234 Dupont Ave · Seaside Heights, NJ 08751

$679,900

6 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 68 Days on market

Built 1940 3,920 sqft lot Est $994k · 32% under

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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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BOGO. Buy the land and get the house for free!! Charming 2 family on a beautiful over sized fenced lot with plenty of parking. Two spacious apartments makes this the perfect opportunity to rent one and use the other. Ground floor 3 bedroom/1 bath w/ laundry room needs to be finished so you can make it your own. Spacious top floor 2 bedroom is ready to move into and includes a large laundry room and covered deck. One look and you will fall in love with all the possibilities this one has to offer. Separate electric and gas meters. Plenty of off street parking.This house does need work and is priced accordingly.

Key facts

• Covered deck
• Plenty of parking
• Private back yard

Tags

• FENCED LOT
• PLENTY OF PARKING
• SEPARATELY METERED
• LARGE LAUNDRY ROOM
• COVERED DECK
• PRIVATE BACK YARD

Property features AI

Finance

• HOA & community: Association fee applies

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Located in Seaside Heights area
• Exterior features: Shingle roof; Fee simple ownership

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Cooling system (other)
• Interior features: No fireplaces; Crawl space basement

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $680k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/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 $648k (4.6% below list).
• Recommended offer: $639k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 2.9% in Seaside Heights — 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 60/100 on livability (#483 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: commute F, employment F, cost of living F.
• Central Regional School District (suburban): math 17% / reading 43% proficiency, ranked #357 of 472 in NJ (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hugh J. Boyd Jr. Elementary School (math 8% / reading 22%, grade F, #1,124 of 1,303 statewide, top 88%, 202 students, 76% FRL); Central Regional Middle School (math 19% / reading 46%, grade F, #279 of 431 statewide, top 66%, 716 students, 37% FRL); Central Regional High School (math 15% / reading 39%, grade F, #312 of 399 statewide, top 79%, 1,606 students, 36% FRL) — zoned schools average 49% FRL vs 28% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 196 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k of loan paydown is wiped out by about $20k 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 68 days — a 6% lower offer ($639k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 23y 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 $264k; list at $680k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% 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 $639,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $994,308
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
241 Kearney Ave	0.55mi	5/2.5 (-1)	1,596 (0%)	10mo	$995,000	$623	59
429 Bayside Ter #5	0.69mi	5/3.0 (-1)	1,603 (+0%)	21mo	$860,000	$536	41

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-100,086
• Equity at exit: $101,375

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-73,432
• Equity at exit: $58,785

Cash invested: $190,372 (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 08751

• Home prices YoY: -34.8%
• Active inventory: 196
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $6,484 high
• Mortgage (P&I): −$3,565
• Tax from tax record: −$693 /mo · $8,318/yr
• Insurance: −$283
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,362
• Net cashflow: $154

Break-even live

Break-even rent $6,289

Max offer price $679,900

Occupancy floor 93%

Sensitivity live

Price	-10% $539	-5% $347	+0% $154	+5% $-38	+10% $-231
Rent	-10% $-358	-5% $-102	+0% $154	+5% $410	+10% $667
Rate	-1.0pp $497	-0.5pp $327	base $154	+0.5pp $-22	+1.0pp $-201

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: $169,975
• Closing costs: $20,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Ceylon Ave Seaside Heights, NJ	5.0	3.5	2132	$10,000	$4.69	0d	1	0.61mi
115 Harding Ave Unit B Seaside Heights, NJ	6.0	4.0	1600	$3,950	$2.47	45d	1	0.97mi
111 Fielder Ave Seaside Heights, NJ	6.0	3.0	1744	$8,000	$4.59	26d	1	1.07mi
57 Fielder Ave Seaside Heights, NJ	7.0	2.0	1976	$4,500	$2.28	45d	1	1.09mi
111 7th Ave Seaside Park, NJ	5.0	4.0	2016	$7,000	$3.47	23d	1	1.38mi
219 3rd Ave Seaside Heights, NJ	5.0	3.0	1680	$3,800	$2.26	8d	1	1.39mi

Listing history 38 events

1. 2026-06-21
   days on market $679,900 Active 68 DOM
2. 2026-06-21
   days on market $679,900 Active 67 DOM
3. 2026-06-18
   days on market $679,900 Active 65 DOM
4. 2026-06-17
   days on market $679,900 Active 64 DOM
5. 2026-06-16
   days on market $679,900 Active 63 DOM
6. 2026-06-15
   days on market $679,900 Active 62 DOM
7. 2026-06-13
   days on market $679,900 Active 60 DOM
8. 2026-06-12
   days on market $679,900 Active 59 DOM
9. 2026-06-09
   days on market $679,900 Active 56 DOM
10. 2026-06-08
    days on market $679,900 Active 55 DOM
11. 2026-06-07
    days on market $679,900 Active 54 DOM
12. 2026-06-07
    days on market $679,900 Active 53 DOM
13. 2026-06-04
    days on market $679,900 Active 51 DOM
14. 2026-06-03
    days on market $679,900 Active 50 DOM
15. 2026-06-02
    days on market $679,900 Active 49 DOM
16. 2026-06-01
    days on market $679,900 Active 48 DOM
17. 2026-05-31
    days on market $679,900 Active 47 DOM
18. 2026-05-13
    status Active

    Show marketing remark (486 chars)

    Conforming for 2 units on a quiet residential street. Great opportunity for anyone looking to get in on all of the great things that are happening in town. Rehab the existing 2 family or build new. Top floor unit is move in ready. Ground floor needs to be finished. Plenty of off street parking. So much potential in a great location. Build new and take advantage of the amazing views. Located in short walking to distance to all area attractions, the pool club and local beaches.

19. 2026-05-13
    status Active 618-char remark

    Show marketing remark (486 chars)

    Conforming for 2 units on a quiet residential street. Great opportunity for anyone looking to get in on all of the great things that are happening in town. Rehab the existing 2 family or build new. Top floor unit is move in ready. Ground floor needs to be finished. Plenty of off street parking. So much potential in a great location. Build new and take advantage of the amazing views. Located in short walking to distance to all area attractions, the pool club and local beaches.

20. 2026-05-13
    listed $679,900 Active 486-char remark

    Show marketing remark (486 chars)

    Conforming for 2 units on a quiet residential street. Great opportunity for anyone looking to get in on all of the great things that are happening in town. Rehab the existing 2 family or build new. Top floor unit is move in ready. Ground floor needs to be finished. Plenty of off street parking. So much potential in a great location. Build new and take advantage of the amazing views. Located in short walking to distance to all area attractions, the pool club and local beaches.

21. 2026-04-23
    status Pending 618-char remark

    Show marketing remark (618 chars)

    BOGO. Buy the land and get the house for free!! Charming 2 family on a beautiful over sized fenced lot with plenty of parking. Two spacious apartments makes this the perfect opportunity to rent one and use the other. Ground floor 3 bedroom/1 bath w/ laundry room needs to be finished so you can make it your own. Spacious top floor 2 bedroom is ready to move into and includes a large laundry room and covered deck. One look and you will fall in love with all the possibilities this one has to offer. Separate electric and gas meters. Plenty of off street parking.This house does need work and is priced accordingly.

22. 2026-04-23
    status Pending

    Show marketing remark (618 chars)

    BOGO. Buy the land and get the house for free!! Charming 2 family on a beautiful over sized fenced lot with plenty of parking. Two spacious apartments makes this the perfect opportunity to rent one and use the other. Ground floor 3 bedroom/1 bath w/ laundry room needs to be finished so you can make it your own. Spacious top floor 2 bedroom is ready to move into and includes a large laundry room and covered deck. One look and you will fall in love with all the possibilities this one has to offer. Separate electric and gas meters. Plenty of off street parking.This house does need work and is priced accordingly.

23. 2026-03-25
    listed $679,900 Active

    Show marketing remark (618 chars)

    BOGO. Buy the land and get the house for free!! Charming 2 family on a beautiful over sized fenced lot with plenty of parking. Two spacious apartments makes this the perfect opportunity to rent one and use the other. Ground floor 3 bedroom/1 bath w/ laundry room needs to be finished so you can make it your own. Spacious top floor 2 bedroom is ready to move into and includes a large laundry room and covered deck. One look and you will fall in love with all the possibilities this one has to offer. Separate electric and gas meters. Plenty of off street parking.This house does need work and is priced accordingly.

24. 2026-03-25
    listed $679,900 Active 618-char remark

    Show marketing remark (618 chars)

    BOGO. Buy the land and get the house for free!! Charming 2 family on a beautiful over sized fenced lot with plenty of parking. Two spacious apartments makes this the perfect opportunity to rent one and use the other. Ground floor 3 bedroom/1 bath w/ laundry room needs to be finished so you can make it your own. Spacious top floor 2 bedroom is ready to move into and includes a large laundry room and covered deck. One look and you will fall in love with all the possibilities this one has to offer. Separate electric and gas meters. Plenty of off street parking.This house does need work and is priced accordingly.

25. 2022-08-17
    historical
26. 2022-08-17
    historical
27. 2022-07-22
    status Active
28. 2022-07-22
    status Active
29. 2022-06-22
    historical Active/Under Contract
30. 2022-06-22
    historical Active/Under Contract
31. 2022-04-13
    listed $589,900 Active
32. 2022-04-13
    listed $589,900 Active
33. 2003-11-03
    soldstatus $264,000
34. 2003-09-26
    soldstatus $264,000
35. 2003-05-01
    listed $279,900
36. 1989-04-13
    soldstatus $147,900
37. 1986-06-24
    soldstatus $115,000
38. 1985-03-01
    soldstatus $64,500

ⓘ 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: $8,318 · $693/mo
• Projected year-2 tax: $12,624 · $1,052/mo
• Expected delta: +$4,306/yr (+$359/mo · 51.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $77,813
• − Mortgage interest: −$38,085
• − Property taxes: −$8,318
• − Insurance: −$8,518
• − Repairs & maintenance: −$6,225
• − Management: −$6,225
• − Depreciation: −$19,779
• Taxable loss: −$9,337
• Est. tax savings @ 24.0%: +$2,241
• After-tax cash flow: $4,092/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: Central Regional School District
• NCES district ID: 3402910
• Math proficiency: 17% ▼ -14.00%
• Reading proficiency: 43% ▲ 7.00%
• Median HH income: $44,676
• Composite: 25.59/100
• National rank: #7422
• State rank: #357 of 472 in NJ

Livability — Seaside Heights

• Score: 60/100
• State rank: #483
• US rank: #19128

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Seaside Heights, NJ
• Population (ZIP): 3,625

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% Hispanic / Latino 11% Two or more races 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 7% Iranian 1% Subsaharan African 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -301.05%
• Current HPI: 564.3566
• 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

+954.1% since first listed

21 events — show timeline

• 2026-05-13 Relisted — MOMLS
• 2026-05-13 Relisted — MOMLS
• 2026-05-13 Listed $679,900 MOMLS
• 2026-04-23 Pending — MOMLS
• 2026-04-23 Pending — MOMLS
• 2026-03-25 Listed $679,900 MOMLS
• 2026-03-25 Listed $679,900 MOMLS
• 2022-08-17 Delisted — MOMLS
• 2022-08-17 Delisted — MOMLS
• 2022-07-22 Relisted — MOMLS
• 2022-07-22 Relisted — MOMLS
• 2022-06-22 Contingent — MOMLS
• 2022-06-22 Contingent — MOMLS
• 2022-04-13 Listed $589,900 MOMLS
• 2022-04-13 Listed $589,900 MOMLS
• 2003-11-03 Sold (Public Records) $264,000 Public Records
• 2003-09-26 Sold (MLS) $264,000 BRIGHT MLS
• 2003-05-01 Listed $279,900 BRIGHT MLS
• 1989-04-13 Sold (Public Records) $147,900 Public Records
• 1986-06-24 Sold (Public Records) $115,000 Public Records
• 1985-03-01 Sold (Public Records) $64,500 Public Records

Property tax history

+3.9%/yr

Latest (2025): $8,318 · +29.5% YoY. Source: county tax records.