14 Easton Dr Unit A · Crestwood Village, NJ 08759

$159,500

1 bd · 1.0 ba · 1,009 sqft · SingleFamily · 87 Days on market

Built 1979 Good condition 4,791 sqft lot 1-car garage $158/sqft · 20% below area Est $198k · 20% under $170/mo HOA · 9% 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 +18.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +5.7/10.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Crestwood Village 5! This one-bedroom Orleans model is ready for its next owner to make it their own. Step into the heated sunroom-perfect for year-round enjoyment-before entering the spacious eat-in kitchen and comfortable living room. The large bedroom features two walk-in closets, a dressing area and a full bath. Additional highlights include an attached garage, full attic for plenty of storage, and a vibrant clubhouse offering many activities. Conveniently located near shopping and just a shore drive to the Jersey Shore beaches. Stop by and see your new home today!

Key facts

• Heated sunroom
• Attached garage
• Full bath

Tags

• HEATED SUNROOM
• SPACIOUS EAT-IN KITCHEN
• TWO WALK-IN CLOSETS
• FULL BATH
• ATTACHED GARAGE
• FULL ATTIC

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.

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: 891 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% 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 39% 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 $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 87 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,930 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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: 1.12% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 7.4

CMA / ARV

• ARV (median comp): $198,251
• List price: $159,500
• Delta: -19.55%
• 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
33 Medford Rd Unit A	0.37mi	2/1.0 (+1)	1,008 (-0%)	1mo	$175,000	$174	77
9 Greenwood Ln #62	0.47mi	1/1.0	1,009 (0%)	2mo	$190,000	$188	76
1 Greenwood Ln Unit B	0.36mi	2/1.0 (+1)	1,009 (0%)	4mo	$252,000	$250	75
46 Milford Ave Unit A	0.36mi	2/1.5 (+1)	1,009 (0%)	8mo	$225,000	$223	69
1 Stonybrook Ct Unit B	0.13mi	2/1.0 (+1)	1,113 (+10%)	5mo	$200,000	$180	67
40 Stonybrook Rd #62	0.54mi	2/1.0 (+1)	1,008 (-0%)	4mo	$150,000	$149	66
6 Ardmore St Unit A	0.12mi	2/1.0 (+1)	1,113 (+10%)	8mo	$210,000	$189	65
19B Medford Rd #61	0.31mi	2/1.0 (+1)	924 (-8%)	3mo	$171,000	$185	64
19B Medford Rd #61	0.31mi	2/1.0 (+1)	924 (-8%)	8mo	$80,000	$87	59
25 Sunset Rd	0.36mi	2/1.0 (+1)	1,101 (+9%)	5mo	$140,000	$127	59
41 Stonybrook Rd Unit A	0.45mi	2/1.0 (+1)	924 (-8%)	6mo	$168,000	$182	55
6 Pembroke Ln Unit C	0.48mi	2/1.0 (+1)	880 (-13%)	4mo	$169,000	$192	48

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-16,495
• Equity at exit: $23,782

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,959
• Equity at exit: $13,791

Cash invested: $44,660 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 32 active · 19 under contract
• Months of supply: 7.4 mo (14%/mo absorbed)
• Median asking: $190,000 ($180/sqft)
• Median days on market: 61 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +9.0% 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: 891
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,794 high
• Mortgage (P&I): −$836
• Tax est. 1.5%: −$199 /mo · $2,392/yr
• Insurance: −$66
• HOA: −$170
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $145

Break-even live

Break-even rent $1,610

Max offer price $159,500

Occupancy floor 87%

Sensitivity live

Price	-10% $255	-5% $200	+0% $145	+5% $90	+10% $35
Rent	-10% $3	-5% $74	+0% $145	+5% $216	+10% $286
Rate	-1.0pp $225	-0.5pp $185	base $145	+0.5pp $103	+1.0pp $61

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: $39,875
• Closing costs: $4,785
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57D Milford Ave Unit 53 Whiting, NJ	2.0	1.0	880	$1,800	$2.05	73d	1	0.35mi
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	66d	1	0.60mi
9A Juniper Ln Unit 50 Whiting, NJ	1.0	1.0	1009	$1,950	$1.93	93d	1	1.05mi
4 Autumn Ct Manchester Township, NJ	2.0	2.0	1056	$1,600	$1.52	48d	1	1.34mi
1 Morning Glory Ln Whiting, NJ	2.0	2.5	1312	$1,200	$0.91	53d	1	1.35mi
— Manchester Township, NJ	2.0	2.0	1141	$1,700	$1.49	59d	1	1.36mi
88 Beaver Ave Manchester Township, NJ	2.0	2.0	991	$1,600	$1.61	21d	1	1.44mi
94 Beaver Ave Manchester Township, NJ	2.0	2.0	991	$1,600	$1.61	20d	1	1.47mi
123 Woodchuck Pkwy Manchester Township, NJ	2.0	2.0	1141	$1,700	$1.49	19d	1	1.47mi
7 Teal Ct Whiting, NJ	2.0	2.0	1056	$1,600	$1.52	53d	1	1.48mi
49 Westport Dr #71 Whiting, NJ	2.0	1.5	1192	$1,995	$1.67	93d	1	1.49mi

Property features AI

Finance

• HOA & community: HOA with monthly fee of $170

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer
• Home design: Single-family (fee simple ownership)Model: Orleans
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingBaseboard heatingElectric cooling
• Interior features: Living roomDining roomSunroomCrawl space basement

Listing history 50 events

1. 2026-08-08
   days on market $159,500 Active 87 DOM
2. 2026-08-06
   days on market $159,500 Active 85 DOM
3. 2026-08-05
   days on market $159,500 Active 84 DOM
4. 2026-08-04
   days on market $159,500 Active 83 DOM
5. 2026-08-03
   days on market $159,500 Active 82 DOM
6. 2026-07-31
   days on market $159,500 Active 79 DOM
7. 2026-07-30
   days on market $159,500 Active 77 DOM
8. 2026-07-28
   days on market $159,500 Active 76 DOM
9. 2026-07-26
   days on market $159,500 Active 74 DOM
10. 2026-07-24
    days on market $159,500 Active 72 DOM
11. 2026-07-23
    days on market $159,500 Active 71 DOM
12. 2026-07-22
    days on market $159,500 Active 70 DOM
13. 2026-07-21
    days on market $159,500 Active 69 DOM
14. 2026-07-20
    days on market $159,500 Active 68 DOM
15. 2026-07-18
    days on market $159,500 Active 66 DOM
16. 2026-07-18
    days on market $159,500 Active 65 DOM
17. 2026-07-15
    days on market $159,500 Active 63 DOM
18. 2026-07-14
    days on market $159,500 Active 62 DOM
19. 2026-07-13
    days on market $159,500 Active 61 DOM
20. 2026-07-13
    days on market $159,500 Active 60 DOM
21. 2026-07-11
    days on market $159,500 Active 59 DOM
22. 2026-07-10
    days on market $159,500 Active 58 DOM
23. 2026-07-09
    days on market $159,500 Active 57 DOM
24. 2026-07-07
    days on market $159,500 Active 55 DOM
25. 2026-07-06
    days on market $159,500 Active 54 DOM
26. 2026-07-06
    days on market $159,500 Active 53 DOM
27. 2026-07-05
    days on market $159,500 Active 52 DOM
28. 2026-07-03
    days on market $159,500 Active 51 DOM
29. 2026-07-02
    price $159,500 Active 50 DOM
30. 2026-07-02
    days on market $169,900 Active 50 DOM
31. 2026-07-01
    days on market $169,900 Active 49 DOM
32. 2026-06-30
    days on market $169,900 Active 48 DOM
33. 2026-06-29
    days on market $169,900 Active 47 DOM
34. 2026-06-28
    days on market $169,900 Active 46 DOM
35. 2026-06-27
    days on market $169,900 Active 45 DOM
36. 2026-06-26
    days on market $169,900 Active 44 DOM
37. 2026-06-24
    days on market $169,900 Active 42 DOM
38. 2026-06-22
    days on market $169,900 Active 40 DOM
39. 2026-06-21
    days on market $169,900 Active 39 DOM
40. 2026-06-18
    days on market $169,900 Active 36 DOM
41. 2026-06-17
    days on market $169,900 Active 35 DOM
42. 2026-06-16
    days on market $169,900 Active 34 DOM
43. 2026-06-15
    days on market $169,900 Active 33 DOM
44. 2026-06-13
    days on market $169,900 Active 31 DOM
45. 2026-06-09
    days on market $169,900 Active 27 DOM
46. 2026-06-08
    days on market $169,900 Active 26 DOM
47. 2026-06-07
    days on market $169,900 Active 25 DOM
48. 2026-06-04
    days on market $169,900 Active 22 DOM
49. 2026-06-03
    days on market $169,900 Active 21 DOM
50. 2026-06-02
    days on market $169,900 Active 20 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,524
• − Mortgage interest: −$8,934
• − Property taxes: −$2,392
• − Insurance: −$798
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − HOA: −$2,040
• − Depreciation: −$4,640
• Taxable loss: −$724
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $1,911/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 $5,045–$15,135 screening

This single-family home is in good condition with cosmetic updates needed to modernize the kitchen and enhance curb appeal.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen countertops — dated and in need of updating
• Moderate kitchen appliances — dated and in need of updating
• Minor bathroom fixtures — standard fixtures

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both update kitchen cabinets and countertops — modernizes the kitchen and increases appeal ↑
• Both update appliances — modernizes the kitchen and increases appeal ↑
• Both landscaping — enhances curb appeal and adds 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 63/100

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
• County: Ocean · 586,991 people
• City population: 34,290
• 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: HOA with monthly fee of $170

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer
• Home design: Single-family (fee simple ownership)Model: Orleans
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingBaseboard heatingElectric cooling
• Interior features: Living roomDining roomSunroomCrawl space basement

Price history

1 event — show timeline

• 2026-05-13 Listed $169,900 MOMLS