8 Mary Ct · Ocean Acres, NJ 08005

$149,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 7 Days on market

Built 1977 Good condition $99/sqft · 7% above area Est $139k · 7% over $754/mo HOA · 26% of rent

---

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 +28.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.4/15.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for some privacy with lots of outside space too in a 55+ community? This mobile home in located on a cul-de-sac with two nice decks, room for a garden and multiple plantings, and backs up to some open space. The home has three bedrooms, and two baths plus a concrete drive, and carport. This double wide home has vaulted and beamed ceilings in the living room, a newer kitchen, and updated baths. The kitchen has lots of newer cabinets, butcher block countertops, a pretty backsplash and a newer stove and microwave, plus a full butcher block topped island with lots more storage. The full formal dining area will fit a large table and chairs, and the living room has room for multiple-satisfaction areas. There is a large owner's suite with an ensuite bath, with a pretty, stone countertop and separate tub and shower, The other two bedrooms are a decent size plus a second updated bath with a tub and shower. There is GAS heat, central air, and a newer shingled roof too. The whole place was updated and remodeled by the owner in the last three years Brighton at Barnegat offers a wonderful location, only minutes from LBI and easy access to Atlantic City, shopping, doctors, and hospitals. The rent includes water, sewer, trash removal, taxes, and snow plowing of streets.

Key facts

• Updated baths
• Newer kitchen
• Room for a garden

Tags

• TWO NICE DECKS
• ROOM FOR A GARDEN
• BACKS UP TO OPEN SPACE
• VAULTED AND BEAMED CEILINGS
• NEWER KITCHEN
• UPDATED BATHS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $149k).
• Cap rate 10.4% vs local median 3.2% 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: schools C-, amenities F, commute 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.
• Market conditions: 253 active listings in the ZIP; solid renter incomes; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 37% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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.
• Current owner paid $53k; list at $149k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $149,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.95% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.56%
• DSCR: 1.65
• GRM: 4.3

CMA / ARV

• ARV (median comp): $139,374
• List price: $149,000
• Delta: 7.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Susan Dr	0.15mi	3/2.0	1,450 (-3%)	1mo	$136,000	$94	86
11 Casey Ct	0.12mi	3/2.0	1,400 (-7%)	3mo	$250,000	$179	80
136 Chestnut Dr	0.38mi	3/2.0	1,536 (+2%)	2mo	$220,000	$143	77
110 Chestnut Dr	0.35mi	2/2.0 (-1)	1,500 (0%)	2mo	$182,500	$122	77
3 Casey Ct	0.13mi	2/2.0 (-1)	1,344 (-10%)	11mo	$233,900	$174	63
6 Doris Ct	0.16mi	2/2.0 (-1)	1,400 (-7%)	21mo	$50,000	$36	59
6 Kimberly Dr	0.13mi	2/2.0 (-1)	1,344 (-10%)	20mo	$89,000	$66	55
51 Brighton Rd	0.23mi	2/2.0 (-1)	1,344 (-10%)	21mo	$140,000	$104	50
117 Pinewood Dr	0.26mi	3/2.0	1,300 (-13%)	20mo	$158,000	$122	49

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $8,599
• Equity at exit: $22,216

10-year hold

• IRR: 15.0%
• Equity multiple: 2.22×
• Total profit: $51,058
• Equity at exit: $12,883

Cash invested: $41,720 (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 08005

• Active inventory: 253
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,899 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$754
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $506

Break-even live

Break-even rent $2,258

Max offer price $149,000

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $754 · $9,048/yr
• Likely covers: watersewertrashgassnow removal

Listing history 20 events

1. 2026-06-18
   days on market $149,000 Active 7 DOM
2. 2026-06-17
   days on market $149,000 Active 6 DOM
3. 2026-06-16
   days on market $149,000 Active 5 DOM
4. 2026-06-15
   days on market $149,000 Active 4 DOM
5. 2026-06-13
   days on market $149,000 Active 2 DOM
6. 2026-06-13
   pricedays on marketlisting id $149,000 Active 1 DOM
7. 2025-11-25
   price $149,900 1283-char remark

   Show marketing remark (1289 chars)

   Looking for some privacy with lots of outside space too in a 55+ community? This mobile home in located on a cul-de-sac with two nice decks, room for a garden and multiple plantings, and backs up to some open space. The home has three bedrooms, and two baths plus a concrete drive, and carport. This double wide home has vaulted and beamed ceilings in the living room, a newer kitchen, and updated baths. The kitchen has lots of newer cabinets, butcher block countertops, a pretty backsplash and a newer stove and microwave, plus a full butcher block topped island with lots more storage. The full formal dining area will fit a large table and chairs, and the living room has room for multiple-satisfaction areas. There is a large owner’s suite with an ensuite bath, with a pretty, stone countertop and separate tub and shower, The other two bedrooms are a decent size plus a second updated bath with a tub and shower. There is GAS heat, central air, and a newer shingled roof too. The whole place was updated and remodeled by the owner in the last three years Brighton at Barnegat offers a wonderful location, only minutes from LBI and easy access to Atlantic City, shopping, doctors, and hospitals. The rent includes water, sewer, trash removal, taxes, and snow plowing of streets.

8. 2025-11-25
   listed $1,499,000 Active 1283-char remark

   Show marketing remark (1289 chars)

   Looking for some privacy with lots of outside space too in a 55+ community? This mobile home in located on a cul-de-sac with two nice decks, room for a garden and multiple plantings, and backs up to some open space. The home has three bedrooms, and two baths plus a concrete drive, and carport. This double wide home has vaulted and beamed ceilings in the living room, a newer kitchen, and updated baths. The kitchen has lots of newer cabinets, butcher block countertops, a pretty backsplash and a newer stove and microwave, plus a full butcher block topped island with lots more storage. The full formal dining area will fit a large table and chairs, and the living room has room for multiple-satisfaction areas. There is a large owner’s suite with an ensuite bath, with a pretty, stone countertop and separate tub and shower, The other two bedrooms are a decent size plus a second updated bath with a tub and shower. There is GAS heat, central air, and a newer shingled roof too. The whole place was updated and remodeled by the owner in the last three years Brighton at Barnegat offers a wonderful location, only minutes from LBI and easy access to Atlantic City, shopping, doctors, and hospitals. The rent includes water, sewer, trash removal, taxes, and snow plowing of streets.

9. 2025-11-25
   listed $149,900 Active 1289-char remark

   Show marketing remark (1289 chars)

   Looking for some privacy with lots of outside space too in a 55+ community? This mobile home in located on a cul-de-sac with two nice decks, room for a garden and multiple plantings, and backs up to some open space. The home has three bedrooms, and two baths plus a concrete drive, and carport. This double wide home has vaulted and beamed ceilings in the living room, a newer kitchen, and updated baths. The kitchen has lots of newer cabinets, butcher block countertops, a pretty backsplash and a newer stove and microwave, plus a full butcher block topped island with lots more storage. The full formal dining area will fit a large table and chairs, and the living room has room for multiple-satisfaction areas. There is a large owner’s suite with an ensuite bath, with a pretty, stone countertop and separate tub and shower, The other two bedrooms are a decent size plus a second updated bath with a tub and shower. There is GAS heat, central air, and a newer shingled roof too. The whole place was updated and remodeled by the owner in the last three years Brighton at Barnegat offers a wonderful location, only minutes from LBI and easy access to Atlantic City, shopping, doctors, and hospitals. The rent includes water, sewer, trash removal, taxes, and snow plowing of streets.

10. 2025-11-22
    historical
11. 2024-11-22
    listed $164,900 Active
12. 2024-11-22
    listed $164,900 Active
13. 2024-08-05
    status Active
14. 2024-07-31
    status Pending
15. 2024-03-14
    price $144,000
16. 2023-11-12
    listed $145,000 Active
17. 2022-01-13
    soldstatus $53,000 Closed
18. 2021-12-01
    historical Active Under Contract
19. 2021-11-25
    listed $50,000 Active
20. 2009-11-08
    listed $35,000

ⓘ 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: $34,782
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,783
• − Management: −$2,783
• − HOA: −$9,048
• − Depreciation: −$4,335
• Taxable income: $4,508
• Est. tax owed @ 24.0%: −$1,082
• After-tax cash flow: $4,992/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home in a 55+ community offers privacy and outdoor space with two decks and landscaping. The interior is updated with newer cabinets, countertops, and bathrooms, making it move-in ready.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale trim landscaping — improves curb appeal
• Both install new outdoor lighting — enhances curb appeal and safety
• Both install new deck railings — enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale trim landscaping — improves curb appeal ↑
• Both install new outdoor lighting — enhances curb appeal and safety ↑
• Both install new deck railings — enhances safety and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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

• County: Ocean County · 439,426 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: 384.0

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% 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
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+328.3% since first listed

14 events — show timeline

• 2025-11-25 Price Changed $149,900 MOMLS
• 2025-11-25 Listed $149,900 BRIGHT MLS
• 2025-11-25 Listed $1,499,000 MOMLS
• 2025-11-22 Listing Removed — BRIGHT MLS
• 2024-11-22 Listed $164,900 BRIGHT MLS
• 2024-11-22 Listed $164,900 MOMLS
• 2024-08-05 Relisted — MOMLS
• 2024-07-31 Pending — MOMLS
• 2024-03-14 Price Changed $144,000 MOMLS
• 2023-11-12 Listed $145,000 MOMLS
• 2022-01-13 Sold (MLS) $53,000 BRIGHT MLS
• 2021-12-01 Contingent — BRIGHT MLS
• 2021-11-25 Listed $50,000 BRIGHT MLS
• 2009-11-08 Listed $35,000 MOMLS