17B Snowberry Ln · Crestwood Village, NJ 08759

$78,000

1 bd · 1.0 ba · 866 sqft · SingleFamily · 19 Days on market

Built 1970 Good condition Est $70k · 11% over $289/mo HOA · 15% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled Edgewood Model located on a Quiet Street. Features new laminate and refinished hardwood floors, freshly painted, new light fixtures throughout and remodeled kitchen and bathroom, new hot water heater, stove and exhaust fan. Ready for New Owner Just Bring Your Bags. Taxes are included in HOA fees. For more information see attached documents.

Key facts

• New stove
• Remodeled bathroom
• Remodeled kitchen

Tags

• REMODELED KITCHEN
• REMODELED BATHROOM
• NEW LIGHT FIXTURES
• NEW HOT WATER HEATER
• NEW STOVE
• NEW EXHAUST FAN

Property features AI

Finance

• Other: Living area 866; Subdivision: Crestwood 2; County: Ocean
• HOA & community: Monthly association fee (includes trash, common area, lawn maintenance, snow removal); Association amenities: Exercise room, Community room, Clubhouse, Common area, Landscaping, Bocci; Association name: Association Advisors

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Cooperative ownership; Model: Edgewood
• Construction: Crawl space basement
• Exterior features: Shingle roof; Level topography; Property is attached

Interior

• Kitchen: Stove; Stove hood; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom (first level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Baseboard heating; Electric cooling; Other cooling
• Interior features: Ceiling fan(s); Light fixtures; Sunroom
• Laundry & utility: Washer; Dryer; AC units

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $77k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 5.6% 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: 648 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $539 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $76,830 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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: 2.56% ✓
• Cap rate: 17.78%
• Cash-on-cash: 41.01%
• DSCR: 2.82
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $70,146
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Snowberry Ln Unit D	0.14mi	1/1.0	866 (0%)	6mo	$67,000	$77	88
137 D Azalea Dr	0.12mi	1/1.0	900 (+4%)	4mo	$77,000	$86	85
6 Wintergreen Ln Unit C	0.24mi	1/1.0	860 (-1%)	8mo	$69,900	$81	81
6C Verbena Ct	0.18mi	2/1.0 (+1)	797 (-8%)	2mo	$90,000	$113	72
20 C Crestwood Pkwy	0.35mi	1/1.0	860 (-1%)	14mo	$74,000	$86	71
197 Laurel Pl Unit A	0.52mi	1/1.0	900 (+4%)	8mo	$61,000	$68	63
48C St John Pl	0.47mi	1/1.0	912 (+5%)	11mo	$61,000	$67	60

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: 37.7%
• Equity multiple: 2.61×
• Total profit: $35,110
• Equity at exit: $11,630

10-year hold

• IRR: 44.3%
• Equity multiple: 5.24×
• Total profit: $92,635
• Equity at exit: $6,744

Cash invested: $21,840 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,993 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$289
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $746

Break-even live

Break-even rent $1,048

Max offer price $78,000

Occupancy floor 58%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1.18mi
57D Milford Ave Unit 53 Whiting, NJ	2.0	1.0	880	$1,800	$2.05	25d	1	1.40mi

HOA detail

• Monthly dues: $289 · $3,468/yr
• Likely covers: water

Listing history 9 events

1. 2026-06-09
   status $78,000 Pending 19 DOM
2. 2026-06-08
   days on market $78,000 Active 19 DOM
3. 2026-06-07
   days on market $78,000 Active 18 DOM
4. 2026-06-04
   days on market $78,000 Active 15 DOM
5. 2026-06-03
   days on market $78,000 Active 14 DOM
6. 2026-06-02
   days on market $78,000 Active 13 DOM
7. 2026-06-01
   days on market $78,000 Active 12 DOM
8. 2026-05-31
   days on market $78,000 Active 11 DOM
9. 2026-05-20
   listed $78,000 Active

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,916
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − HOA: −$3,468
• − Depreciation: −$2,269
• Taxable income: $8,423
• Est. tax owed @ 24.0%: −$2,022
• After-tax cash flow: $6,936/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 · 26 photos

Good 80/100 Cosmetic rehab

This remodeled Edgewood model is move-in ready with new appliances, refinished hardwood floors, and fresh paint. It offers a good investment opportunity with potential for further value enhancement.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace window screens — Screens improve energy efficiency and appearance
• Both Install new light fixtures — New fixtures enhance curb appeal and interior aesthetics
• Both Replace old appliances — Modern appliances improve functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace window screens — Screens improve energy efficiency and appearance ↑
• Both Install new light fixtures — New fixtures enhance curb appeal and interior aesthetics ↑
• Both Replace old appliances — Modern appliances improve functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-20 Listed $78,000 MOMLS