Newark Plan · Pine Ridge at Crestwood, NJ 08759

$114,000

2 bd · 2.0 ba · 1,141 sqft · Manufactured · 186 Days on market

Poor condition ↓ 3% since listing

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ age qualified community. Welcome to Pine Ridge at Crestwood a 55+ age-qualified active and vibrant community, where you can find yourself in your dream home. We have a brand new, 2026 2 bed, 2 bath home for sale featuring 1141.52 sq ft of beautifully designed living space. Located in/near Whiting, this property offers the perfect blend of modern amenities and timeless charm. Step inside to find open-concept floor plan, vinyl floors, high ceilings, and an abundance of natural light. The kitchen boasts stainless steel appliances, custom cabinetry, and a beautiful island with electric, perfect for both everyday living and entertaining. The spacious primary suite offers a peaceful retreat, complete with en-suite features like dual vanities, walk-in shower. Additional bedroom provides versatility for guests, or home office. Outside you will enjoy a spacious front porch, low-maintenance landscaping, ideal for entertaining or unwinding. Located in the desirable Pine Ridge at Crestwood, residents enjoy access to a range of premium amenities including fitness center, two clubhouses, bocce courts, and private transportation. Conveniently situated near shopping, dining, major highways, parks, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Ask us about financing options. Call today to schedule a tour!

Key facts

• Custom cabinetry
• Open floor plan
• Vinyl flooring

Tags

• OPEN FLOOR PLAN
• VINYL FLOORING
• STAINLESS STEEL APPLIANCES
• CUSTOM CABINETRY
• BEAUTIFUL ISLAND
• EN SUITE FEATURES

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $114k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 5.9% 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, schools F, amenities 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: 658 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 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 $788 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($100k) 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.

Recommended offer $100,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.48% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.40%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.50×
• Total profit: $16,109
• Equity at exit: $16,998

10-year hold

• IRR: 21.6%
• Equity multiple: 2.84×
• Total profit: $58,628
• Equity at exit: $9,857

Cash invested: $31,920 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$598
• Tax est. 1.5%: −$142 /mo · $1,710/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $543

Break-even live

Break-even rent $997

Max offer price $114,000

Occupancy floor 63%

Sensitivity live

Price	-10% $621	-5% $582	+0% $543	+5% $503	+10% $464
Rent	-10% $410	-5% $476	+0% $543	+5% $609	+10% $676
Rate	-1.0pp $600	-0.5pp $572	base $543	+0.5pp $513	+1.0pp $483

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	13d	1	0.27mi
— Manchester Township, NJ	2.0	2.0	1141	$1,700	$1.49	11d	1	0.28mi
4 Autumn Ct Manchester Township, NJ	2.0	2.0	1056	$1,600	$1.52	0d	1	0.29mi
7 Teal Ct Whiting, NJ	2.0	2.0	1056	$1,600	$1.52	4d	1	0.44mi
57D Milford Ave Unit 53 Whiting, NJ	2.0	1.0	880	$1,800	$2.05	25d	1	1.43mi

Listing history 19 events

1. 2026-06-21
   days on market $114,000 Active 186 DOM
2. 2026-06-18
   days on market $114,000 Active 183 DOM
3. 2026-06-17
   days on market $114,000 Active 182 DOM
4. 2026-06-16
   days on market $114,000 Active 181 DOM
5. 2026-06-15
   days on market $114,000 Active 180 DOM
6. 2026-06-13
   days on market $114,000 Active 178 DOM
7. 2026-06-09
   days on market $114,000 Active 174 DOM
8. 2026-06-08
   days on market $114,000 Active 173 DOM
9. 2026-06-08
   days on marketlisting id $114,000 Active 172 DOM
10. 2026-06-07
    days on market $114,000 Active 88 DOM
11. 2026-06-04
    days on market $114,000 Active 85 DOM
12. 2026-06-03
    days on market $114,000 Active 84 DOM
13. 2026-06-02
    days on market $114,000 Active 83 DOM
14. 2026-06-01
    days on market $114,000 Active 82 DOM
15. 2026-05-31
    days on market $114,000 Active 81 DOM
16. 2026-03-11
    listed $114,000 Active 1398-char remark

    Show marketing remark (1398 chars)

    55+ age qualified community. Welcome to Pine Ridge at Crestwood a 55+ age-qualified active and vibrant community, where you can find yourself in your dream home. We have a brand new, 2026 2 bed, 2 bath home for sale featuring 1141.52 sq ft of beautifully designed living space. Located in/near Whiting, this property offers the perfect blend of modern amenities and timeless charm. Step inside to find open-concept floor plan, vinyl floors, high ceilings, and an abundance of natural light. The kitchen boasts stainless steel appliances, custom cabinetry, and a beautiful island with electric, perfect for both everyday living and entertaining. The spacious primary suite offers a peaceful retreat, complete with en-suite features like dual vanities, walk-in shower. Additional bedroom provides versatility for guests, or home office. Outside you will enjoy a spacious front porch, low-maintenance landscaping, ideal for entertaining or unwinding. Located in the desirable Pine Ridge at Crestwood, residents enjoy access to a range of premium amenities including fitness center, two clubhouses, bocce courts, and private transportation. Conveniently situated near shopping, dining, major highways, parks, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Ask us about financing options. Call today to schedule a tour!

17. 2026-02-11
    price $114,000 1384-char remark

    Show marketing remark (1384 chars)

    55+ age qualified community. Welcome to Pine Ridge at Crestwood a 55+ age active and vibrant community, where you can find yourself in your dream home. We have a stunning, brand new, beautiful, 2026 2 bed, 2 bath home featuring 1141.52 sq ft of beautifully designed living space. Located in Whiting, this property offers the perfect blend of modern amenities and timeless charm. Step inside to an open floor plan featuring vinyl flooring throughout. Lots of windows for an abundance of natural light. The kitchen stainless steel appliances, custom cabinetry, a beautiful island with electric perfect for both everyday living and entertaining. The spacious primary suite offers a peaceful retreat, complete with en-suite features like dual vanities, walk in shower with seating. The additional bedroom provides versatility for guests, a home office, or den. Outside you will enjoy an 8x10 storage shed, a front porch with electric ideal for entertaining or unwinding. Located in the desirable Pine Ridge at Crestwood, residents enjoy access to a range of premium amenities including fitness center, 2 clubhouse, bocce courts, and private Transportation . Conveniently situated near, shopping, dining, major highways, parks, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour!

18. 2026-02-04
    price $115,000 1384-char remark

    Show marketing remark (1384 chars)

    55+ age qualified community. Welcome to Pine Ridge at Crestwood a 55+ age active and vibrant community, where you can find yourself in your dream home. We have a stunning, brand new, beautiful, 2026 2 bed, 2 bath home featuring 1141.52 sq ft of beautifully designed living space. Located in Whiting, this property offers the perfect blend of modern amenities and timeless charm. Step inside to an open floor plan featuring vinyl flooring throughout. Lots of windows for an abundance of natural light. The kitchen stainless steel appliances, custom cabinetry, a beautiful island with electric perfect for both everyday living and entertaining. The spacious primary suite offers a peaceful retreat, complete with en-suite features like dual vanities, walk in shower with seating. The additional bedroom provides versatility for guests, a home office, or den. Outside you will enjoy an 8x10 storage shed, a front porch with electric ideal for entertaining or unwinding. Located in the desirable Pine Ridge at Crestwood, residents enjoy access to a range of premium amenities including fitness center, 2 clubhouse, bocce courts, and private Transportation . Conveniently situated near, shopping, dining, major highways, parks, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour!

19. 2025-12-17
    listed $117,000 Active 1384-char remark

    Show marketing remark (1384 chars)

    55+ age qualified community. Welcome to Pine Ridge at Crestwood a 55+ age active and vibrant community, where you can find yourself in your dream home. We have a stunning, brand new, beautiful, 2026 2 bed, 2 bath home featuring 1141.52 sq ft of beautifully designed living space. Located in Whiting, this property offers the perfect blend of modern amenities and timeless charm. Step inside to an open floor plan featuring vinyl flooring throughout. Lots of windows for an abundance of natural light. The kitchen stainless steel appliances, custom cabinetry, a beautiful island with electric perfect for both everyday living and entertaining. The spacious primary suite offers a peaceful retreat, complete with en-suite features like dual vanities, walk in shower with seating. The additional bedroom provides versatility for guests, a home office, or den. Outside you will enjoy an 8x10 storage shed, a front porch with electric ideal for entertaining or unwinding. Located in the desirable Pine Ridge at Crestwood, residents enjoy access to a range of premium amenities including fitness center, 2 clubhouse, bocce courts, and private Transportation . Conveniently situated near, shopping, dining, major highways, parks, you'll have everything you need just minutes away. Whether you're looking for relaxation or recreation, this community has it all. Call today to schedule a tour!

ⓘ 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: $20,209
• − Mortgage interest: −$6,386
• − Property taxes: −$1,710
• − Insurance: −$570
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$3,316
• Taxable income: $4,993
• Est. tax owed @ 24.0%: −$1,198
• After-tax cash flow: $5,313/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 · 0 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and renovations to bring it up to a livable condition. Significant work is needed in the kitchen, bathrooms, flooring, walls, roof, exterior, windows, foundation, and HVAC system.

Repairs flagged

• Major Kitchen cabinetry — Significant damage and wear to the cabinetry.
• Major Bathroom fixtures — Peeling paint and damaged fixtures.
• Major Flooring — Worn and in need of replacement.
• Major Interior walls — Peeling paint and visible damage.
• Major Roof — Signs of damage and potential leaks.
• Major Exterior siding — Peeling and in need of repair or replacement.
• Major Windows — Old and in need of replacement.
• Major Foundation — Signs of settling and potential structural issues.
• Major HVAC system — Old and in need of replacement or repair.

Value-add opportunities

• Resale Kitchen renovation — A new kitchen will attract buyers and increase the home's value.
• Resale Bathroom renovation — Renovated bathrooms will appeal to potential buyers and increase the home's value.
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value.
• Resale Interior wall repairs and painting — Fresh paint and repairs will make the interior look new and increase the home's value.
• Resale Roof replacement — A new roof will address potential leaks and increase the home's value.
• Resale Exterior siding repair or replacement — A new exterior will improve curb appeal and increase the home's value.
• Resale Window replacement — New windows will improve energy efficiency and increase the home's value.
• Resale Foundation repair — Stabilizing the foundation will address potential structural issues and increase the home's value.
• Resale HVAC system replacement — A new HVAC system will improve comfort and energy efficiency and increase the home's value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinetry · Significant damage and wear to the cabinetry.	Major	$15,000–50,000
Bathroom fixtures · Peeling paint and damaged fixtures.	Major	$15,000–50,000
Flooring · Worn and in need of replacement.	Major	$15,000–50,000
Interior walls · Peeling paint and visible damage.	Major	$15,000–50,000
Roof · Signs of damage and potential leaks.	Major	$15,000–50,000
Exterior siding · Peeling and in need of repair or replacement.	Major	$15,000–50,000
Windows · Old and in need of replacement.	Major	$15,000–50,000
Foundation · Signs of settling and potential structural issues.	Major	$15,000–50,000
HVAC system · Old and in need of replacement or repair.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Resale Kitchen renovation — A new kitchen will attract buyers and increase the home's value. ↑
• Resale Bathroom renovation — Renovated bathrooms will appeal to potential buyers and increase the home's value. ↑
• Resale Flooring replacement — New flooring will improve the home's appearance and increase its value. ↑
• Resale Interior wall repairs and painting — Fresh paint and repairs will make the interior look new and increase the home's value. ↑
• Resale Roof replacement — A new roof will address potential leaks and increase the home's value. ↑
• Resale Exterior siding repair or replacement — A new exterior will improve curb appeal and increase the home's value. ↑
• Resale Window replacement — New windows will improve energy efficiency and increase the home's value. ↑
• Resale Foundation repair — Stabilizing the foundation will address potential structural issues and increase the home's value. ↑
• Resale HVAC system replacement — A new HVAC system will improve comfort and energy efficiency and increase the home's value. ↑

ⓘ 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 — 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
• 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

-2.6% since first listed

4 events — show timeline

• 2026-03-11 Listed $114,000 Zillow
• 2026-02-11 Price Changed $114,000 Zillow
• 2026-02-04 Price Changed $115,000 Zillow
• 2025-12-17 Listed $117,000 Zillow