47 & 49 N Indian Valley Ct · Mystic Island, NJ 08087

$375,000

4 bd · 0.0 ba · 2,083 sqft · MultiFamily · 1 Days on market

Built 1987 Average condition 10,000 sqft lot Est $415k · 10% under

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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 +27.8/30.0
• ARV discount +11.8/15.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Livability +3.1/5.0
• Condition / age +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Exceptional investment opportunity in Little Egg Harbor! This well-maintained duplex offers strong income potential with separate utilities, water & sewer for each unit. The larger right-side unit features 2 primary suites, each with a private full bath, an updated kitchen, open-concept living & dining area, 1st floor half bath, & sliding doors leading to a large private deck. The left-side unit offers 2 bedrooms, 1 full bath, an updated kitchen, open-concept living & dining space, & sliders opening to its own private deck. Major improvements include a roof approximately 5 years old, 2 furnaces & 1 air conditioning unit replaced 2 years ago. Whether you're

Key facts

• Separate utilities
• Updated kitchen
• Private full bath

Tags

• INVESTMENT OPPORTUNITY
• SEPARATE UTILITIES
• PRIVATE FULL BATH
• UPDATED KITCHEN
• OPEN-CONCEPT LIVING
• LARGE PRIVATE DECK

Property features AI

Finance

• Other: Two total residential units (multifamily)
• Financial info: Fee simple ownership; Existing lease type: yearly; No rent control

Exterior

• Parking: Driveway parking; Two driveway spaces (total 2 garage/parking spaces)
• Utilities: Public water; Public sewer; Natural gas for heating and hot water; Electric for cooling
• Home design: Detached structure; Above-grade finished living space (estimated 2,083 finished); Year built estimated; Pilings foundation
• Construction: Wood siding exterior; Shingle roof
• Exterior features: Lot dimensions approximately 80 x 125.14; No tidal water; Ground rent paid annually

Interior

• Bedrooms: Two 2-bedroom units
• Heating & cooling: Forced air heating; Central air conditioning; Hot water heated by natural gas
• Interior features: Estimated living area; Two total units (both above grade); Units not furnished

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $375k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $573/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $375k).
• Cap rate 10.0% vs local median 2.6% in Mystic Island — 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 62/100 on livability (#455 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A; Watch: employment C-, schools F, amenities F.
• Pinelands Regional School District (rural): math 14% / reading 46% proficiency, ranked #344 of 472 in NJ (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 296 active listings in the ZIP; solid renter incomes; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• At $4,730/mo this rent would consume 62% of the median local household income ($92k/yr) (locally 519% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• 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 $105k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $375,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.09%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $414,517
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14-16 Winged Foot Ln	0.20mi	4/—	2,139 (+3%)	18mo	$425,000	$199	71
14-16 Winged Foot Ln #14	0.20mi	4/4.5	2,139 (+3%)	18mo	$425,000	$199	53
2-4 S Indian Valley Ct	0.15mi	4/4.5	2,127 (+2%)	23mo	$285,000	$134	52
6-8 S Indian Valley Ct	0.13mi	4/5.0	2,342 (+12%)	11mo	$375,000	$160	44

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $12,241
• Equity at exit: $55,914

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $104,866
• 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 08087

• Active inventory: 296
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $4,730 medium
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$993
• Net cashflow: $1,145

Break-even live

Break-even rent $3,280

Max offer price $375,000

Occupancy floor 71%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$4,730
Total (2 units)			$4,730

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 2 events

1. 2026-06-17
   remarks 675-char remark
2. 2026-06-17
   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.

Taxation est. · year 1

• Rental income: $56,760
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$4,541
• − Management: −$4,541
• − Depreciation: −$10,909
• Taxable income: $8,263
• Est. tax owed @ 24.0%: −$1,983
• After-tax cash flow: $11,759/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

Average 55/100 Moderate rehab

A moderately maintained two-unit property with average condition. Some repairs and updates, such as painting and landscaping, would significantly increase its value.

Repairs flagged

• Moderate exterior siding — Weathered and discolored
• Moderate interior paint — Some wear and tear
• Minor kitchen appliances — Standard appliances, some clutter

Value-add opportunities

• Both painting and updating kitchen appliances — Improves appearance and functionality
• Both landscaping and curb appeal — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered and discolored	Moderate	$3,000–15,000
interior paint · Some wear and tear	Moderate	$3,000–15,000
kitchen appliances · Standard appliances, some clutter	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both painting and updating kitchen appliances — Improves appearance and functionality ↑
• Both landscaping and curb appeal — Enhances curb appeal and property value ↑

ⓘ 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: Pinelands Regional School District
• NCES district ID: 3413000
• Math proficiency: 14% ▼ -20.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $59,396
• Composite: 26.97/100
• National rank: #7075
• State rank: #344 of 472 in NJ

Livability — Mystic Island

• Score: 62/100
• State rank: #455
• US rank: #17110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ocean County · 439,426 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 25,342
• Household income: $91,677
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 519.0

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% Hispanic / Latino 6% Two or more races 6% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 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: ▼ -243.86%
• Current HPI: 340.4378
• 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

1 event — show timeline

• 2026-06-17 Listed $375,000 BRIGHT MLS