21E Yorkshire Ct · Leisure Village West, NJ 08759

$115,000

1 bd · 1.0 ba · 671 sqft · SingleFamily · 50 Days on market

Built 1973 Good condition $171/sqft · 30% below area Est $164k · 30% under $364/mo HOA · 24% of rent ↓ 17% 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 +16.1/30.0
• ARV discount +15.0/15.0
• 1% rule +8.4/10.0
• DSCR +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come take a look at this 1 Bedroom Eton model in the Leisure Village West, an Active Adult (55+) Golf and Resort Style Community. Nothing to do but move in and go to the pool! Enjoy Golf, Boccie, Boating, Fishing, Swimming Pool, clubs and more. Come to Where the Living is Fun and Easy!!! Leisure Village West is an active 55+ community with loads of activities. 2 clubhouses, 2 pools, tennis, 2 golf courses, a well equipped gym, and many clubs. Only 20 minutes to the Parkway, 1 hour to Newark Airport or AC. half an hour to the Jersey Shore

Key facts

• Tennis
• Well equipped gym
• 2 clubhouses

Tags

• ETON MODEL
• 2 CLUBHOUSES
• 2 POOLS
• TENNIS
• 2 GOLF COURSES
• WELL EQUIPPED GYM

Property features AI

Finance

• HOA & community: HOA/association fee of $364 monthly

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Attached property; Model: Eton; Located in Leisure Vlg W subdivision
• Exterior features: Shingle roof

Interior

• Kitchen: Electric cooking; Refrigerator; Dishwasher not listed (appliances included: Washer, Dryer, Electric Cooking, Refrigerator)
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating; Central air conditioning
• Interior features: Washer, Dryer, Electric cooking, Refrigerator; No fireplace; No basement
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $58 ($702/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#261 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment 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; 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 $795 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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. 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: 1.34% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 6.2

CMA / ARV

• ARV (median comp): $163,582
• List price: $115,000
• Delta: -29.70%
• 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
24A Yorkshire Ct	0.03mi	1/1.0	671 (0%)	9mo	$149,500	$223	91
21 Yorkshire Ct Unit A	0.02mi	1/1.0	671 (0%)	10mo	$130,000	$194	91
21B Yorkshire Ct	0.01mi	1/1.0	671 (0%)	13mo	$142,000	$212	89
17C Sterling St	0.20mi	1/1.0	671 (0%)	3mo	$170,000	$253	88
55F Edinburgh Ln	0.34mi	1/1.0	671 (0%)	1mo	$165,000	$246	84
15 Yorkshire Ct Unit A	0.03mi	1/1.0	671 (0%)	21mo	$165,000	$246	81
15C Cambridge Cir	0.32mi	1/1.0	671 (0%)	10mo	$132,000	$197	77
55F Edinburgh Ln	0.34mi	1/1.0	671 (0%)	11mo	$130,000	$194	75
54B Edinburgh Ln	0.36mi	1/1.0	671 (0%)	14mo	$130,000	$194	72
43C Cambridge Cir	0.29mi	1/1.0	702 (+5%)	14mo	$160,000	$228	67
440 G Dartmoor Way	0.43mi	1/1.0	738 (+10%)	7mo	$165,000	$224	57
441H Dartmoor	0.46mi	1/1.0	738 (+10%)	20mo	$189,000	$256	45

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-14,664
• Equity at exit: $17,147

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-6,971
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$364
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $58

Break-even live

Break-even rent $1,467

Max offer price $115,000

Occupancy floor 91%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $364 · $4,368/yr
• Likely covers: poolgym

Listing history 14 events

1. 2026-06-16
   statusdays on market $115,000 Pending 50 DOM
2. 2026-06-15
   days on market $115,000 Active 49 DOM
3. 2026-06-13
   days on market $115,000 Active 47 DOM
4. 2026-06-10
   price $115,000 Active 43 DOM
5. 2026-06-09
   days on market $125,000 Active 43 DOM
6. 2026-06-08
   days on market $125,000 Active 42 DOM
7. 2026-06-07
   days on market $125,000 Active 41 DOM
8. 2026-06-04
   days on market $125,000 Active 38 DOM
9. 2026-06-03
   days on market $125,000 Active 37 DOM
10. 2026-06-02
    days on market $125,000 Active 36 DOM
11. 2026-06-01
    days on market $125,000 Active 35 DOM
12. 2026-05-31
    days on market $125,000 Active 34 DOM
13. 2026-05-08
    price $125,000 543-char remark
14. 2026-04-27
    listed $139,000 Active 543-char remark

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 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: $18,489
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − HOA: −$4,368
• − Depreciation: −$3,345
• Taxable loss: −$924
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $923/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 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It is move-in ready and has a good curb appeal. The interior walls and paint could be refreshed to make the home feel new and inviting.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a home feel new and inviting
• Both Replace curtains — Fresh curtains can add a pop of color and style
• Both Update kitchen backsplash — A new backsplash can modernize the kitchen and add value
• Both Install smart home devices — Smart home devices can increase convenience and appeal to buyers
• Both Upgrade lighting fixtures — Modern lighting can enhance the home's ambiance and increase its value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can make a home feel new and inviting ↑
• Both Replace curtains — Fresh curtains can add a pop of color and style ↑
• Both Update kitchen backsplash — A new backsplash can modernize the kitchen and add value ↑
• Both Install smart home devices — Smart home devices can increase convenience and appeal to buyers ↑
• Both Upgrade lighting fixtures — Modern lighting can enhance the home's ambiance and increase its 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 — Leisure Village West

• Score: 70/100
• State rank: #261
• US rank: #7714

Category grades

Amenities F Commute F Cost of living C Crime A+ Employment B+ Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leisure Village West, NJ
• 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

-17.3% since first listed

4 events — show timeline

• 2026-06-16 Pending — MOMLS
• 2026-06-09 Price Changed $115,000 MOMLS
• 2026-05-08 Price Changed $125,000 MOMLS
• 2026-04-27 Listed $139,000 MOMLS