65 Woodchuck Pkwy · Pine Ridge at Crestwood, NJ 08759

$74,900

2 bd · 2.0 ba · 1,972 sqft · SingleFamily · 29 Days on market

55+ age-restricted Built 2019 Good condition 8,712 sqft lot $38/sqft · 56% 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 +18.1/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover easy, low-maintenance living in this well-appointed 2-bedroom, 2-bath home located in the highly sought-after Pine Ridge at Crestwood 55+ community. Designed for both comfort and functionality, this home features an open-concept living room and kitchen with a seamless flow ideal for everyday living and entertaining. Enjoy a vibrant lifestyle with access to a clubhouse, fitness center, billiards, bocce ball, shuffleboard, library, craft room, fishing, and a full calendar of social activities. With on-site management, a community shuttle, and a pet-friendly setting, this is an exceptional opportunity to enjoy one of Ocean County's most desirable active adult communities.

Key facts

• Open concept living
• Access to clubhouse
• Conveniently located

Tags

• LOW MAINTENANCE LIVING
• OPEN CONCEPT LIVING
• ACCESS TO CLUBHOUSE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.2% in Pine Ridge at Crestwood — 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 60/100 on livability (#481 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B; Watch: employment D, 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.
• 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: 1083 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 108d 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 $518 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (12%) 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 $73,776 (1.5% below list)

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. 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?
4. 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.
5. 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.
6. 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: 2.59% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 3.2

CMA / ARV

• ARV (median comp): $171,677
• List price: $74,900
• Delta: -56.37%
• 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%)	12mo	$190,000	$100	62
4 Aaron Ct	0.58mi	2/2.0	2,019 (+2%)	10mo	$394,000	$195	60
8 Rosedale Ln	0.61mi	2/2.0	2,019 (+2%)	9mo	$407,000	$202	60
6 Rosedale Ln	0.59mi	2/2.0	2,031 (+3%)	12mo	$410,000	$202	58
1 Springdale Rd	0.68mi	2/2.0	2,019 (+2%)	10mo	$385,000	$191	56
27 Amesbury Rd #64	0.67mi	2/2.0	1,826 (-7%)	4mo	$369,000	$202	53
1 Amherst Rd	0.46mi	2/2.5	1,826 (-7%)	15mo	$365,000	$200	52
1 Drury Ln	0.62mi	2/2.0	1,762 (-11%)	4mo	$362,500	$206	50
2 Norwood Ct	0.65mi	2/2.0	1,826 (-7%)	10mo	$365,000	$200	48
8 Tisdale Rd	0.65mi	2/2.0	2,130 (+8%)	10mo	$397,000	$186	48
6 Berkeley St #64	0.67mi	2/2.0	1,768 (-10%)	7mo	$350,000	$198	45
7 John Adams Ct	0.54mi	2/2.0	1,750 (-11%)	13mo	$379,950	$217	45

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-4,653
• Equity at exit: $11,168

10-year hold

• IRR: 4.5%
• Equity multiple: 1.34×
• Total profit: $7,210
• Equity at exit: $6,476

Cash invested: $20,972 (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: 11 active · 14 under contract
• Months of supply: 3.9 mo (26%/mo absorbed)
• Median asking: $339,000 ($186/sqft)
• Median days on market: 72 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -53.2% 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: 1083
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,938 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$905
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $108

Break-even live

Break-even rent $1,801

Max offer price $74,900

Occupancy floor 89%

Sensitivity live

Price	-10% $160	-5% $134	+0% $108	+5% $82	+10% $57
Rent	-10% $-45	-5% $32	+0% $108	+5% $185	+10% $261
Rate	-1.0pp $146	-0.5pp $127	base $108	+0.5pp $89	+1.0pp $69

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: $18,725
• Closing costs: $2,247
• 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	108d	1	0.21mi
9B Portsmouth St Unit 54B Whiting, NJ	2.0	2.0	1544	$2,400	$1.55	84d	1	1.46mi
9B Portsmouth St Unit 54B Whiting, NJ	2.0	2.0	1544	$2,350	$1.52	116d	1	1.46mi

Property features AI

Finance

• HOA & community: Part of Pine Ridge at Crestwood homeowners associationMonthly association fee of $905.25HOA covers trash, common area maintenance, lawn maintenance, and snow removalNo community pool listed

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Located in the Pine Ridge subdivision (Whiting / Manchester area)
• Exterior features: Shingle roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: No fireplacesNo basement

HOA detail $905/mo · $10,860/yr

• Likely covers: gym

Listing history 50 events

1. 2026-09-23
   days on market $74,900 Active 29 DOM
2. 2026-09-22
   days on market $74,900 Active 28 DOM
3. 2026-09-21
   days on market $74,900 Active 27 DOM
4. 2026-09-20
   days on market $74,900 Active 26 DOM
5. 2026-09-19
   days on market $74,900 Active 25 DOM
6. 2026-09-18
   days on market $74,900 Active 24 DOM
7. 2026-09-17
   days on market $74,900 Active 23 DOM
8. 2026-09-16
   days on market $74,900 Active 22 DOM
9. 2026-09-15
   days on market $74,900 Active 21 DOM
10. 2026-09-14
    days on market $74,900 Active 20 DOM
11. 2026-09-13
    days on market $74,900 Active 19 DOM
12. 2026-09-12
    days on market $74,900 Active 18 DOM
13. 2026-09-11
    days on market $74,900 Active 17 DOM
14. 2026-09-05
    days on market $74,900 Active 11 DOM
15. 2026-09-04
    days on market $74,900 Active 10 DOM
16. 2026-09-02
    days on market $74,900 Active 8 DOM
17. 2026-08-31
    days on market $74,900 Active 6 DOM
18. 2026-08-29
    days on market $74,900 Active 4 DOM
19. 2026-08-28
    days on market $74,900 Active 3 DOM
20. 2026-08-27
    days on market $74,900 Active 2 DOM
21. 2026-08-25
    pricedays on marketlisting id $74,900 Active 1 DOM
22. 2026-08-24
    days on market $80,000 Active 31 DOM
23. 2026-08-23
    days on market $80,000 Active 30 DOM
24. 2026-08-22
    days on market $80,000 Active 29 DOM
25. 2026-08-21
    days on market $80,000 Active 28 DOM
26. 2026-08-20
    days on market $80,000 Active 27 DOM
27. 2026-08-19
    days on market $80,000 Active 26 DOM
28. 2026-08-18
    days on market $80,000 Active 25 DOM
29. 2026-08-17
    days on market $80,000 Active 24 DOM
30. 2026-08-16
    days on market $80,000 Active 23 DOM
31. 2026-08-15
    days on market $80,000 Active 22 DOM
32. 2026-08-14
    days on market $80,000 Active 21 DOM
33. 2026-08-13
    days on market $80,000 Active 20 DOM
34. 2026-08-12
    days on market $80,000 Active 19 DOM
35. 2026-08-11
    days on market $80,000 Active 18 DOM
36. 2026-08-10
    price $80,000 Active 17 DOM
37. 2026-08-10
    days on market $85,000 Active 17 DOM
38. 2026-08-09
    days on market $85,000 Active 16 DOM
39. 2026-08-08
    days on market $85,000 Active 15 DOM
40. 2026-08-06
    days on market $85,000 Active 13 DOM
41. 2026-08-05
    days on market $85,000 Active 12 DOM
42. 2026-08-04
    days on market $85,000 Active 11 DOM
43. 2026-08-03
    days on market $85,000 Active 10 DOM
44. 2026-07-31
    days on market $85,000 Active 7 DOM
45. 2026-07-30
    days on market $85,000 Active 5 DOM
46. 2026-07-28
    days on market $85,000 Active 4 DOM
47. 2026-07-26
    pricedays on marketlisting id $85,000 Active 2 DOM
48. 2026-07-18
    days on market $95,000 Active 31 DOM
49. 2026-07-16
    days on market $95,000 Active 30 DOM
50. 2026-07-15
    days on market $95,000 Active 29 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: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − HOA: −$10,860
• − Depreciation: −$2,179
• Taxable income: $801
• Est. tax owed @ 24.0%: −$192
• After-tax cash flow: $1,107/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

C Composite livability gradescore 60/100

Livability — Pine Ridge at Crestwood

• Score: 60/100
• State rank: #481
• US rank: #18916

Category grades

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

Schools grade is shown separately in the Schools card above.

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%
• 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%

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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: Part of Pine Ridge at Crestwood homeowners associationMonthly association fee of $905.25HOA covers trash, common area maintenance, lawn maintenance, and snow removalNo community pool listed

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Located in the Pine Ridge subdivision (Whiting / Manchester area)
• Exterior features: Shingle roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: No fireplacesNo basement

Price history

+6300.0% since first listed

7 events — show timeline

• 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.