities that enhance both relaxation and connection, from scenic walking trails to inviting social spaces that bring neighbors together.

Key facts

Open floor plan
Beautiful beaches
Peaceful setting

What this means for you Summary

Snapshot

This is a 1-bed/1.0-bath single-family listed at $235k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-293 ($-4k/yr) — negative.
To cash-flow at today's rent, offer at most $193k (18.0% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (10.3% below list).
Recommended offer: $193k (18.0% below list) — sets the bar for cash-flow.
Cap rate 4.8% vs local median 3.3% in Ocean Acres — 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 63/100 on livability (#425 in NJ) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
Barnegat Township School District (suburban): math 23% / reading 46% proficiency, ranked #285 of 472 in NJ (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
Zoned schools: Cecil S. Collins Elementary (784 students, 38% FRL); Russell O. Brackman Middle School (math 22% / reading 51%, grade F, #226 of 431 statewide, top 55%, 579 students, 33% FRL); Barnegat High School (math 20% / reading 45%, grade F, #265 of 399 statewide, top 67%, 983 students, 30% FRL).
Market conditions: 348 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 4,434 units permitted in Ocean County in 2024 (868 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.
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 93 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

Recommended offer $192,658 (18.0% below list)

Questions for the listing agent

What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
It's been on market 93 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.90% ✗
Cap rate: 4.80%
Cash-on-cash: -5.34%
DSCR: 0.76
GRM: 9.3

CMA / ARV

ARV (median comp): $245,232
List price: $234,990
Delta: -4.18%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
750 Lighthouse Dr #1307	0.17mi	1/1.0	853 (0%)	10mo	$239,990	$281	84
750 Lighthouse Dr #1102	0.18mi	1/1.0	853 (0%)	9mo	$234,990	$275	84
750 Lighthouse Dr #1202	0.18mi	1/1.0	853 (0%)	9mo	$239,990	$281	84
750 Lighthouse Dr #1312	0.15mi	1/1.0	853 (0%)	12mo	$239,990	$281	83
750 Lighthouse Dr #1212	0.15mi	1/1.0	853 (0%)	12mo	$234,990	$275	83
750 Lighthouse Dr #1209	0.16mi	1/1.0	853 (0%)	12mo	$234,990	$275	82
750 Lighthouse Dr #1207	0.17mi	1/1.0	853 (0%)	12mo	$234,990	$275	82
750 Lighthouse Dr #1205	0.17mi	1/1.0	853 (0%)	12mo	$234,990	$275	82
750 Lighthouse Dr #1302	0.25mi	1/1.0	853 (0%)	12mo	$229,990	$270	79
750 Lighthouse Dr #1113	0.15mi	2/1.0 (+1)	963 (+13%)	9mo	$269,990	$280	59
750 Lighthouse Dr #1313	0.15mi	2/1.0 (+1)	963 (+13%)	11mo	$279,990	$291	57
750 Lighthouse Dr #1201	0.19mi	2/1.0 (+1)	963 (+13%)	12mo	$274,990	$286	54

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: -25.3%
Equity multiple: 0.14×
Total profit: $-56,474
Equity at exit: $35,038

10-year hold

IRR: -21.0%
Equity multiple: -0.10×
Total profit: $-72,206
Equity at exit: $20,318

Cash invested: $65,797 (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 →

Active competition Active MLS

For sale now: 7 active · 7 under contract
Median asking: $255,990 ($299/sqft)
Median days on market: 129 d
This list price: 14% of active listings are priced below it
ARV vs active asking: -3.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 08005

Active inventory: 348
Price-to-rent: 9.3×

Monthly cashflow live

Estimated rent: $2,108 medium interval (Pro) →
Mortgage (P&I): −$1,232
Tax est. 1.5%: −$294 /mo · $3,525/yr
Insurance: −$98
HOA: −$334
Lot rent: −$0
Vacancy / Maint / Mgmt: −$443
Net cashflow: $-293

Break-even live

Break-even rent $2,478

Max offer price $192,658

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-211	+0% $-293	+5% $-374	+10% $-455
Rent	-10% $-459	-5% $-376	+0% $-293	+5% $-209	+10% $-126
Rate	-1.0pp $-174	-0.5pp $-233	base $-293	+0.5pp $-353	+1.0pp $-415

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: $58,748
Closing costs: $7,050
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Potomac Ct Barnegat, NJ	2.0	1.0	900	$2,100	$2.33	54d	1	1.05mi

Property features AI

Finance

HOA & community: Monthly association fee of $334Association amenities include exercise room, community room, and clubhouseAssociation fee covers common area, lawn maintenance, and snow removal

Exterior

Parking: No garage spaces
Utilities: Public sewer
Home design: Condominium ownershipModel: CoveNew construction
Construction: Shingle roofNew construction
Exterior features: Shingle roofUnit is part of an attached property (condominium)

Interior

Kitchen: Includes dishwasher, microwave, stove, refrigerator
Bedrooms: 1 bedroom
Bathrooms: 1 full bathroom
Heating & cooling: Forced air heatingCentral air conditioning
Interior features: Washer, Dryer, Dishwasher, Microwave, Stove, RefrigeratorLight fixturesNo fireplaceNo basement
Laundry & utility: Washer and dryer included

Listing history 50 events

2026-08-08

days on market $234,990 Active 93 DOM
2026-08-06

days on market $234,990 Active 91 DOM
2026-08-05

days on market $234,990 Active 90 DOM
2026-08-04

days on market $234,990 Active 89 DOM
2026-08-03

days on market $234,990 Active 88 DOM
2026-07-31

days on market $234,990 Active 85 DOM
2026-07-30

days on market $234,990 Active 84 DOM
2026-07-30

days on market $234,990 Active 83 DOM
2026-07-28

days on market $234,990 Active 82 DOM
2026-07-26

days on market $234,990 Active 80 DOM
2026-07-24

days on market $234,990 Active 78 DOM
2026-07-23

days on market $234,990 Active 77 DOM
2026-07-22

days on market $234,990 Active 76 DOM
2026-07-21

days on market $234,990 Active 75 DOM
2026-07-20

days on market $234,990 Active 74 DOM
2026-07-18

days on market $234,990 Active 72 DOM
2026-07-18

days on market $234,990 Active 71 DOM
2026-07-16

days on market $234,990 Active 70 DOM
2026-07-15

days on market $234,990 Active 69 DOM
2026-07-14

days on market $234,990 Active 68 DOM
2026-07-13

days on market $234,990 Active 67 DOM
2026-07-13

days on market $234,990 Active 66 DOM
2026-07-11

days on market $234,990 Active 65 DOM
2026-07-10

days on market $234,990 Active 64 DOM
2026-07-09

days on market $234,990 Active 63 DOM
2026-07-07

days on market $234,990 Active 61 DOM
2026-07-06

days on market $234,990 Active 60 DOM
2026-07-06

days on market $234,990 Active 59 DOM
2026-07-05

days on market $234,990 Active 58 DOM
2026-07-03

days on market $234,990 Active 57 DOM
2026-07-02

days on market $234,990 Active 56 DOM
2026-07-01

days on market $234,990 Active 55 DOM
2026-06-30

days on market $234,990 Active 54 DOM
2026-06-29

price $234,990 Active 53 DOM
2026-06-29

days on market $239,990 Active 53 DOM
2026-06-28

days on market $239,990 Active 52 DOM
2026-06-27

days on market $239,990 Active 51 DOM
2026-06-26

days on market $239,990 Active 50 DOM
2026-06-24

days on market $239,990 Active 48 DOM
2026-06-22

days on market $239,990 Active 46 DOM
2026-06-21

days on market $239,990 Active 45 DOM
2026-06-18

days on market $239,990 Active 42 DOM
2026-06-17

days on market $239,990 Active 41 DOM
2026-06-16

days on market $239,990 Active 40 DOM
2026-06-15

days on market $239,990 Active 39 DOM
2026-06-13

days on market $239,990 Active 37 DOM
2026-06-13

days on market $239,990 Active 36 DOM
2026-06-09

days on market $239,990 Active 33 DOM
2026-06-08

days on market $239,990 Active 32 DOM
2026-06-07

days on market $239,990 Active 31 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $25,297
− Mortgage interest: −$13,163
− Property taxes: −$3,525
− Insurance: −$1,175
− Repairs & maintenance: −$2,024
− Management: −$2,024
− HOA: −$4,008
− Depreciation: −$6,836
Taxable loss: −$7,457

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,790
After-tax cash flow: $-1,721/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.

Condition & rehab AI · 7 photos

Excellent 100/100 None rehab

This move-in-ready property in Coastal Woods offers a stunning open floor plan with modern amenities and a well-maintained exterior, making it an ideal choice for both buyers and renters seeking a low-maintenance lifestyle.

Value-add opportunities

Both Painting the interior walls and updating the flooring — These updates can enhance the home's curb appeal and interior aesthetics, making it more attractive to potential buyers and renters. ↑
Both Upgrading the kitchen appliances — Modernizing the kitchen appliances can improve the home's functionality and appeal to a broader range of potential buyers and renters. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Cecil S. Collins Elementary Middle Russell O. Brackman Middle School F NJ #226/431 Nat'l #7,065/14,009 High Barnegat High School F NJ #265/399 Nat'l #10,333/17,239

Schools (NCES district)

District: Barnegat Township School District
NCES district ID: 3416470
Math proficiency: 23% ▼ -14.00%
Reading proficiency: 46% ▼ -5.00%
Median HH income: $63,645
Composite: 31.15/100
National rank: #6059
State rank: #285 of 472 in NJ

C Composite livability gradescore 63/100

Livability — Ocean Acres

Score: 63/100
State rank: #425
US rank: #15187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place: Ocean Acres, NJ
County: Ocean County · 586,991 people
City population: 25,936
Metro: New York-Newark-Jersey City, NY-NJ-PA
Population (ZIP): 26,866
Household income: $93,584
Rent vs Own: 11.4% rent · 88.6% own
Severe rent burden: 6% of renters

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% Two or more races 7% Hispanic / Latino 6% Black 3% Asian 1%
Hispanic origin (detail): Puerto Rican 3%
Common ancestry: Romanian 9% Scotch-Irish 2% Serbian 1%
Foreign-born: 5% · Canada, Vietnam, China
Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -204.01%
Current HPI: 344.3189
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
#281 Kenvue Skillman $15.4B #289 Campbell Soup Camden $9.6B #320 Church & Dwight Ewing $6.1B
Pharmaceuticals	2	$153B
#48 Johnson & Johnson New Brunswick $88.8B #65 Merck Rahway $64.2B
Technology	2	$21B
#216 Automatic Data Processing Roseland $19.8B #442 Commvault Systems Tinton Falls $0.9B
Insurance	2	$20B
#411 Arch Capital Group Pembroke $15.2B #459 Selective Insurance Group Branchville $4.9B
Healthcare	2	$19B
#310 Quest Diagnostics Secaucus $9.8B #400 Zoetis Parsippany $9.1B
Financial Services	1	$70B
#62 Prudential Financial Newark $70.4B

Price history

1 event — show timeline

2026-05-07 Listed $239,990 MOMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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