56 Constitution Blvd · Crestwood Village, NJ 08759

$152,000

2 bd · 1.5 ba · 1,198 sqft · SingleFamily · 149 Days on market

Built 1954 $127/sqft · 29% below area Est $214k · 29% under $425/mo HOA · 21% 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 +19.1/30.0
• ARV discount +15.0/15.0
• 1% rule +8.6/10.0
• DSCR +6.0/10.0
• 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 MLS

Cute, clean and ready for you to move right in. Renovated electric, Nest. Updated bathrooms, so fresh and clean. Front room could be a perfect home office or den. 1 car garage. Patio and private back yard. Close to the clubhouse with plenty of activities if you like being busy and full of energy. Indoor pickleball. Priced to sell! Some photos may be adjusted

Key facts

• Private back yard
• Updated bathrooms
• Close to clubhouse

Tags

• RENOVATED ELECTRIC
• UPDATED BATHROOMS
• HOME OFFICE
• PRIVATE BACK YARD
• CLOSE TO CLUBHOUSE
• INDOOR PICKLEBALL

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: amenities F, commute F, employment 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: 658 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

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

• It's been on market 149 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $152k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; moderate 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 $133,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.36% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 6.1

CMA / ARV

• ARV (median comp): $213,517
• List price: $152,000
• Delta: -28.81%
• 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
9 Greenleaf St	0.16mi	2/2.0	1,193 (-0%)	5mo	$235,000	$197	86
12 Birchwood Dr Unit A	0.29mi	2/2.0	1,184 (-1%)	4mo	$250,000	$211	79
2 Cottage Ct Unit A	0.30mi	2/1.5	1,184 (-1%)	7mo	$239,000	$202	78
16 Hudson Pkwy	0.14mi	2/1.5	1,318 (+10%)	0mo	$140,000	$106	77
12 Birchwood Dr Unit B	0.28mi	2/2.0	1,184 (-1%)	8mo	$215,000	$182	77
58 Milford Ave	0.52mi	2/2.0	1,219 (+2%)	5mo	$235,000	$193	67
7 Valley Forge Dr Unit A	0.49mi	2/2.0	1,220 (+2%)	7mo	$200,000	$164	66
25 Sunset Rd	0.43mi	2/1.0	1,101 (-8%)	3mo	$140,000	$127	62
36 Penwood Dr #55	0.73mi	2/2.0	1,219 (+2%)	3mo	$235,000	$193	58
9 Potomac Ln Unit A	0.71mi	2/1.0	1,113 (-7%)	2mo	$112,999	$102	51
144 B Hudson Pkwy	0.66mi	1/1.0 (-1)	1,235 (+3%)	7mo	$120,000	$97	51
31 Moccasin Dr	0.74mi	2/2.0	1,285 (+7%)	8mo	$100,000	$78	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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-14,077
• Equity at exit: $22,664

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,142
• Equity at exit: $13,142

Cash invested: $42,560 (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: 6.1×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$797
• Tax est. 1.5%: −$190 /mo · $2,280/yr
• Insurance: −$63
• HOA: −$425
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $161

Break-even live

Break-even rent $1,868

Max offer price $152,000

Occupancy floor 87%

Sensitivity live

Price	-10% $266	-5% $214	+0% $161	+5% $109	+10% $56
Rent	-10% $-3	-5% $79	+0% $161	+5% $243	+10% $325
Rate	-1.0pp $238	-0.5pp $200	base $161	+0.5pp $122	+1.0pp $82

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	18d	1	0.27mi
9A Juniper Ln Unit 50 Whiting, NJ	1.0	1.0	1009	$1,950	$1.93	45d	1	0.38mi
57D Milford Ave Unit 53 Whiting, NJ	2.0	1.0	880	$1,800	$2.05	26d	1	0.53mi
49 Westport Dr #71 Whiting, NJ	2.0	1.5	1192	$1,995	$1.67	45d	1	1.17mi
50 Westport Dr #71 Whiting, NJ	2.0	1.0	1120	$2,200	$1.96	0d	1	1.17mi

HOA detail

• Monthly dues: $425 · $5,100/yr
• Likely covers: electric

Listing history 28 events

1. 2026-06-21
   days on market $152,000 Active 149 DOM
2. 2026-06-18
   days on market $152,000 Active 146 DOM
3. 2026-06-17
   days on market $152,000 Active 145 DOM
4. 2026-06-16
   days on market $152,000 Active 144 DOM
5. 2026-06-15
   days on market $152,000 Active 143 DOM
6. 2026-06-13
   days on market $152,000 Active 141 DOM
7. 2026-06-09
   days on market $152,000 Active 137 DOM
8. 2026-06-08
   days on market $152,000 Active 136 DOM
9. 2026-06-07
   days on market $152,000 Active 135 DOM
10. 2026-06-04
    days on market $152,000 Active 132 DOM
11. 2026-06-03
    days on market $152,000 Active 131 DOM
12. 2026-06-02
    days on market $152,000 Active 130 DOM
13. 2026-06-01
    days on market $152,000 Active 129 DOM
14. 2026-05-31
    days on market $152,000 Active 128 DOM
15. 2026-04-27
    status Active 361-char remark

    Show marketing remark (361 chars)

    Cute, clean and ready for you to move right in. Renovated electric, Nest. Updated bathrooms, so fresh and clean. Front room could be a perfect home office or den. 1 car garage. Patio and private back yard. Close to the clubhouse with plenty of activities if you like being busy and full of energy. Indoor pickleball. Priced to sell! Some photos may be adjusted

16. 2026-04-16
    status Pending 361-char remark

    Show marketing remark (361 chars)

    Cute, clean and ready for you to move right in. Renovated electric, Nest. Updated bathrooms, so fresh and clean. Front room could be a perfect home office or den. 1 car garage. Patio and private back yard. Close to the clubhouse with plenty of activities if you like being busy and full of energy. Indoor pickleball. Priced to sell! Some photos may be adjusted

17. 2026-01-12
    listed $156,990 Active 361-char remark

    Show marketing remark (361 chars)

    Cute, clean and ready for you to move right in. Renovated electric, Nest. Updated bathrooms, so fresh and clean. Front room could be a perfect home office or den. 1 car garage. Patio and private back yard. Close to the clubhouse with plenty of activities if you like being busy and full of energy. Indoor pickleball. Priced to sell! Some photos may be adjusted

18. 2025-12-06
    price $165,000
19. 2025-10-15
    price $174,900
20. 2025-07-29
    listed $179,900 Active
21. 2020-09-09
    soldstatus $80,000 Sold
22. 2020-08-11
    status Pending
23. 2020-07-31
    listed $73,000 Active
24. 2010-06-18
    soldstatus $69,000
25. 2010-06-18
    soldstatus $69,000
26. 2009-09-28
    listed $77,500
27. 2009-09-28
    listed $77,500
28. 2009-03-16
    listed $99,900

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $24,859
• − Mortgage interest: −$8,514
• − Property taxes: −$2,280
• − Insurance: −$760
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − HOA: −$5,100
• − Depreciation: −$4,422
• Taxable loss: −$195
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $1,980/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

• Census place: Crestwood Village, NJ
• City population: 34,290
• 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

+57.1% since first listed

14 events — show timeline

• 2026-04-27 Relisted — BRIGHT MLS
• 2026-04-16 Pending — BRIGHT MLS
• 2026-01-12 Listed $156,990 BRIGHT MLS
• 2025-12-06 Price Changed $165,000 MOMLS
• 2025-10-15 Price Changed $174,900 MOMLS
• 2025-07-29 Listed $179,900 MOMLS
• 2020-09-09 Sold (MLS) $80,000 MOMLS
• 2020-08-11 Pending — MOMLS
• 2020-07-31 Listed $73,000 MOMLS
• 2010-06-18 Sold (MLS) $69,000 BRIGHT MLS
• 2010-06-18 Sold (MLS) $69,000 MOMLS
• 2009-09-28 Listed $77,500 BRIGHT MLS
• 2009-09-28 Listed $77,500 MOMLS
• 2009-03-16 Listed $99,900 MOMLS