2025 Riviera Pkwy · Point Pleasant, NJ 08742

$749,000

4 bd · 2.0 ba · 1,964 sqft · SingleFamily public records · 3 Days on market

Built 1969 6,098 sqft lot Est $913k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2025 Riviera Parkway, a wonderful opportunity in one of Point Pleasant's most desirable neighborhoods. Ideally situated near top-rated schools, this home offers access to an outstanding educational system that continues to attract families year after year. Enjoy the perfect blend of coastal living and community convenience, with beaches, marinas, parks, shopping, dining, and commuter routes all just minutes away. Offering tremendous potential for renovation and customization, this property is the perfect canvas to create your dream home while building equity in a highly sought-after location. Whether you're an investor, builder, or homeowner with a vision, this is an opportunity

Key facts

• Coastal living
• Marinas
• Top rated schools

Tags

• TOP RATED SCHOOLS
• COASTAL LIVING
• COMMUNITY CONVENIENCE
• BEACHES
• MARINAS
• PARKS

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer
• Home design: Fee simple ownership
• Exterior features: Shingle roof

Interior

• Kitchen: Dishwasher; Microwave; Stove; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Fireplace (1); Blinds/shades; Light fixtures
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $749k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $728k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $615k (17.9% below list).
• Recommended offer: $615k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.9% 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.
• Point Pleasant Borough School District (suburban): math 44% / reading 55% proficiency, ranked #132 of 472 in NJ (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Nellie F. Bennett Elementary School (math 44% / reading 50%, grade D-, #308 of 1,303 statewide, top 26%, 719 students, 7% FRL); Memorial Middle School (math 48% / reading 60%, grade B-, #72 of 431 statewide, top 17%, 610 students, 13% FRL); Point Pleasant Borough High School (math 43% / reading 50%, grade D-, #129 of 399 statewide, top 33%, 898 students, 10% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: Rents rising fast (+11.7%/yr); 168 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• At $6,152/mo this rent would consume 60% of the median local household income ($123k/yr) (locally 388% 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 $5k of loan paydown is wiped out by about $22k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $615,152 (17.9% 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. Built in 1969 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $913,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Howe St	0.47mi	4/2.0	1,914 (-2%)	5mo	$770,000	$402	70
2207 Riviera Pkwy	0.36mi	4/3.0	1,866 (-5%)	10mo	$880,000	$472	62
1810 Shore Blvd	0.35mi	4/3.0	2,098 (+7%)	9mo	$1,317,000	$628	61
2118 Kenneth Rd	0.34mi	3/2.0 (-1)	1,848 (-6%)	11mo	$735,000	$398	60
2221 Wilson Rd	0.51mi	4/3.0	2,053 (+4%)	6mo	$740,000	$360	59
1107 Hollywood Blvd	0.35mi	4/3.0	1,770 (-10%)	6mo	$795,000	$449	58
1416 George St	0.62mi	4/2.0	1,904 (-3%)	11mo	$900,000	$473	57
812 Donna Dr	0.42mi	3/2.0 (-1)	1,828 (-7%)	10mo	$640,000	$350	55
217 Howe St	0.46mi	3/2.5 (-1)	2,070 (+5%)	9mo	$1,500,000	$725	55
2216 Rogers Rd	0.55mi	4/3.5	2,152 (+10%)	0mo	$999,999	$465	52
2213 Kilkare Pkwy	0.60mi	4/2.0	1,768 (-10%)	4mo	$650,000	$368	52
129 Bridge Ave	0.68mi	5/2.0 (+1)	1,797 (-8%)	11mo	$1,650,000	$918	40

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.54×
• Total profit: $-96,388
• Equity at exit: $111,678

10-year hold

• IRR: 3.0%
• Equity multiple: 1.26×
• Total profit: $54,257
• Equity at exit: $64,760

Cash invested: $209,720 (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 08742

• Rents YoY: 11.7%
• Active inventory: 168
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $6,152 high
• Mortgage (P&I): −$3,928
• Tax from tax record: −$671 /mo · $8,053/yr
• Insurance: −$312
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,292
• Net cashflow: $-118

Break-even live

Break-even rent $6,301

Max offer price $728,204

Occupancy floor 97%

Sensitivity live

Price	-10% $306	-5% $94	+0% $-118	+5% $-330	+10% $-542
Rent	-10% $-604	-5% $-361	+0% $-118	+5% $125	+10% $368
Rate	-1.0pp $259	-0.5pp $73	base $-118	+0.5pp $-312	+1.0pp $-509

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: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 Mount Pl Point Pleasant Boro, NJ	5.0	3.0	2240	$30,000	$13.39	0d	1	0.34mi
214 Howe St Point Pleasant Boro, NJ	3.0	1.5	1260	$4,500	$3.57	7d	1	0.45mi
218 Bridge Ave Bay Head, NJ	3.0	2.0	1556	$4,750	$3.05	45d	1	0.51mi
203 Bridge Ave Point Pleasant Boro, NJ	3.0	2.0	1832	$3,100	$1.69	26d	1	0.51mi
1632 Center St Unit 1545886P Point Pleasant, NJ	3.0	1.0	1496	$4,167	$2.79	15d	1	0.53mi
706 South St Point Pleasant Boro, NJ	3.0	1.0	1500	$2,750	$1.83	6d	1	0.54mi
258 Osborne Ave Bay Head, NJ	4.0	2.0	1902	$7,000	$3.68	0d	1	0.87mi
242 Osborne Ave Bay Head, NJ	4.0	3.0	1739	$10,000	$5.75	0d	1	0.88mi
74 Goetze St Bay Head, NJ	5.0	2.5	2468	$8,500	$3.44	0d	1	0.89mi
155 Osborne Ave Bay Head, NJ	5.0	3.0	2539	$14,000	$5.51	0d	1	0.92mi
649 Main Ave Bay Head, NJ	5.0	3.5	2124	$10,950	$5.16	45d	1	0.96mi
900 Ocean Ave Unit 108 Point Pleasant Beach, NJ	3.0	2.0	1900	$20,000	$10.53	0d	1	0.96mi
900 Ocean Ave Unit 108 Point Pleasant Beach, NJ	3.0	2.0	1900	$20,000	$10.53	12d	1	0.96mi
900 Ocean Ave Point Pleasant Beach, NJ	3.0	3.5	1716	$14,250	$8.30	20d	2	0.96mi
417 Main Ave Bay Head, NJ	4.0	4.0	2197	$5,000	$2.28	20d	1	1.00mi
344 Main Ave Bay Head, NJ	5.0	4.5	2212	$7,000	$3.16	0d	1	1.00mi
724 East Ave Unit SUMMER Bay Head, NJ	4.0	3.5	2256	$12,500	$5.54	45d	1	1.01mi
101 Osborne Ave Bay Head, NJ	3.0	2.0	1502	$4,500	$3.00	45d	1	1.02mi
106 Osborne Ave Bay Head, NJ	3.0	2.5	1930	$5,500	$2.85	0d	1	1.03mi
1601 West St Point Pleasant Beach, NJ	4.0	3.0	2246	$5,300	$2.36	0d	1	1.16mi
1414 Treeneedle Rd Point Pleasant Boro, NJ	3.0	2.0	1640	$3,000	$1.83	26d	1	1.22mi
1603 Lake Ave Point Pleasant Beach, NJ	4.0	3.5	2143	$6,000	$2.80	26d	1	1.27mi
979 Ocean Ave Mantoloking, NJ	4.0	3.0	2240	$8,995	$4.02	0d	1	1.34mi
818 Trenton Ave Point Pleasant Beach, NJ	4.0	1.5	1970	$5,500	$2.79	0d	1	1.42mi
305 Newark Ave Point Pleasant Beach, NJ	4.0	3.5	2552	$7,000	$2.74	26d	1	1.44mi

Listing history 3 events

1. 2026-06-21
   days on market $749,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $749,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $8,053 · $671/mo
• Projected year-2 tax: $13,351 · $1,113/mo
• Expected delta: +$5,299/yr (+$442/mo · 65.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 92% chance over 30 yrs
• 🔥 Wildfire 1/10 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,818
• − Mortgage interest: −$41,956
• − Property taxes: −$8,053
• − Insurance: −$4,542
• − Repairs & maintenance: −$5,905
• − Management: −$5,905
• − Depreciation: −$21,789
• Taxable loss: −$14,332
• Est. tax savings @ 24.0%: +$3,440
• After-tax cash flow: $2,027/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: Point Pleasant Borough School District
• NCES district ID: 3413290
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 55% ▼ -11.00%
• Median HH income: $82,536
• Composite: 45.44/100
• National rank: #2619
• State rank: #132 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

• Census place: Point Pleasant, NJ
• County: Ocean County · 439,426 people
• City population: 25,732
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 25,732
• Household income: $123,152
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 388.0

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 10% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 2% Iranian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 8% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -467.19%
• Current HPI: 389.4401
• Rent YoY: ▲ 11.65%
• 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

• 2026-06-18 Listed $749,000 MOMLS

Property tax history

+2.2%/yr

Latest (2025): $8,053 · +6.0% YoY. Source: county tax records.