Cash-Flowing Shore STR Without Overpaying

Property 1726 Belmont Ave, Belmar / Lake Como, NJ Single-Family Home | 4 Bedrooms + Bonus Flex Room (Office / Game Room) Represented by Jason Tarabokija, listing agent for Breezy, NJ Elite Group Client Goal The client wanted a cash-flowing short-term rental; we analyzed multiple properties to identify one that met both the cash flow…

Property

1726 Belmont Ave, Belmar / Lake Como, NJ

Single-Family Home | 4 Bedrooms + Bonus Flex Room (Office / Game Room)

Represented by Jason Tarabokija, listing agent for Breezy, NJ Elite Group

Client Goal

The client wanted a cash-flowing short-term rental; we analyzed multiple properties to identify one that met both the cash flow requirement and long-term appreciation potential.

Homes closer to the beach (east of Route 71) were priced too high to meet cash-flow targets, despite strong demand.

Breezy Strategy

Rather than overpay for proximity to the beach, Breezy looked slightly inland, where pricing improved while short-term rental demand remained strong.

Key decisions:

• Targeted Lake Como for a lower acquisition basis with similar STR performance
• Acquired the home below list price
• Converted a fifth bonus room into a flex space (office / game room) to enhance guest experience and length-of-stay appeal
• Avoided flood-zone properties to reduce insurance costs and operating risk
• The result: stronger cash flow than higher-priced homes closer to the beach, with continued upside from local development and appreciation.

Deal Summar

• List Price: $799,000
• Purchase Price: $770,000
• Financing: 20% down, 30-year conventional @ 6.75%
• Post-Closing Renovation & Design: $40,000 (one-time CapEx)
• Flood Zone: No (no flood insurance required)

Simple NOI Snapshot (Projected)

• Gross Short-Term Rental Revenue: $120,000
• Operating Expenses:
  • Turnover & Repairs (25%): $30,000
  • Property Taxes: $7,791
  • Insurance: $2,000
  • Net Operating Income (NOI):
  • $80,209 per year

Cash Flow (After Debt Service)

• Annual Debt Service: ~$47,928
• Projected Annual Cash Flow:
• $32,300 annually
• ($2,690 per month)

Why This Deal Works

• Cash flow achieved without paying beach-premium prices
• Flex room improves guest utility without overstating sleeping capacity
• Lower risk profile by avoiding flood insurance
• Proven STR market with long-term appreciation upside

Takeaway

By thinking outside the box and slightly farther from the beach, Breezy helped the client secure a shore property that delivers real cash flow today while maintaining long-term upside in a historically strong short-term rental market.

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