Comparative Market Analysis
35 Marlboro Street
Morganville · New Jersey · 07751 · Marlboro Township
Overview
Subject Property
Market Data
Comparable Sales
Time Adjustment
Market Appreciation Analysis
Appreciation rate applied: ~0.5%/month based on Monmouth County single-family market trends in the Morganville/Marlboro area. All adjustments are analytical estimates only.
Analysis
Adjusted Valuation
| Base value — weighted average of Comps 2 & 3 (same town, appreciation-adjusted) | ~$685,000 |
| Bath adjustment — subject has 1 full bath vs 2–2.5 baths in all comps | −$40,000 |
| Size adjustment — subject is 136 sf smaller than Comp 3; 137 sf larger than Comp 2 (net neutral) | — |
| Garage premium — subject has detached garage; Comp 2 has no garage | +$15,000 |
| Condition premium — updated & pristine; effective age 35 yrs reflects ongoing maintenance | +$20,000 |
| Lot premium — subject 0.50 acres is the largest lot among all comps | +$8,000 |
| Town quality — Morganville with Marlboro schools confirmed by Comp 2 & 3 premiums | +$5,000 |
| Comp 1 floor check (Matawan, 91 DOM, appreciation-adjusted) — confirms subject well above $570K | — |
| Estimated Market Value Range | $625,000 – $665,000 |
Qualifications
Notes & Considerations
What Comp 2 at $700,000 Tells Us About This Market
The $700,000 sale at 12 Collier Lane is extraordinary context for this analysis. That home is 137 sq ft smaller than the subject, has no garage, and sold for $60,000 over its asking price in just 12 days. What drove it to $700K? Morganville location, Marlboro schools, updated condition, finished walk-out basement, and a move-in ready presentation. The subject at 35 Marlboro Street shares the same location, same school system, and the same “updated & pristine” condition profile — plus a larger footprint and a detached garage. The primary differentiator is bath count (1 vs 2.5), which is why the subject is priced below that sale rather than at it.
The Single Bathroom — Biggest Pricing Factor
In the current Morganville buyer pool, 2 full baths is an expectation for a 3-bedroom home in this price range. Every comp in this analysis has 2 or more baths. This single factor represents the most meaningful downward pressure on the subject’s pricing relative to the comp set and accounts for the largest adjustment in the valuation table. However, it does not disqualify the home from the $625,000–$665,000 range — the right buyer, particularly one drawn to the half-acre lot, detached garage, and pristine condition, will look past this limitation. Marketing should emphasize what the home delivers rather than what it lacks.
Updated & Pristine Condition Carries Real Dollar Value
Comp 3 at 35 Nolan Road was a 1930 Cape with original charm — beautiful, but a different buyer profile. The subject at 35 Marlboro Street is updated and move-in ready, which in this market meaningfully shortens days on market and supports pricing toward the upper end of the range. Buyers who qualify in the $625,000–$665,000 range are often purchasing with mortgages and have limited appetite for renovation projects. A home that requires zero work commands a measurable premium, and that premium is reflected in this analysis.
Why Comp 1 is a Floor, Not a Ceiling
The $550,000 sale at 119 Freneau Avenue in Matawan took 91 days to sell and required a price reduction from $575,000. The Matawan location, smaller lot, and market resistance all weigh on that sale price. The subject’s Morganville address, larger lot (0.50 vs 0.32 acres), and same-neighborhood access to Marlboro’s schools consistently command a premium of $50,000–$100,000 over comparable Matawan properties. Comp 1 is included here to confirm the absolute floor of the market and to demonstrate that $649,000 is a well-supported, data-grounded ask.
This Comparative Market Analysis is prepared for informational purposes and reflects market data available as of July 2026. Market conditions change and individual property features may affect final value. This analysis does not constitute a formal appraisal. All appreciation estimates are based on general market trends and are not guaranteed. Information sourced from Monmouth County tax records and MLS data. © 2026 ProLegacy Realty LLC · Jamie Martin Kline · Lic# 1647030
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