26 B Moccasin Dr Unit B · Crestwood Village, NJ 08759

$119,000

2 bd · 2.0 ba · 1,558 sqft · SingleFamily · 29 Days on market

55+ age-restricted Average condition 1-car garage $76/sqft · 26% below area Est $185k · 36% under $443/mo HOA · 19% of rent ↓ 21% since listing

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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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious Lexington model located in the highly sought-after 55+ community of Crestwood Village IV in Whiting. This well-maintained home offers 2 generously sized bedrooms, 2 full bathrooms, a bright and inviting living room, an eat-in kitchen, a sun-filled Florida room, and an attached one-car garage. The functional floor plan provides plenty of living space with endless potential to make it your own. Enjoy low-maintenance living with community amenities, clubs, activities, and convenient access to shopping, dining, medical facilities, and the Jersey Shore. Don't miss this wonderful opportunity to enjoy comfortable living in one of Whiting's most desirable adult communities.

Key facts

• Community amenities
• Convenient access
• Florida room

Tags

• EAT-IN KITCHEN
• FLORIDA ROOM
• COMMUNITY AMENITIES
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $119k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 6.9% 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: 891 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 38d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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).
• At $2,284/mo this rent would consume 50% of the median local household income ($55k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $117,215 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.92% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.40%
• DSCR: 1.86
• GRM: 4.3

CMA / ARV

• ARV (median comp): $184,837
• List price: $119,000
• Delta: -35.62%
• 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
107 Hudson Pkwy Unit B	0.46mi	2/2.0	1,558 (0%)	7mo	$215,000	$138	72
11 Woodview Dr	0.37mi	2/2.0	1,613 (+4%)	6mo	$485,000	$301	72
14 A Yorktowne Pkwy	0.58mi	2/2.0	1,545 (-1%)	6mo	$210,000	$136	67
15 Monmouth Ln Unit B	0.58mi	2/2.0	1,565 (+0%)	8mo	$129,900	$83	66
1-B Pilgrim Ct	0.64mi	2/2.0	1,565 (+0%)	5mo	$163,000	$104	65
35 Constitution Blvd	0.35mi	2/2.0	1,363 (-12%)	0mo	$172,500	$127	63
12B Juniper Ln #50	0.67mi	2/2.0	1,544 (-1%)	5mo	$155,000	$100	62
7 B Birchwood Ct	0.44mi	2/2.0	1,392 (-11%)	3mo	$200,000	$144	59
196 Constitution Blvd	0.56mi	2/1.0	1,398 (-10%)	3mo	$168,000	$120	50
61 Woodview Dr	0.65mi	2/2.0	1,750 (+12%)	2mo	$495,000	$283	48
5 Bayberry Ln Unit A	0.67mi	2/2.0	1,392 (-11%)	4mo	$220,000	$158	48
1 Adams Ct	0.55mi	2/2.0	1,350 (-13%)	7mo	$178,000	$132	46

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $15,341
• Equity at exit: $17,743

10-year hold

• IRR: 20.7%
• Equity multiple: 2.76×
• Total profit: $58,793
• Equity at exit: $10,289

Cash invested: $33,320 (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: 27 active · 8 under contract
• Months of supply: 12.5 mo (8%/mo absorbed)
• Median asking: $179,000 ($122/sqft)
• Median days on market: 59 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: -2.5% 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: 4.3×

Monthly cashflow live

• Estimated rent: $2,284 high
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$443
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $539

Break-even live

Break-even rent $1,602

Max offer price $119,000

Occupancy floor 71%

Sensitivity live

Price	-10% $621	-5% $580	+0% $539	+5% $498	+10% $457
Rent	-10% $358	-5% $449	+0% $539	+5% $629	+10% $719
Rate	-1.0pp $599	-0.5pp $569	base $539	+0.5pp $508	+1.0pp $477

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: $29,750
• Closing costs: $3,570
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12A Juniper Ln Unit B Whiting, NJ	2.0	2.0	1544	$2,400	$1.55	32d	1	0.70mi
— Lakehurst, NJ	2.0	2.0	1568	$2,300	$1.47	38d	1	0.78mi
50 Westport Dr #71 Whiting, NJ	2.0	1.0	1120	$2,200	$1.96	38d	1	0.86mi
49 Westport Dr #71 Whiting, NJ	2.0	1.5	1192	$1,995	$1.67	93d	1	0.88mi
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	66d	1	0.96mi
16B Ivy Ct Unit A Manchester Township, NJ	2.0	2.0	1544	$2,300	$1.49	26d	1	1.05mi
9B Portsmouth St Unit 54B Whiting, NJ	2.0	2.0	1544	$2,350	$1.52	70d	1	1.24mi
9B Portsmouth St Unit 54B Whiting, NJ	2.0	2.0	1544	$2,400	$1.55	38d	1	1.24mi

Property features AI

Finance

• HOA & community: Monthly association fee of $443Association covers trash, common area maintenance, lawn maintenance, and snow removalAssociation: Crestwood Village IV

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer
• Home design: Cooperative ownershipModel: Lexington
• Exterior features: Shingle roofLevel topography

Interior

• Kitchen: Electric cookingDishwasherRefrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric baseboard heatingCentral air conditioning
• Interior features: Ceiling fansSupport rails (accessibility)
• Laundry & utility: WasherDryer

Listing history 34 events

1. 2026-08-08
   days on market $119,000 Active 29 DOM
2. 2026-08-06
   days on market $119,000 Active 27 DOM
3. 2026-08-05
   days on market $119,000 Active 26 DOM
4. 2026-08-04
   days on market $119,000 Active 25 DOM
5. 2026-08-03
   days on market $119,000 Active 24 DOM
6. 2026-07-31
   days on market $119,000 Active 21 DOM
7. 2026-07-30
   days on market $119,000 Active 19 DOM
8. 2026-07-28
   days on market $119,000 Active 18 DOM
9. 2026-07-26
   days on market $119,000 Active 16 DOM
10. 2026-07-24
    days on market $119,000 Active 14 DOM
11. 2026-07-23
    days on market $119,000 Active 13 DOM
12. 2026-07-22
    days on market $119,000 Active 12 DOM
13. 2026-07-21
    days on market $119,000 Active 11 DOM
14. 2026-07-20
    days on market $119,000 Active 10 DOM
15. 2026-07-18
    days on market $119,000 Active 8 DOM
16. 2026-07-18
    days on market $119,000 Active 7 DOM
17. 2026-07-16
    days on market $119,000 Active 6 DOM
18. 2026-07-15
    days on market $119,000 Active 5 DOM
19. 2026-07-14
    days on market $119,000 Active 4 DOM
20. 2026-07-13
    days on market $119,000 Active 3 DOM
21. 2026-07-13
    days on market $119,000 Active 2 DOM
22. 2026-07-11
    days on marketlisting id $119,000 Active 1 DOM
23. 2026-06-09
    days on market $119,000 Active 88 DOM
24. 2026-06-08
    days on market $119,000 Active 87 DOM
25. 2026-06-07
    days on market $119,000 Active 86 DOM
26. 2026-06-04
    days on market $119,000 Active 83 DOM
27. 2026-06-03
    days on market $119,000 Active 82 DOM
28. 2026-06-02
    days on market $119,000 Active 81 DOM
29. 2026-06-01
    days on market $119,000 Active 80 DOM
30. 2026-05-31
    days on market $119,000 Active 79 DOM
31. 2026-03-13
    listed $139,000 Active 798-char remark
32. 2026-01-16
    price $139,900
33. 2025-12-03
    listed $144,900 Active
34. 2025-08-06
    listed $149,900 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 5/10 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,405
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − HOA: −$5,316
• − Depreciation: −$3,462
• Taxable income: $5,197
• Est. tax owed @ 24.0%: −$1,247
• After-tax cash flow: $5,218/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 · 13 photos

Average 55/100 Cosmetic rehab Est. rehab $7,790–$23,370 screening

This home has average condition with some cosmetic updates needed to enhance its curb appeal and interior aesthetics. Potential buyers and tenants will appreciate the fresh paint, updated kitchen cabinets, and energy-efficient windows.

Repairs flagged

• Minor Kitchen cabinets — Dated cabinetry may benefit from a fresh coat of paint or replacement.
• Minor Bathroom fixtures — Dated fixtures may benefit from replacement or updating.
• Minor Exterior paint — Fresh coat of paint may enhance curb appeal.
• Minor Carpeting — Clean or replace carpeting to improve comfort and appearance.
• Minor Interior paint — Touch-ups may improve the overall appearance of the interior.
• Minor Windows — Clean or replace windows to improve energy efficiency and appearance.
• Minor HVAC system — Visual inspection and maintenance may improve system performance.
• Minor Landscaping — Update and maintain landscaping to improve curb appeal and attract potential buyers/tenants.

Value-add opportunities

• Both Paint and update kitchen cabinets — Fresh paint and updated cabinets can significantly enhance the home's curb appeal and interior aesthetics. ↑
• Both Replace dated bathroom fixtures — Modern fixtures can improve the home's functionality and appeal to potential buyers/tenants. ↑
• Both Landscaping and curb appeal improvements — A well-maintained and attractive exterior can increase the home's value and attract potential buyers/tenants. ↑
• Both HVAC system maintenance and potential upgrade — A well-maintained HVAC system can improve comfort and energy efficiency, which can increase the home's value and attract potential buyers/tenants. ↑
• Both Replace carpeting with hardwood or tile — Hardwood or tile flooring can improve the home's appearance and increase its value, especially for potential buyers who prefer these materials. ↑
• Both Paint and update interior walls — Fresh paint and updated interior walls can improve the home's appearance and increase its value, especially for potential buyers who prefer a more modern look. ↑
• Both Replace windows with energy-efficient ones — Energy-efficient windows can improve the home's energy efficiency, reduce utility bills, and increase its value, especially for potential buyers who prioritize energy efficiency. ↑
• Both Landscaping and curb appeal improvements — A well-maintained and attractive exterior can increase the home's value and attract potential buyers/tenants. ↑

ⓘ 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: Monthly association fee of $443Association covers trash, common area maintenance, lawn maintenance, and snow removalAssociation: Crestwood Village IV

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer
• Home design: Cooperative ownershipModel: Lexington
• Exterior features: Shingle roofLevel topography

Interior

• Kitchen: Electric cookingDishwasherRefrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric baseboard heatingCentral air conditioning
• Interior features: Ceiling fansSupport rails (accessibility)
• Laundry & utility: WasherDryer

Price history

-20.6% since first listed

6 events — show timeline

• 2026-07-10 Listed $119,000 MOMLS
• 2026-05-28 Price Changed $119,000 MOMLS
• 2026-03-13 Listed $139,000 MOMLS
• 2026-01-16 Price Changed $139,900 MOMLS
• 2025-12-03 Listed $144,900 MOMLS
• 2025-08-06 Listed $149,900 MOMLS