91 Westport Dr #71 · Crestwood Village, NJ 08759

$234,900

2 bd · 1.0 ba · 966 sqft · SingleFamily public records · 83 Days on market

Built 1978 6,098 sqft lot $243/sqft · at area comps Est $239k · at est. $170/mo HOA · 8% of rent

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Why this score? — see what drove the D 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 +13.4/30.0
• ARV discount +8.2/15.0
• 1% rule +4.3/10.0
• DSCR +4.0/10.0
• 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

Welcome to your beautifully updated Andover model, thoughtfully and lightly renovated throughout. This home features brand-new luxury vinyl flooring, modern recessed lighting, and a tastefully updated bathroom complete with a sleek walk-in shower. Offering a fresh, move-in-ready feel while maintaining comfort and charm, this home is perfect for its next homeowner seeking style and convenience.

Key facts

• Walk-in shower
• Updated bathroom
• 6,098 sq ft lot

Tags

• UPDATED ANDOVER MODEL
• LUXURY VINYL FLOORING
• MODERN RECESSED LIGHTING
• UPDATED BATHROOM
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $4 ($49/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (6.9% below list).
• Recommended offer: $219k (6.9% below list) — sets the bar for 1% rule.

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: 648 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $2k of loan paydown is wiped out by about $7k 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 83 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $110k; list at $235k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $218,611 (6.9% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.93% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 9.0

CMA / ARV

• ARV (median comp): $238,506
• List price: $234,900
• Delta: -1.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Churchill Rd #71	0.14mi	2/1.0	966 (0%)	2mo	$189,000	$196	92
53 Westport Dr	0.14mi	2/1.0	966 (0%)	8mo	$204,000	$211	87
24 Churchill Rd Sec 71	0.16mi	2/1.0	966 (0%)	7mo	$256,000	$265	87
38 Chelsea Dr #70	0.38mi	2/1.0	966 (0%)	8mo	$232,000	$240	75
55 Westport Dr #71	0.13mi	2/1.0	858 (-11%)	0mo	$170,000	$198	75
43 S Chestnut Ave #72	0.54mi	2/1.0	966 (0%)	6mo	$235,000	$243	70
8 Westport Dr Sec 71 Dr	0.26mi	2/1.0	858 (-11%)	7mo	$230,000	$268	64
8 Westport Dr #71	0.26mi	2/1.0	858 (-11%)	7mo	$230,000	$268	64
46 Franklin Ln Unit 46A	0.31mi	2/2.0	1,076 (+11%)	7mo	$170,000	$158	57
250 Columbine Ct Unit B	0.67mi	1/1.0 (-1)	1,001 (+4%)	6mo	$110,000	$110	53
4 Bunker Hill Dr Unit A	0.69mi	2/1.5	1,002 (+4%)	10mo	$120,000	$120	52
9 Apple Ln	0.56mi	2/1.5	1,072 (+11%)	5mo	$222,000	$207	50

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-37,709
• Equity at exit: $35,024

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-32,119
• Equity at exit: $20,310

Cash invested: $65,772 (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 →

ZIP-level market 08759

• Active inventory: 648
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,186 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$223 /mo · $2,679/yr
• Insurance: −$98
• HOA: −$170
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $4

Break-even live

Break-even rent $2,181

Max offer price $234,900

Occupancy floor 95%

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: $58,725
• Closing costs: $7,047
• 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	1d	1	0.10mi
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	16d	1	1.46mi
9A Juniper Ln Unit 50 Whiting, NJ	1.0	1.0	1009	$1,950	$1.93	43d	1	1.47mi

HOA detail

• Monthly dues: $170 · $2,040/yr

Listing history 20 events

1. 2026-06-18
   days on market $234,900 Active 83 DOM
2. 2026-06-17
   days on market $234,900 Active 82 DOM
3. 2026-06-16
   days on market $234,900 Active 81 DOM
4. 2026-06-15
   days on market $234,900 Active 80 DOM
5. 2026-06-13
   days on market $234,900 Active 78 DOM
6. 2026-06-09
   days on market $234,900 Active 74 DOM
7. 2026-06-08
   days on market $234,900 Active 73 DOM
8. 2026-06-07
   remarks 605-char remark
9. 2026-06-07
   days on market $234,900 Active 72 DOM
10. 2026-06-04
    days on market $234,900 Active 69 DOM
11. 2026-06-03
    days on market $234,900 Active 68 DOM
12. 2026-06-02
    days on market $234,900 Active 67 DOM
13. 2026-06-01
    days on market $234,900 Active 66 DOM
14. 2026-05-31
    days on market $234,900 Active 65 DOM
15. 2026-03-27
    listed $234,900 Active 396-char remark

    Show marketing remark (396 chars)

    Welcome to your beautifully updated Andover model, thoughtfully and lightly renovated throughout. This home features brand-new luxury vinyl flooring, modern recessed lighting, and a tastefully updated bathroom complete with a sleek walk-in shower. Offering a fresh, move-in-ready feel while maintaining comfort and charm, this home is perfect for its next homeowner seeking style and convenience.

16. 2026-03-03
    historical $2,300
17. 2026-02-18
    price $2,300
18. 2026-02-07
    listed $2,400
19. 2004-02-13
    soldstatus $110,000
20. 1987-09-02
    soldstatus $75,000

ⓘ 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: $2,679 · $223/mo
• Projected year-2 tax: $4,264 · $355/mo
• Expected delta: +$1,585/yr (+$132/mo · 59.2%)

ⓘ 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 63% 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: −$13,158
• − Property taxes: −$2,679
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − HOA: −$2,040
• − Depreciation: −$6,833
• Taxable loss: −$3,849
• Est. tax savings @ 24.0%: +$924
• After-tax cash flow: $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.

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

• 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

+213.2% since first listed

6 events — show timeline

• 2026-03-27 Listed $234,900 MOMLS
• 2026-03-03 Rental Removed $2,300 MOMLS
• 2026-02-18 Price Changed $2,300 MOMLS
• 2026-02-07 Listed for Rent $2,400 MOMLS
• 2004-02-13 Sold (Public Records) $110,000 Public Records
• 1987-09-02 Sold (Public Records) $75,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,679 · +24.0% YoY. Source: county tax records.