108 Edinburgh Ln Unit C · Leisure Village, NJ 08701

$140,000

1 bd · 1.0 ba · 858 sqft · SingleFamily · 122 Days on market

Built 1967 Good condition 871 sqft lot $163/sqft · 14% below area Est $163k · 14% under $295/mo HOA · 15% of rent ↓ 14% since listing

---

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 +24.9/30.0
• ARV discount +13.8/15.0
• 1% rule +9.1/10.0
• DSCR +8.1/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

''This cozy WATERFRONT 1 bedroom Condo, faces one of our beautiful lakes. Sit out on your recently installed patio with serene water views. Use as your primary home or home away from home. Refresh yourself in your choice of a heated outdoor salt water pool or freshwater pool, bocci, golf, walking paths, monthly dances to enjoy. Don't miss this opportunity!'' Convenient to all shopping, Restaurants, beaches & boardwalks! Too many amenities to list. Minutes from the GSP entrance.

Key facts

• Serene water views
• 2 parking spots
• Pool

Tags

• RECENTLY INSTALLED PATIO
• SERENE WATER VIEWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 6.0% in Leisure Village — 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 64/100 on livability (#416 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+, cost of living B; Watch: amenities F, commute F, employment F.
• Lakewood Township School District (suburban): math 17% / reading 28% proficiency, ranked #417 of 472 in NJ (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Oak Street Elem School (math 17% / reading 21%, grade F, #1,030 of 1,303 statewide, top 80%, 534 students, 97% FRL); Lakewood Middle School (math 16% / reading 30%, grade F, #376 of 431 statewide, top 88%, 995 students, 94% FRL); Lakewood High School (math 14% / reading 37%, grade F, #321 of 399 statewide, top 81%, 1,423 students, 86% FRL).
• Market conditions: 543 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 67d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 37% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 122 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 82740% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 D-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: 1.41% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.14%
• DSCR: 1.41
• GRM: 5.9

CMA / ARV

• ARV (median comp): $162,928
• List price: $140,000
• Delta: -14.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48G Cambridge Ct	0.11mi	2/1.0 (+1)	841 (-2%)	1mo	$125,000	$149	85
41G Cambridge Ct	0.18mi	2/1.0 (+1)	841 (-2%)	0mo	$117,500	$140	83
653F Plymouth Dr	0.32mi	2/1.0 (+1)	858 (0%)	0mo	$196,500	$229	80
212D Huntington Dr Unit D	0.32mi	2/1.0 (+1)	858 (0%)	1mo	$168,000	$196	80
300A W Malvern Ct Unit A	0.38mi	2/1.0 (+1)	858 (0%)	1mo	$115,000	$134	77
87C Dorchester Dr #1003	0.21mi	2/1.0 (+1)	928 (+8%)	1mo	$140,000	$151	71
80C Dorchester Dr	0.29mi	2/1.0 (+1)	928 (+8%)	1mo	$140,000	$151	67
367F Chesterfield Ct	0.61mi	2/1.0 (+1)	858 (0%)	2mo	$155,000	$181	65
699A Plymouth Dr Unit 699A	0.21mi	2/1.0 (+1)	982 (+14%)	2mo	$259,000	$264	59
682 New Castle Ct Unit B	0.29mi	2/1.0 (+1)	982 (+14%)	1mo	$175,000	$178	57
280B Kingston Ct #2001	0.31mi	2/1.0 (+1)	982 (+14%)	0mo	$180,000	$183	56
404A Picardy Ct	0.70mi	2/1.0 (+1)	982 (+14%)	2mo	$235,000	$239	37

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,464
• Equity at exit: $20,874

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $22,321
• Equity at exit: $12,105

Cash invested: $39,200 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 49 active · 36 under contract
• Months of supply: 5.7 mo (18%/mo absorbed)
• Median asking: $180,000 ($203/sqft)
• Median days on market: 55 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: -6.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 08701

• Active inventory: 543
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$295
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $298

Break-even live

Break-even rent $1,598

Max offer price $140,000

Occupancy floor 80%

Sensitivity live

Price	-10% $395	-5% $347	+0% $298	+5% $250	+10% $202
Rent	-10% $142	-5% $220	+0% $298	+5% $377	+10% $455
Rate	-1.0pp $369	-0.5pp $334	base $298	+0.5pp $262	+1.0pp $225

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: $35,000
• Closing costs: $4,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106A Edinburgh Ln Lakewood, NJ	2.0	1.0	858	$2,200	$2.56	66d	1	0.09mi
47L Cambridge Ct Lakewood, NJ	2.0	1.0	841	$1,795	$2.13	73d	1	0.10mi
278C Kingston Ct Lakewood, NJ	2.0	1.0	1000	$2,150	$2.15	4d	1	0.35mi
278C Kingston Ct Lakewood, NJ	2.0	1.0	1000	$2,150	$2.15	38d	1	0.35mi
219 Buckingham Ct Lakewood, NJ	1.0	1.0	663	$1,900	$2.87	92d	1	0.41mi
341B Canterbury Ct Lakewood, NJ	2.0	1.0	982	$2,275	$2.32	71d	1	0.46mi
335A Canterbury Ct Lakewood, NJ	2.0	1.0	982	$1,950	$1.99	68d	1	0.55mi
533E Dartmoor Ct Lakewood, NJ	1.0	1.0	663	$1,750	$2.64	18d	1	0.72mi
523 Sophee Ln #1000 Lakewood, NJ	1.0	1.0	889	$1,800	$2.02	48d	1	1.12mi
1034B Aberdeen Dr Lakewood, NJ	1.0	1.0	663	$1,350	$2.04	42d	1	1.26mi
1042C Aberdeen Dr Unit C Lakewood, NJ	2.0	1.0	982	$2,000	$2.04	53d	1	1.32mi
841B Inverness Ct Lakewood, NJ	1.0	1.0	663	$1,600	$2.41	4d	1	1.35mi
824A Balmoral Ct Unit A Toms River, NJ	2.0	1.0	982	$2,200	$2.24	68d	1	1.38mi
829A Balmoral Ct Unit 1001 Lakewood, NJ	1.0	1.0	663	$1,600	$2.41	73d	1	1.42mi

Property features AI

Finance

• HOA & community: Monthly association fee of $295Association amenities: Exercise room, Community room, Pool, Clubhouse, Golf course, Basketball court, Bocci, Jogging path, Common area

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: CondominiumModel: ETON
• Exterior features: Shingle roofWaterfront

Interior

• Kitchen: MicrowaveStoveRefrigeratorDishwasher
• Bedrooms: 1 bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingMulti-unit cooling
• Interior features: Ceiling fan(s)Blinds/ShadesLight fixtures
• Laundry & utility: WasherDryer

HOA detail $295/mo · $3,540/yr

• Likely covers: waterpool

Listing history 50 events

1. 2026-08-08
   days on market $140,000 Active 122 DOM
2. 2026-08-06
   days on market $140,000 Active 120 DOM
3. 2026-08-05
   days on market $140,000 Active 119 DOM
4. 2026-08-04
   days on market $140,000 Active 118 DOM
5. 2026-08-03
   days on market $140,000 Active 117 DOM
6. 2026-07-31
   days on market $140,000 Active 114 DOM
7. 2026-07-30
   days on market $140,000 Active 112 DOM
8. 2026-07-28
   days on market $140,000 Active 111 DOM
9. 2026-07-26
   pricedays on market $140,000 Active 109 DOM
10. 2026-07-24
    days on market $145,000 Active 107 DOM
11. 2026-07-23
    days on market $145,000 Active 106 DOM
12. 2026-07-22
    days on market $145,000 Active 105 DOM
13. 2026-07-21
    days on market $145,000 Active 104 DOM
14. 2026-07-20
    days on market $145,000 Active 103 DOM
15. 2026-07-18
    days on market $145,000 Active 101 DOM
16. 2026-07-18
    days on market $145,000 Active 100 DOM
17. 2026-07-16
    days on market $145,000 Active 99 DOM
18. 2026-07-15
    days on market $145,000 Active 98 DOM
19. 2026-07-14
    days on market $145,000 Active 97 DOM
20. 2026-07-13
    days on market $145,000 Active 96 DOM
21. 2026-07-13
    days on market $145,000 Active 95 DOM
22. 2026-07-11
    days on market $145,000 Active 94 DOM
23. 2026-07-10
    days on market $145,000 Active 93 DOM
24. 2026-07-09
    days on market $145,000 Active 92 DOM
25. 2026-07-07
    days on market $145,000 Active 90 DOM
26. 2026-07-06
    days on market $145,000 Active 89 DOM
27. 2026-07-06
    days on market $145,000 Active 88 DOM
28. 2026-07-05
    days on market $145,000 Active 87 DOM
29. 2026-07-03
    days on market $145,000 Active 86 DOM
30. 2026-07-02
    status $145,000 Active 85 DOM
31. 2026-07-01
    status $145,000 Pending 85 DOM
32. 2026-07-01
    days on market $145,000 Active 85 DOM
33. 2026-06-30
    days on market $145,000 Active 84 DOM
34. 2026-06-29
    days on market $145,000 Active 83 DOM
35. 2026-06-28
    days on market $145,000 Active 82 DOM
36. 2026-06-27
    days on market $145,000 Active 81 DOM
37. 2026-06-26
    days on market $145,000 Active 80 DOM
38. 2026-06-24
    days on market $145,000 Active 78 DOM
39. 2026-06-22
    days on market $145,000 Active 76 DOM
40. 2026-06-21
    days on market $145,000 Active 75 DOM
41. 2026-06-18
    days on market $145,000 Active 72 DOM
42. 2026-06-17
    price $145,000 Active 71 DOM
43. 2026-06-17
    days on market $155,000 Active 71 DOM
44. 2026-06-16
    days on market $155,000 Active 70 DOM
45. 2026-06-15
    days on market $155,000 Active 69 DOM
46. 2026-06-13
    days on market $155,000 Active 67 DOM
47. 2026-06-13
    days on market $155,000 Active 66 DOM
48. 2026-06-09
    days on market $155,000 Active 63 DOM
49. 2026-06-08
    days on market $155,000 Active 62 DOM
50. 2026-06-07
    pricedays on market $155,000 Active 61 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $23,711
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − HOA: −$3,540
• − Depreciation: −$4,073
• Taxable income: $1,663
• Est. tax owed @ 24.0%: −$399
• After-tax cash flow: $3,183/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

Good 75/100 Cosmetic rehab Est. rehab $4,290–$12,870 screening

This waterfront condo is in good condition with minor repairs needed. Upgrades to paint, cabinets, countertops, and flooring would significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathtub and fixtures — Signs of wear

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance ↑
• Both Upgrade countertops — Modern countertops enhance functionality and aesthetics ↑
• Both Install new flooring — New flooring improves aesthetics and functionality ↑
• Both Replace worn bathtub and fixtures — New fixtures improve functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Oak Street Elem School F NJ #1,030/1,303 Nat'l #34,564/41,679 Middle Lakewood Middle School F NJ #376/431 Nat'l #11,007/14,009 High Lakewood High School F NJ #321/399 Nat'l #12,309/17,239

Schools (NCES district)

• District: Lakewood Township School District
• NCES district ID: 3408220
• Math proficiency: 17% ▼ -4.00%
• Reading proficiency: 28% ▼ -5.00%
• Median HH income: $42,301
• Composite: 19.21/100
• National rank: #8813
• State rank: #417 of 472 in NJ

C Composite livability gradescore 64/100

Livability — Leisure Village

• Score: 64/100
• State rank: #416
• US rank: #14624

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leisure Village, NJ
• County: Ocean County · 586,991 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 139,149
• Household income: $64,959
• Rent vs Own: 48.5% rent · 51.5% own
• Severe rent burden: 19% of renters

---

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 6% Italian 5% Scotch-Irish 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 77% English-only · Spanish 9% German/W. Germanic 7% 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: ▼ -682.83%
• Current HPI: 465.344
• 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

Property features AI

Finance

• HOA & community: Monthly association fee of $295Association amenities: Exercise room, Community room, Pool, Clubhouse, Golf course, Basketball court, Bocci, Jogging path, Common area

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: CondominiumModel: ETON
• Exterior features: Shingle roofWaterfront

Interior

• Kitchen: MicrowaveStoveRefrigeratorDishwasher
• Bedrooms: 1 bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingMulti-unit cooling
• Interior features: Ceiling fan(s)Blinds/ShadesLight fixtures
• Laundry & utility: WasherDryer

Price history

-14.2% since first listed

8 events — show timeline

• 2026-07-02 Relisted — MOMLS
• 2026-07-01 Pending — MOMLS
• 2026-06-17 Price Changed $145,000 MOMLS
• 2026-06-04 Price Changed $155,000 MOMLS
• 2026-05-07 Price Changed $160,000 MOMLS
• 2026-04-22 Price Changed $165,000 MOMLS
• 2026-04-08 Price Changed $169,000 MOMLS
• 2026-04-08 Listed $169 MOMLS