9 N Cherry Ln · Rumson, NJ 07760

$1,950,000

3 bd · 2.5 ba · 2,642 sqft · SingleFamily public records · 11 Days on market

Built 1941 0.35 ac lot Est $2174k · 10% 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 +20.7/30.0
• ARV discount +12.1/15.0
• Schools +6.9/10.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gracious colonial home in the much sought after Olde Farm Village. The front porch welcomes you to this beautifully updated home. Formal living room with fireplace and custom built ins. The family room opens up to the covered patio ideal for easy entertaining. Updated eat in kitchen with granite counters and walk in pantry. The master bedroom features huge walk in closet / dressing room, full bath with dbl sink vanity, jacuzzi tub and oversized shower. Custom built ins, gorgeous moldings and hardwood floors complete the package. You will not be disappointed with this charming home. All room sizes are approximate.

Key facts

• Mature gardens
• Refined moldings
• Flowering trees

Tags

• MATURE GARDENS
• FLOWERING TREES
• WELCOMING FRONT PORCH
• CUSTOM BUILT-INS
• REFINED MOLDINGS
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1.95M.

Deal economics

• At list price, monthly cash flow is $3k ($32k/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 $1.91M (1.9% below list).
• Recommended offer: $1.91M (1.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.6% in Rumson — 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 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $13k of loan paydown is wiped out by about $58k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 25y 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 $990k; list at $1.95M implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $1,912,700 (1.9% below list)

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.98% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $2,174,366
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 N Cherry Ln	0.00mi	3/2.5	2,642 (0%)	0mo	$2,351,000	$890	100
42 Forrest Ave	0.31mi	4/3.5 (+1)	2,847 (+8%)	1mo	$2,408,000	$846	63
43 Bingham Ave	0.36mi	4/2.5 (+1)	2,900 (+10%)	0mo	$2,675,000	$922	62
90 Washington St	0.13mi	4/4.0 (+1)	2,986 (+13%)	2mo	$2,457,000	$823	60
12 Forrest Ave	0.41mi	4/4.0 (+1)	2,786 (+6%)	4mo	$1,995,000	$716	58
29 Allen St	0.25mi	4/4.5 (+1)	2,404 (-9%)	9mo	$1,959,999	$815	53
—	0.45mi	4/2.5 (+1)	2,528 (-4%)	20mo	$375,000	$148	50
43 Park Ave	0.28mi	4/2.5 (+1)	2,245 (-15%)	9mo	$1,999,999	$891	50
4 Dogwood Ln	0.09mi	4/2.5 (+1)	2,250 (-15%)	20mo	$1,950,000	$867	49
49 Center St	0.55mi	4/3.0 (+1)	2,570 (-3%)	24mo	$1,650,000	$642	43
27 Center St	0.50mi	4/4.5 (+1)	2,460 (-7%)	17mo	$1,950,000	$793	38
10 2nd St	0.41mi	4/4.5 (+1)	3,000 (+14%)	19mo	$1,575,000	$525	29

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-147,232
• Equity at exit: $290,751

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $88,150
• Equity at exit: $168,600

Cash invested: $546,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $19,127 medium
• Mortgage (P&I): −$10,226
• Tax from tax record: −$1,417 /mo · $17,003/yr
• Insurance: −$812
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,017
• Net cashflow: $2,655

Break-even live

Break-even rent $15,766

Max offer price $1,950,000

Occupancy floor 81%

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: $487,500
• Closing costs: $58,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
— Rumson, NJ	4.0	3.5	3688	$35,000	$9.49	22d	1	0.44mi
22 Center St Rumson, NJ	4.0	2.0	3500	$6,700	$1.91	15d	1	0.49mi
180 Hartshorne Rd Rumson, NJ	4.0	3.5	2704	$10,200	$3.77	1d	1	1.36mi

Listing history 20 events

1. 2026-04-27
   status Pending
2. 2026-04-16
   listed $1,950,000 Active
3. 2015-11-23
   soldstatus $990,000
4. 2015-11-06
   soldstatus $990,000 Sold 627-char remark

   Show marketing remark (627 chars)

   Gracious colonial home in the much sought after Olde Farm Village. The front porch welcomes you to this beautifully updated home. Formal living room with fireplace and custom built ins. The family room opens up to the covered patio ideal for easy entertaining. Updated eat in kitchen with granite counters and walk in pantry. The master bedroom features huge walk in closet / dressing room, full bath with dbl sink vanity, jacuzzi tub and oversized shower. Custom built ins, gorgeous moldings and hardwood floors complete the package. You will not be disappointed with this charming home. All room sizes are approximate.

5. 2015-09-08
   historical 627-char remark

   Show marketing remark (627 chars)

   Gracious colonial home in the much sought after Olde Farm Village. The front porch welcomes you to this beautifully updated home. Formal living room with fireplace and custom built ins. The family room opens up to the covered patio ideal for easy entertaining. Updated eat in kitchen with granite counters and walk in pantry. The master bedroom features huge walk in closet / dressing room, full bath with dbl sink vanity, jacuzzi tub and oversized shower. Custom built ins, gorgeous moldings and hardwood floors complete the package. You will not be disappointed with this charming home. All room sizes are approximate.

6. 2015-08-12
   historical
7. 2015-08-12
   status Active
8. 2015-08-11
   listed $999,999 Active 627-char remark

   Show marketing remark (627 chars)

   Gracious colonial home in the much sought after Olde Farm Village. The front porch welcomes you to this beautifully updated home. Formal living room with fireplace and custom built ins. The family room opens up to the covered patio ideal for easy entertaining. Updated eat in kitchen with granite counters and walk in pantry. The master bedroom features huge walk in closet / dressing room, full bath with dbl sink vanity, jacuzzi tub and oversized shower. Custom built ins, gorgeous moldings and hardwood floors complete the package. You will not be disappointed with this charming home. All room sizes are approximate.

9. 2015-08-11
   historical

   Show marketing remark (627 chars)

   Gracious colonial home in the much sought after Olde Farm Village. The front porch welcomes you to this beautifully updated home. Formal living room with fireplace and custom built ins. The family room opens up to the covered patio ideal for easy entertaining. Updated eat in kitchen with granite counters and walk in pantry. The master bedroom features huge walk in closet / dressing room, full bath with dbl sink vanity, jacuzzi tub and oversized shower. Custom built ins, gorgeous moldings and hardwood floors complete the package. You will not be disappointed with this charming home. All room sizes are approximate.

10. 2015-06-23
    price $999,999
11. 2015-06-01
    price $1,150,000
12. 2015-05-04
    price $1,195,000
13. 2015-04-11
    listed $1,215,000 Active
14. 2006-08-23
    soldstatus $1,150,000
15. 2003-10-24
    soldstatus $790,000
16. 2002-11-12
    soldstatus $790,000
17. 2001-09-10
    soldstatus $675,000
18. 2001-07-05
    historical
19. 2001-06-18
    listed $725,000
20. 1979-02-01
    soldstatus $90,000

ⓘ 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: $17,003 · $1,417/mo
• Projected year-2 tax: $32,779 · $2,732/mo
• Expected delta: +$15,776/yr (+$1,315/mo · 92.8%)

ⓘ 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: $229,524
• − Mortgage interest: −$109,230
• − Property taxes: −$17,003
• − Insurance: −$9,750
• − Repairs & maintenance: −$18,362
• − Management: −$18,362
• − Depreciation: −$56,727
• Taxable income: $89
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $31,837/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

+2066.7% since first listed

20 events — show timeline

• 2026-04-27 Pending — MOMLS
• 2026-04-16 Listed $1,950,000 MOMLS
• 2015-11-23 Sold (Public Records) $990,000 Public Records
• 2015-11-06 Sold (MLS) $990,000 MOMLS
• 2015-09-08 Delisted — MOMLS
• 2015-08-12 Delisted — MOMLS
• 2015-08-12 Relisted — MOMLS
• 2015-08-11 Listed $999,999 MOMLS
• 2015-08-11 Delisted — MOMLS
• 2015-06-23 Price Changed $999,999 MOMLS
• 2015-06-01 Price Changed $1,150,000 MOMLS
• 2015-05-04 Price Changed $1,195,000 MOMLS
• 2015-04-11 Listed $1,215,000 MOMLS
• 2006-08-23 Sold (Public Records) $1,150,000 Public Records
• 2003-10-24 Sold (Public Records) $790,000 Public Records
• 2002-11-12 Sold (Public Records) $790,000 Public Records
• 2001-09-10 Sold (MLS) $675,000 MOMLS
• 2001-07-05 Delisted — MOMLS
• 2001-06-18 Listed $725,000 MOMLS
• 1979-02-01 Sold (Public Records) $90,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $17,003 · +2.6% YoY. Source: county tax records.