55 Westport Dr #71 · Crestwood Village, NJ 08759

$165,000

2 bd · 1.0 ba · 858 sqft · SingleFamily public records · 7 Days on market

Built 1978 7,405 sqft lot Est $206k · 20% under $175/mo HOA · 8% of rent

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +8.2/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming Andover model in the sought-after 55+ community of Crestwood Village 7! This detached 2-bedroom, 1-bath home offers comfortable, low-maintenance living with the added bonus of a versatile bonus room--perfect for a home office, hobby space, or guest area. Step inside to a bright and inviting layout with spacious living and dining areas, ideal for everyday living and entertaining. The home features vinyl tilt-in windows for easy maintenance, an attached garage with garage door, and a functional kitchen complete with a dishwasher. Two generously sized bedrooms provide comfort and flexibility, while the bonus room adds valuable extra living space. Added convenience of i

Key facts

• Community amenities
• Bonus room
• Indoor laundry

Tags

• BONUS ROOM
• VINYL TILT-IN WINDOWS
• INDOOR LAUNDRY
• CUL-DE-SAC
• COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.1% vs local median 5.5% in Crestwood 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 63/100 on livability (#422 in NJ) — a middle-class / working-renter tenant base. Strengths: cost of living A, housing A, health & safety B+; Watch: schools F, amenities F, commute F.
• Manchester Township School District (suburban): math 25% / reading 44% proficiency, ranked #320 of 472 in NJ (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 658 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $165k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $205,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Westport Dr #71	0.00mi	2/1.0	858 (0%)	0mo	$170,000	$198	100
8 Westport Dr Sec 71 Dr	0.18mi	2/1.0	858 (0%)	7mo	$230,000	$268	86
8 Westport Dr #71	0.18mi	2/1.0	858 (0%)	7mo	$230,000	$268	86
13 Churchill Rd #71	0.11mi	2/1.0	966 (+13%)	2mo	$189,000	$196	72
53 Westport Dr	0.01mi	2/1.0	966 (+13%)	8mo	$204,000	$211	72
6 Columbus Blvd Unit C	0.38mi	2/1.0	797 (-7%)	2mo	$118,000	$148	69
35 Churchill Rd #71	0.06mi	2/1.0	966 (+13%)	12mo	$225,000	$233	66
24 Churchill Rd Sec 71	0.16mi	2/1.0	966 (+13%)	7mo	$256,000	$265	66
38 Chelsea Dr #70	0.36mi	2/1.0	966 (+13%)	8mo	$232,000	$240	55
10 Falmouth Ave #72	0.33mi	2/1.0	966 (+13%)	14mo	$255,000	$264	52
43 S Chestnut Ave #72	0.56mi	2/1.0	966 (+13%)	6mo	$235,000	$243	48
32 Columbus Blvd Unit A	0.63mi	1/1.0 (-1)	782 (-9%)	8mo	$75,000	$96	44

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,749
• Equity at exit: $24,602

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $31,079
• Equity at exit: $14,266

Cash invested: $46,200 (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 →

ZIP-level market 08759

• Active inventory: 658
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,186 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$228 /mo · $2,737/yr
• Insurance: −$69
• HOA: −$175
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $390

Break-even live

Break-even rent $1,693

Max offer price $165,000

Occupancy floor 77%

Sensitivity live

Price	-10% $483	-5% $437	+0% $390	+5% $343	+10% $297
Rent	-10% $217	-5% $304	+0% $390	+5% $476	+10% $563
Rate	-1.0pp $473	-0.5pp $432	base $390	+0.5pp $347	+1.0pp $304

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Westport Dr #71 Whiting, NJ	2.0	1.0	1120	$2,200	$1.96	0d	1	0.03mi
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	18d	1	1.38mi
9A Juniper Ln Unit 50 Whiting, NJ	1.0	1.0	1009	$1,950	$1.93	44d	1	1.41mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 3 events

1. 2026-04-16
   status Pending
2. 2026-04-07
   listed $165,000 Active
3. 1989-10-05
   soldstatus $69,500

ⓘ 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: $2,737 · $228/mo
• Projected year-2 tax: $3,423 · $285/mo
• Expected delta: +$686/yr (+$57/mo · 25.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,233
• − Mortgage interest: −$9,243
• − Property taxes: −$2,737
• − Insurance: −$825
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − HOA: −$2,100
• − Depreciation: −$4,800
• Taxable income: $2,331
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $4,119/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: Manchester Township School District
• NCES district ID: 3409450
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $38,905
• Composite: 28.8/100
• National rank: #6662
• State rank: #320 of 472 in NJ

Livability — Crestwood Village

• Score: 63/100
• State rank: #422
• US rank: #15006

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 34,290

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Black 4% Two or more races 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 8% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 88% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 2%

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: ▼ -347.85%
• Current HPI: 274.4679
• Rent YoY: —
• Metro: —
• 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

+137.4% since first listed

3 events — show timeline

• 2026-04-16 Pending — MOMLS
• 2026-04-07 Listed $165,000 MOMLS
• 1989-10-05 Sold (Public Records) $69,500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,737 · +13.4% YoY. Source: county tax records.