65 Woodchuck Pkwy · Manchester, NJ 08759

$59,900

2 bd · 2.0 ba · 1,972 sqft · SingleFamily · 9 Days on market

55+ age-restricted Built 2019 Good condition 8,712 sqft lot $30/sqft · 65% below area $905/mo HOA · 47% of rent

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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).

• Cash flow +22.2/30.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover comfortable, low-maintenance living at 65 Woodchuck Parkway in Pine Ridge at Crestwood, an established 55+ community in Whiting, Manchester Township. Offered at $59,900, this well-maintained 2-bedroom, 2-bath home features a bright, open-concept living and kitchen area with a functional layout for everyday living and entertaining. Enjoy convenient single-level living along with access to community amenities, including a clubhouse and social activities. Ideally located in Ocean County near shopping, dining, healthcare facilities, and major roadways. An excellent opportunity to enjoy the convenience and lifestyle of Pine Ridge at Crestwood. Schedule your private showing today!

Key facts

• Open concept living
• Clubhouse
• Community amenities

Tags

• OPEN CONCEPT LIVING
• SINGLE LEVEL LIVING
• COMMUNITY AMENITIES
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 10.5% vs local median 4.3% in Manchester — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Whiting Elementary School (math 22% / reading 47%, grade F, #582 of 1,303 statewide, top 49%, 301 students, 25% FRL); Manchester Township Middle School (math 28% / reading 45%, grade F, #226 of 431 statewide, top 55%, 582 students, 41% FRL); Manchester Township High School (math 21% / reading 38%, grade F, #290 of 399 statewide, top 74%, 959 students, 38% FRL).
• Market conditions: 1273 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 153d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 42% of the median local income ($55k/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 $414 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $59,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.24% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.17%
• DSCR: 1.67
• GRM: 2.6

CMA / ARV

• ARV (median comp): $172,465
• List price: $59,900
• Delta: -65.27%
• 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
712 Evergreen Ct	0.35mi	3/2.0 (+1)	1,900 (-4%)	14mo	$190,000	$100	61
4 Aaron Ct	0.58mi	2/2.0	2,019 (+2%)	11mo	$394,000	$195	59
8 Rosedale Ln	0.61mi	2/2.0	2,019 (+2%)	11mo	$407,000	$202	59
6 Rosedale Ln	0.59mi	2/2.0	2,031 (+3%)	13mo	$410,000	$202	56
1 Springdale Rd	0.68mi	2/2.0	2,019 (+2%)	11mo	$385,000	$191	55
27 Amesbury Rd #64	0.67mi	2/2.0	1,826 (-7%)	6mo	$369,000	$202	52
1 Amherst Rd	0.46mi	2/2.5	1,826 (-7%)	16mo	$365,000	$200	50
1 Drury Ln	0.62mi	2/2.0	1,762 (-11%)	5mo	$362,500	$206	49
2 Norwood Ct	0.65mi	2/2.0	1,826 (-7%)	12mo	$365,000	$200	47
8 Tisdale Rd	0.65mi	2/2.0	2,130 (+8%)	12mo	$397,000	$186	47
6 Berkeley St #64	0.67mi	2/2.0	1,768 (-10%)	9mo	$350,000	$198	44
7 John Adams Ct	0.54mi	2/2.0	1,750 (-11%)	15mo	$379,950	$217	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: 6.6%
• Equity multiple: 1.26×
• Total profit: $4,380
• Equity at exit: $8,931

10-year hold

• IRR: 16.6%
• Equity multiple: 2.41×
• Total profit: $23,577
• Equity at exit: $5,179

Cash invested: $16,772 (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: 13 active · 15 under contract
• Months of supply: 5.2 mo (19%/mo absorbed)
• Median asking: $299,900 ($165/sqft)
• Median days on market: 59 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -47.0% vs current asking $/sqft

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

ZIP-level market 08759

• Active inventory: 1273
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,938 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$905
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $212

Break-even live

Break-even rent $1,670

Max offer price $59,900

Occupancy floor 84%

Sensitivity live

Price	-10% $253	-5% $233	+0% $212	+5% $191	+10% $171
Rent	-10% $59	-5% $135	+0% $212	+5% $289	+10% $365
Rate	-1.0pp $242	-0.5pp $227	base $212	+0.5pp $196	+1.0pp $181

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: $14,975
• Closing costs: $1,797
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Partridge Pl Manchester Township, NJ	3.0	2.0	1248	$1,780	$1.43	153d	1	0.21mi
9B Portsmouth St Unit 54B Whiting, NJ	2.0	2.0	1544	$2,400	$1.55	130d	1	1.46mi
9B Portsmouth St Unit 54B Whiting, NJ	2.0	2.0	1544	$2,350	$1.52	161d	1	1.46mi

Property features AI

Finance

• HOA & community: Pine Ridge at Crestwood associationMonthly association fee includes trash, common area maintenance, lawn maintenance, and snow removal

Exterior

• Utilities: Public sewer
• Construction: Shingle roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heatingCentral air conditioning

Listing history 50 events

1. 2026-11-08
   days on market $59,900 Active 9 DOM
2. 2026-11-07
   days on market $59,900 Active 8 DOM
3. 2026-11-06
   days on market $59,900 Active 7 DOM
4. 2026-11-05
   days on market $59,900 Active 6 DOM
5. 2026-11-04
   days on market $59,900 Active 5 DOM
6. 2026-11-02
   days on market $59,900 Active 3 DOM
7. 2026-11-01
   days on market $59,900 Active 2 DOM
8. 2026-11-01
   remarks 692-char remark
9. 2026-11-01
   pricedays on marketlisting id $59,900 Active 1 DOM
10. 2026-10-28
    days on market $69,900 Active 30 DOM
11. 2026-10-27
    days on market $69,900 Active 29 DOM
12. 2026-10-26
    days on market $69,900 Active 28 DOM
13. 2026-10-25
    days on market $69,900 Active 27 DOM
14. 2026-10-24
    days on market $69,900 Active 26 DOM
15. 2026-10-23
    days on market $69,900 Active 25 DOM
16. 2026-10-22
    days on market $69,900 Active 24 DOM
17. 2026-10-21
    days on market $69,900 Active 23 DOM
18. 2026-10-21
    pricedays on marketlisting id $69,900 Active 22 DOM
19. 2026-09-25
    days on market $74,900 Active 31 DOM
20. 2026-09-24
    days on market $74,900 Active 30 DOM
21. 2026-09-23
    days on market $74,900 Active 29 DOM
22. 2026-09-22
    days on market $74,900 Active 28 DOM
23. 2026-09-21
    days on market $74,900 Active 27 DOM
24. 2026-09-20
    days on market $74,900 Active 26 DOM
25. 2026-09-19
    days on market $74,900 Active 25 DOM
26. 2026-09-18
    days on market $74,900 Active 24 DOM
27. 2026-09-17
    days on market $74,900 Active 23 DOM
28. 2026-09-16
    days on market $74,900 Active 22 DOM
29. 2026-09-15
    days on market $74,900 Active 21 DOM
30. 2026-09-14
    days on market $74,900 Active 20 DOM
31. 2026-09-13
    days on market $74,900 Active 19 DOM
32. 2026-09-12
    days on market $74,900 Active 18 DOM
33. 2026-09-11
    days on market $74,900 Active 17 DOM
34. 2026-09-05
    days on market $74,900 Active 11 DOM
35. 2026-09-04
    days on market $74,900 Active 10 DOM
36. 2026-09-02
    days on market $74,900 Active 8 DOM
37. 2026-08-31
    days on market $74,900 Active 6 DOM
38. 2026-08-29
    days on market $74,900 Active 4 DOM
39. 2026-08-28
    days on market $74,900 Active 3 DOM
40. 2026-08-27
    days on market $74,900 Active 2 DOM
41. 2026-08-25
    pricedays on marketlisting id $74,900 Active 1 DOM
42. 2026-08-24
    days on market $80,000 Active 31 DOM
43. 2026-08-23
    days on market $80,000 Active 30 DOM
44. 2026-08-22
    days on market $80,000 Active 29 DOM
45. 2026-08-21
    days on market $80,000 Active 28 DOM
46. 2026-08-20
    days on market $80,000 Active 27 DOM
47. 2026-08-19
    days on market $80,000 Active 26 DOM
48. 2026-08-18
    days on market $80,000 Active 25 DOM
49. 2026-08-17
    days on market $80,000 Active 24 DOM
50. 2026-08-16
    days on market $80,000 Active 23 DOM

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

Taxation est. · year 1

• Rental income: $23,255
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − HOA: −$10,860
• − Depreciation: −$1,743
• Taxable income: $2,378
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $1,973/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 $9,860–$29,580 screening

This well-maintained 2-bedroom, 2-bath home in a desirable community offers a comfortable and functional living space with minimal repairs needed.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Fresh carpet improves comfort and value ↑

ⓘ 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 34/100

Zoned Schools

Elementary Whiting Elementary School F NJ #582/1,303 Nat'l #23,081/41,679 Middle Manchester Township Middle School F NJ #226/431 Nat'l #7,065/14,009 High Manchester Township High School F NJ #290/399 Nat'l #11,215/17,239

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 — Manchester

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Pine Ridge at Crestwood, NJ
• County: Ocean · 586,991 people
• Metro: New York-Newark-Jersey City, NY-NJ
• Population (ZIP): 34,290
• Household income: $55,000
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 11% of renters

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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%

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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%
• Languages at home: 88% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 2%

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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

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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: Pine Ridge at Crestwood associationMonthly association fee includes trash, common area maintenance, lawn maintenance, and snow removal

Exterior

• Utilities: Public sewer
• Construction: Shingle roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heatingCentral air conditioning

Price history

+5492.0% since first listed

9 events — show timeline

• 2026-09-28 Listed $69,900 MOMLS
• 2026-08-25 Listed $74,900 MOMLS
• 2026-08-10 Price Changed $80,000 MOMLS
• 2026-07-24 Listed $85,000 MOMLS
• 2026-06-16 Listed $95,000 MOMLS
• 2026-05-12 Listed $99,900 MOMLS
• 2026-05-07 Price Changed $99,900 MOMLS
• 2026-04-09 Listed $105,000 MOMLS
• 2022-07-06 Price Changed $1,250 RENT.