1 N Cherry Ln · Rumson, NJ 07760

$2,550,000

4 bd · 3.5 ba · 2,130 sqft · SingleFamily public records · 62 Days on market

Built 1942 0.35 ac lot Est $1847k · 38% over

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Why this score? — see what drove the F 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).

• Schools +6.9/10.0
• Cash flow +6.0/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exquisitely renovated Olde Farm Village Colonial! Set on a spacious private lot & close to schools & fine dining, this sophisticated, turnkey Rumson residence offers 4 bedrooms and 3.5 baths, basement and a 2-car garage. Special features include a generous sized patio and Four Season Room with floor to ceiling windows. New Chef's Kitchen with stainless appliances, double quartz countertop, marble backsplash with shelving, coffee bar and instant hot water faucet. New Primary Suite with vaulted ceilings, bathroom with heated flooring, and walk-in closet. Great Room with fireplace and built-in library. Numerous recent updates including hardwood flooring, custom moldings, freshly painted, interior doors, railings, and light fixtures.

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1942

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $2.55M.

Deal economics

• At list price, monthly cash flow is $-5k ($-58k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.70M (33.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.39M (45.5% below list).
• Recommended offer: $1.39M (45.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#326 in NJ) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Rumson-Fair Haven Regional High School District (suburban): math 64% / reading 75% proficiency, ranked #82 of 612 in NJ (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 80 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $18k of loan paydown is wiped out by about $76k 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 62 days — a 6% lower offer ($2.40M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $200k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.45M; list at $2.55M implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,390,956 (45.5% below list)

Questions for the listing agent

1. 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?
2. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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?
8. 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.
9. 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.
10. 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: 0.55% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.11%
• DSCR: 0.64
• GRM: 15.3

CMA / ARV

• ARV (on-the-fly): $1,846,710
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Forrest Ave	0.28mi	5/4.0 (+1)	2,150 (+1%)	5mo	$1,925,000	$895	74
43 Park Ave	0.24mi	4/2.5	2,245 (+5%)	9mo	$1,999,999	$891	68
4 Dogwood Ln	0.15mi	4/2.5	2,250 (+6%)	20mo	$1,950,000	$867	62
88 Lafayette St	0.13mi	5/3.5 (+1)	1,965 (-8%)	19mo	$1,718,800	$875	60
29 Allen St	0.27mi	4/4.5	2,404 (+13%)	9mo	$1,959,999	$815	54
105 Black Point Rd	0.57mi	3/2.5 (-1)	2,068 (-3%)	13mo	$1,669,000	$807	49
—	0.39mi	4/1.5	1,928 (-10%)	18mo	$148,000	$77	43
38 Washington St	0.37mi	3/2.5 (-1)	1,820 (-15%)	16mo	$1,300,000	$714	36

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: -30.6%
• Equity multiple: -0.01×
• Total profit: $-721,329
• Equity at exit: $380,213

10-year hold

• IRR: -33.2%
• Equity multiple: -0.44×
• Total profit: $-1,027,378
• Equity at exit: $220,477

Cash invested: $714,000 (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 07760

• Active inventory: 80
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $13,910 medium
• Mortgage (P&I): −$13,372
• Tax from tax record: −$1,377 /mo · $16,526/yr
• Insurance: −$1,062
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,921
• Net cashflow: $-4,824

Break-even live

Break-even rent $20,015

Max offer price $1,697,893

Occupancy floor —

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: $637,500
• Closing costs: $76,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Center St Rumson, NJ	3.0	3.0	1700	$15,000	$8.82	11d	1	0.39mi
180 Hartshorne Rd Rumson, NJ	4.0	3.5	2704	$10,200	$3.77	1d	1	1.29mi

Listing history 25 events

1. 2026-06-18
   days on market $2,550,000 Active 62 DOM
2. 2026-06-17
   days on market $2,550,000 Active 61 DOM
3. 2026-06-16
   days on market $2,550,000 Active 60 DOM
4. 2026-06-15
   days on market $2,550,000 Active 59 DOM
5. 2026-06-13
   days on market $2,550,000 Active 57 DOM
6. 2026-06-12
   days on market $2,550,000 Active 56 DOM
7. 2026-06-09
   days on market $2,550,000 Active 53 DOM
8. 2026-06-08
   days on market $2,550,000 Active 52 DOM
9. 2026-06-07
   days on market $2,550,000 Active 51 DOM
10. 2026-06-07
    days on market $2,550,000 Active 50 DOM
11. 2026-06-04
    days on market $2,550,000 Active 48 DOM
12. 2026-06-03
    days on market $2,550,000 Active 47 DOM
13. 2026-06-02
    days on market $2,550,000 Active 46 DOM
14. 2026-06-01
    days on market $2,550,000 Active 45 DOM
15. 2026-05-31
    days on market $2,550,000 Active 44 DOM
16. 2026-05-06
    price $2,650,000 753-char remark

    Show marketing remark (753 chars)

    Exquisitely renovated Olde Farm Village Colonial! Set on a spacious private lot & close to schools & fine dining, this sophisticated, turnkey Rumson residence offers 4 bedrooms and 3.5 baths, basement and a 2-car garage. Special features include a generous sized patio and Four Season Room with floor to ceiling windows. New Chef's Kitchen with stainless appliances, double quartz countertop, marble backsplash with shelving, coffee bar and instant hot water faucet. New Primary Suite with vaulted ceilings, bathroom with heated flooring, and walk-in closet. Great Room with fireplace and built-in library. Numerous recent updates including hardwood flooring, custom moldings, freshly painted, interior doors, railings, and light fixtures.

17. 2026-04-17
    listed $2,750,000 Active 753-char remark

    Show marketing remark (753 chars)

    Exquisitely renovated Olde Farm Village Colonial! Set on a spacious private lot & close to schools & fine dining, this sophisticated, turnkey Rumson residence offers 4 bedrooms and 3.5 baths, basement and a 2-car garage. Special features include a generous sized patio and Four Season Room with floor to ceiling windows. New Chef's Kitchen with stainless appliances, double quartz countertop, marble backsplash with shelving, coffee bar and instant hot water faucet. New Primary Suite with vaulted ceilings, bathroom with heated flooring, and walk-in closet. Great Room with fireplace and built-in library. Numerous recent updates including hardwood flooring, custom moldings, freshly painted, interior doors, railings, and light fixtures.

18. 2026-04-13
    historical $2,750,000 753-char remark

    Show marketing remark (753 chars)

    Exquisitely renovated Olde Farm Village Colonial! Set on a spacious private lot & close to schools & fine dining, this sophisticated, turnkey Rumson residence offers 4 bedrooms and 3.5 baths, basement and a 2-car garage. Special features include a generous sized patio and Four Season Room with floor to ceiling windows. New Chef's Kitchen with stainless appliances, double quartz countertop, marble backsplash with shelving, coffee bar and instant hot water faucet. New Primary Suite with vaulted ceilings, bathroom with heated flooring, and walk-in closet. Great Room with fireplace and built-in library. Numerous recent updates including hardwood flooring, custom moldings, freshly painted, interior doors, railings, and light fixtures.

19. 2024-07-26
    soldstatus $1,450,000
20. 2024-07-25
    soldstatus $1,450,000 Closed 1462-char remark

    Show marketing remark (1462 chars)

    4-bedroom 2 ½ bath home nestled in Rumson's prestigious Olde Farm Village. Situated on a private corner lot, this residence exudes warmth and tranquility, offering a serene retreat from the bustle of everyday life. Step inside to discover a seamless blend of traditional design and comfortable living, with a cozy fireplace gracing the living room and a formal dining room perfect for entertaining. The first floor also features a sun-drenched porch and a versatile bonus room, ideal for use as a fourth bedroom, office space, or playroom. Upstairs, three generously sized bedrooms await, including a primary suite with its own private bath. Beautiful hardwood floors flow throughout, adding a touch of timeless elegance to every corner of the home. The partially finished basement offers additional space for recreation or relaxation, whether as a gym or a cozy family room. Beyond the confines of this delightful residence, Rumson boasts its award-winning public schools, fine dining establishments, boutique shops, and the beautiful beaches of the Jersey Shore just a stone's throw away. With convenient access to the high-speed ferry to NYC, urban adventures are within easy reach. Don't miss this opportunity to live the life you've always dreamed of in a town renowned for its top-rated schools, sports teams, and outdoor attractions. Schedule your private tour today and experience the unparalleled beauty and serenity of this classic Rumson home.

21. 2024-07-02
    status Pending 1462-char remark

    Show marketing remark (1462 chars)

    4-bedroom 2 ½ bath home nestled in Rumson's prestigious Olde Farm Village. Situated on a private corner lot, this residence exudes warmth and tranquility, offering a serene retreat from the bustle of everyday life. Step inside to discover a seamless blend of traditional design and comfortable living, with a cozy fireplace gracing the living room and a formal dining room perfect for entertaining. The first floor also features a sun-drenched porch and a versatile bonus room, ideal for use as a fourth bedroom, office space, or playroom. Upstairs, three generously sized bedrooms await, including a primary suite with its own private bath. Beautiful hardwood floors flow throughout, adding a touch of timeless elegance to every corner of the home. The partially finished basement offers additional space for recreation or relaxation, whether as a gym or a cozy family room. Beyond the confines of this delightful residence, Rumson boasts its award-winning public schools, fine dining establishments, boutique shops, and the beautiful beaches of the Jersey Shore just a stone's throw away. With convenient access to the high-speed ferry to NYC, urban adventures are within easy reach. Don't miss this opportunity to live the life you've always dreamed of in a town renowned for its top-rated schools, sports teams, and outdoor attractions. Schedule your private tour today and experience the unparalleled beauty and serenity of this classic Rumson home.

22. 2024-06-16
    price $1,499,000 1462-char remark

    Show marketing remark (1462 chars)

    4-bedroom 2 ½ bath home nestled in Rumson's prestigious Olde Farm Village. Situated on a private corner lot, this residence exudes warmth and tranquility, offering a serene retreat from the bustle of everyday life. Step inside to discover a seamless blend of traditional design and comfortable living, with a cozy fireplace gracing the living room and a formal dining room perfect for entertaining. The first floor also features a sun-drenched porch and a versatile bonus room, ideal for use as a fourth bedroom, office space, or playroom. Upstairs, three generously sized bedrooms await, including a primary suite with its own private bath. Beautiful hardwood floors flow throughout, adding a touch of timeless elegance to every corner of the home. The partially finished basement offers additional space for recreation or relaxation, whether as a gym or a cozy family room. Beyond the confines of this delightful residence, Rumson boasts its award-winning public schools, fine dining establishments, boutique shops, and the beautiful beaches of the Jersey Shore just a stone's throw away. With convenient access to the high-speed ferry to NYC, urban adventures are within easy reach. Don't miss this opportunity to live the life you've always dreamed of in a town renowned for its top-rated schools, sports teams, and outdoor attractions. Schedule your private tour today and experience the unparalleled beauty and serenity of this classic Rumson home.

23. 2024-05-28
    listed $1,580,000 Active 1462-char remark

    Show marketing remark (1462 chars)

    4-bedroom 2 ½ bath home nestled in Rumson's prestigious Olde Farm Village. Situated on a private corner lot, this residence exudes warmth and tranquility, offering a serene retreat from the bustle of everyday life. Step inside to discover a seamless blend of traditional design and comfortable living, with a cozy fireplace gracing the living room and a formal dining room perfect for entertaining. The first floor also features a sun-drenched porch and a versatile bonus room, ideal for use as a fourth bedroom, office space, or playroom. Upstairs, three generously sized bedrooms await, including a primary suite with its own private bath. Beautiful hardwood floors flow throughout, adding a touch of timeless elegance to every corner of the home. The partially finished basement offers additional space for recreation or relaxation, whether as a gym or a cozy family room. Beyond the confines of this delightful residence, Rumson boasts its award-winning public schools, fine dining establishments, boutique shops, and the beautiful beaches of the Jersey Shore just a stone's throw away. With convenient access to the high-speed ferry to NYC, urban adventures are within easy reach. Don't miss this opportunity to live the life you've always dreamed of in a town renowned for its top-rated schools, sports teams, and outdoor attractions. Schedule your private tour today and experience the unparalleled beauty and serenity of this classic Rumson home.

24. 2024-05-23
    historical $1,580,000 1462-char remark

    Show marketing remark (1462 chars)

    4-bedroom 2 ½ bath home nestled in Rumson's prestigious Olde Farm Village. Situated on a private corner lot, this residence exudes warmth and tranquility, offering a serene retreat from the bustle of everyday life. Step inside to discover a seamless blend of traditional design and comfortable living, with a cozy fireplace gracing the living room and a formal dining room perfect for entertaining. The first floor also features a sun-drenched porch and a versatile bonus room, ideal for use as a fourth bedroom, office space, or playroom. Upstairs, three generously sized bedrooms await, including a primary suite with its own private bath. Beautiful hardwood floors flow throughout, adding a touch of timeless elegance to every corner of the home. The partially finished basement offers additional space for recreation or relaxation, whether as a gym or a cozy family room. Beyond the confines of this delightful residence, Rumson boasts its award-winning public schools, fine dining establishments, boutique shops, and the beautiful beaches of the Jersey Shore just a stone's throw away. With convenient access to the high-speed ferry to NYC, urban adventures are within easy reach. Don't miss this opportunity to live the life you've always dreamed of in a town renowned for its top-rated schools, sports teams, and outdoor attractions. Schedule your private tour today and experience the unparalleled beauty and serenity of this classic Rumson home.

25. 2003-11-24
    soldstatus $747,000

ⓘ 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: $16,526 · $1,377/mo
• Projected year-2 tax: $40,010 · $3,334/mo
• Expected delta: +$23,485/yr (+$1,957/mo · 142.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $166,915
• − Mortgage interest: −$142,840
• − Property taxes: −$16,526
• − Insurance: −$12,750
• − Repairs & maintenance: −$13,353
• − Management: −$13,353
• − Depreciation: −$74,182
• Taxable loss: −$106,089
• Est. tax savings @ 24.0%: +$25,461
• After-tax cash flow: $-32,422/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: Rumson-Fair Haven Regional High School District
• NCES district ID: 3414400
• Math proficiency: 64% ▲ 20.00%
• Reading proficiency: 75% ▲ 15.00%
• Median HH income: $140,294
• Composite: 68.77/100
• National rank: #677
• State rank: #82 of 612 in NJ

Livability — Rumson

• Score: 67/100
• State rank: #326
• US rank: #10228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rumson, NJ
• City population: 9,557
• Population (ZIP): 9,557

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 5% Scotch-Irish 3% Italian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 1% German/W. Germanic 1%

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: ▼ -567.27%
• Current HPI: 369.2564
• 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

+254.8% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $2,650,000 MOMLS
• 2026-04-17 Listed $2,750,000 MOMLS
• 2026-04-13 Coming Soon $2,750,000 MOMLS
• 2024-07-26 Sold (Public Records) $1,450,000 Public Records
• 2024-07-25 Sold (MLS) $1,450,000 MOMLS
• 2024-07-02 Pending — MOMLS
• 2024-06-16 Price Changed $1,499,000 MOMLS
• 2024-05-28 Listed $1,580,000 MOMLS
• 2024-05-23 Coming Soon $1,580,000 MOMLS
• 2003-11-24 Sold (Public Records) $747,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $16,526 · -4.0% YoY. Source: county tax records.