478 Mantoloking Rd · Point Pleasant, NJ 08723

$449,000

4 bd · 2.0 ba · 1,388 sqft · SingleFamily public records · 14 Days on market

Built 1979 4,791 sqft lot Est $498k · 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 +29.3/30.0
• ARV discount +12.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Settle down in this completely remodeled and move in ready home! Located in the heart of beautiful Brick. 478 Mantoloking Rd offers so much for such a reasonable price and features a completely brand new kitchen including white shaker cabinets, granite countertops, an island, and stainless steal appliances. Including 4 generous sized bedrooms & 2 full bathrooms redone from floor to ceiling. With freshly finished red oak hardwood floors throughout. Premium access to a private beach.

Key facts

• 4,791 sq ft lot
• Built 1979
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $449k).
• Cap rate 10.5% vs local median 2.8% in Point Pleasant — 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 76/100 on livability (#136 in NJ, #3,574 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Brick Township Public School District (suburban): math 18% / reading 43% proficiency, ranked #330 of 472 in NJ (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 210 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• At $5,857/mo this rent would consume 65% of the median local household income ($109k/yr) (locally 404% 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 $13k 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 $126k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 31y 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 $285k; list at $449k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $449,000

Questions for the listing agent

1. Built in 1979 — 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: 1.30% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $498,292
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
478 Mantoloking Rd	0.00mi	4/2.0	1,388 (0%)	0mo	$5,355,900	$3,859	100
505 Pinecroft Dr	0.14mi	3/1.5 (-1)	1,347 (-3%)	10mo	$547,500	$406	74
25 Hulse Landing Rd	0.34mi	3/2.0 (-1)	1,332 (-4%)	18mo	$475,000	$357	57
491 Mantoloking Rd	0.07mi	3/1.5 (-1)	1,226 (-12%)	16mo	$430,000	$351	57
636 Donald St	0.49mi	4/1.5	1,560 (+12%)	4mo	$660,000	$423	51
553 Kingfisher Cir	0.42mi	3/1.5 (-1)	1,219 (-12%)	5mo	$505,000	$414	49
565 Susan Dr	0.49mi	3/2.0 (-1)	1,277 (-8%)	23mo	$459,000	$359	40
621 Preston St	0.60mi	3/1.5 (-1)	1,584 (+14%)	8mo	$485,000	$306	34
594 Donald St	0.68mi	3/2.5 (-1)	1,573 (+13%)	9mo	$536,000	$341	31
327 Mantoloking Rd	0.70mi	3/2.0 (-1)	1,252 (-10%)	23mo	$260,000	$208	27

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: 5.8%
• Equity multiple: 1.22×
• Total profit: $28,248
• Equity at exit: $66,947

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $154,799
• Equity at exit: $38,821

Cash invested: $125,720 (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 08723

• Active inventory: 210
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $5,857 medium
• Mortgage (P&I): −$2,355
• Tax from tax record: −$500 /mo · $6,001/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,230
• Net cashflow: $1,585

Break-even live

Break-even rent $3,850

Max offer price $449,000

Occupancy floor 68%

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Navarra Dr Brick, NJ	3.0	2.0	1572	$3,700	$2.35	17d	1	1.38mi
58 E Lagoona Dr Brick, NJ	4.0	2.0	1483	$11,000	$7.42	1d	1	1.41mi

Listing history 16 events

1. 2026-04-06
   status Pending
2. 2026-03-23
   listed $449,000 Active
3. 2026-03-19
   historical $449,000
4. 2020-09-11
   soldstatus $285,000
5. 2020-07-30
   soldstatus $285,000 Sold 490-char remark

   Show marketing remark (490 chars)

   Settle down in this completely remodeled and move in ready home! Located in the heart of beautiful Brick. 478 Mantoloking Rd offers so much for such a reasonable price and features a completely brand new kitchen including white shaker cabinets, granite countertops, an island, and stainless steal appliances. Including 4 generous sized bedrooms & 2 full bathrooms redone from floor to ceiling. With freshly finished red oak hardwood floors throughout. Premium access to a private beach.

6. 2020-06-21
   status Pending 490-char remark

   Show marketing remark (490 chars)

   Settle down in this completely remodeled and move in ready home! Located in the heart of beautiful Brick. 478 Mantoloking Rd offers so much for such a reasonable price and features a completely brand new kitchen including white shaker cabinets, granite countertops, an island, and stainless steal appliances. Including 4 generous sized bedrooms & 2 full bathrooms redone from floor to ceiling. With freshly finished red oak hardwood floors throughout. Premium access to a private beach.

7. 2020-06-08
   price $285,000 490-char remark

   Show marketing remark (490 chars)

   Settle down in this completely remodeled and move in ready home! Located in the heart of beautiful Brick. 478 Mantoloking Rd offers so much for such a reasonable price and features a completely brand new kitchen including white shaker cabinets, granite countertops, an island, and stainless steal appliances. Including 4 generous sized bedrooms & 2 full bathrooms redone from floor to ceiling. With freshly finished red oak hardwood floors throughout. Premium access to a private beach.

8. 2020-05-06
   listed $300,000 Active 490-char remark

   Show marketing remark (490 chars)

   Settle down in this completely remodeled and move in ready home! Located in the heart of beautiful Brick. 478 Mantoloking Rd offers so much for such a reasonable price and features a completely brand new kitchen including white shaker cabinets, granite countertops, an island, and stainless steal appliances. Including 4 generous sized bedrooms & 2 full bathrooms redone from floor to ceiling. With freshly finished red oak hardwood floors throughout. Premium access to a private beach.

9. 2019-09-23
   soldstatus $150,800 Sold 198-char remark

   Show marketing remark (198 chars)

   Don't miss out on this 4 bed, 2 bath in desirable Brick! Needs TLC. Close to beach, highways, transit, restaurants & shopping. Property sold as is. Buyer responsible for CO and all inspections.

10. 2019-08-30
    status Pending 198-char remark

    Show marketing remark (198 chars)

    Don't miss out on this 4 bed, 2 bath in desirable Brick! Needs TLC. Close to beach, highways, transit, restaurants & shopping. Property sold as is. Buyer responsible for CO and all inspections.

11. 2019-07-30
    listed $150,800 Active 198-char remark

    Show marketing remark (198 chars)

    Don't miss out on this 4 bed, 2 bath in desirable Brick! Needs TLC. Close to beach, highways, transit, restaurants & shopping. Property sold as is. Buyer responsible for CO and all inspections.

12. 2003-07-29
    soldstatus $164,900
13. 1996-03-28
    soldstatus $85,000
14. 1996-03-22
    soldstatus $85,000
15. 1996-01-22
    historical
16. 1995-11-01
    listed $84,444

ⓘ 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: $6,001 · $500/mo
• Projected year-2 tax: $8,590 · $716/mo
• Expected delta: +$2,590/yr (+$216/mo · 43.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥97°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,281
• − Mortgage interest: −$25,151
• − Property taxes: −$6,001
• − Insurance: −$2,245
• − Repairs & maintenance: −$5,622
• − Management: −$5,622
• − Depreciation: −$13,062
• Taxable income: $12,577
• Est. tax owed @ 24.0%: −$3,019
• After-tax cash flow: $16,002/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: Brick Township Public School District
• NCES district ID: 3402220
• Math proficiency: 18% ▼ -24.00%
• Reading proficiency: 43% ▼ -15.00%
• Median HH income: $68,717
• Composite: 28.31/100
• National rank: #6785
• State rank: #330 of 472 in NJ

Livability — Point Pleasant

• Score: 76/100
• State rank: #136
• US rank: #3574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Ocean County · 439,426 people
• City population: 25,732
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 32,141
• Household income: $108,643
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 404.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 14% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 6% Slovak 1% Portuguese 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -454.38%
• Current HPI: 350.5719
• 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

+431.7% since first listed

16 events — show timeline

• 2026-04-06 Pending — MOMLS
• 2026-03-23 Listed $449,000 MOMLS
• 2026-03-19 Coming Soon $449,000 MOMLS
• 2020-09-11 Sold (Public Records) $285,000 Public Records
• 2020-07-30 Sold (MLS) $285,000 MOMLS
• 2020-06-21 Pending — MOMLS
• 2020-06-08 Price Changed $285,000 MOMLS
• 2020-05-06 Listed $300,000 MOMLS
• 2019-09-23 Sold (MLS) $150,800 MOMLS
• 2019-08-30 Pending — MOMLS
• 2019-07-30 Listed $150,800 MOMLS
• 2003-07-29 Sold (Public Records) $164,900 Public Records
• 1996-03-28 Sold (Public Records) $85,000 Public Records
• 1996-03-22 Sold (MLS) $85,000 MOMLS
• 1996-01-22 Delisted — MOMLS
• 1995-11-01 Listed $84,444 MOMLS

Property tax history

+2.0%/yr

Latest (2025): $6,001 · +5.1% YoY. Source: county tax records.