7b Greenwood Ln #62 · Crestwood Village, NJ 08759

$190,000

2 bd · 1.0 ba · 1,009 sqft · SingleFamily · 238 Days on market

Built 1982 Good condition 6,098 sqft lot $188/sqft · 16% below area Est $225k · 16% under $142/mo HOA · 8% of rent ↓ 7% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +14.5/15.0
• Cash flow +10.6/30.0
• 1% rule +4.1/10.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained home located in a desirable active-adult community! This charming home offers the perfect blend of comfort, convenience, and modern updates. Step inside to find a bright, modern kitchen featuring newer cabinetry, contemporary finishes, and ample counter space—ideal for everyday cooking or entertaining. The home also features a newer roof, offering peace of mind and lasting value. With 2 spacious bedrooms, you'll enjoy plenty of room for relaxation, guests, or a home office. The updated bathroom provides fresh, stylish fixtures and a clean, modern feel. One of the standout features of this residence is the huge laundry room, offering exceptional storage and workspace rarely found in similar homes. Outside, you can enjoy all the benefits of an active-adult lifestyle, including community amenities, social opportunities, and a peaceful, well-maintained neighborhood. This move-in-ready duplex is the perfect place to enjoy comfort and low-maintenance living. Don't miss this opportunity!

Key facts

• 6,098 sq ft lot
• Garage
• Built 1982

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (9.2% below list).
• Recommended offer: $167k (12.0% 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 38% 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 $6k 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 238 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 64% 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 $167,200 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.08%
• DSCR: 0.91
• GRM: 9.2

CMA / ARV

• ARV (median comp): $224,858
• List price: $190,000
• Delta: -15.50%
• 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
1 Greenwood Ln Unit B	0.05mi	2/1.0	1,009 (0%)	4mo	$252,000	$250	95
33 Medford Rd Unit A	0.20mi	2/1.0	1,008 (-0%)	1mo	$175,000	$174	90
9 Greenwood Ln #62	0.07mi	1/1.0 (-1)	1,009 (0%)	2mo	$190,000	$188	90
40 Stonybrook Rd #62	0.15mi	2/1.0	1,008 (-0%)	4mo	$150,000	$149	89
19B Medford Rd #61	0.35mi	2/1.0	924 (-8%)	3mo	$171,000	$185	67
20 Amesbury Rd Unit B	0.57mi	2/1.0	965 (-4%)	2mo	$168,000	$174	64
14C Amesbury Rd #64	0.61mi	2/1.0	1,076 (+7%)	1mo	$190,000	$177	60
7 Amherst Rd Unit A	0.51mi	2/2.0	1,076 (+7%)	3mo	$225,000	$209	59
15A Alpine Rd #63	0.55mi	2/2.0	1,076 (+7%)	3mo	$205,000	$191	57
5 Berkeley St Unit A	0.61mi	2/1.5	1,098 (+9%)	1mo	$189,900	$173	54
18 Alpine Rd Unit C	0.55mi	2/1.5	880 (-13%)	1mo	$160,000	$182	50
25 Sunset Rd	0.74mi	2/1.0	1,101 (+9%)	5mo	$140,000	$127	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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-36,561
• Equity at exit: $28,330

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-38,955
• Equity at exit: $16,428

Cash invested: $53,200 (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 →

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

Active competition Active MLS

• For sale now: 35 active · 15 under contract
• Months of supply: 10.5 mo (10%/mo absorbed)
• Median asking: $185,000 ($173/sqft)
• Median days on market: 67 d
• This list price: 54% of active listings are priced below it
• ARV vs active asking: +28.7% above 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: 9.2×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$142
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-92

Break-even live

Break-even rent $1,842

Max offer price $176,627

Occupancy floor —

Sensitivity live

Price	-10% $39	-5% $-27	+0% $-92	+5% $-158	+10% $-224
Rent	-10% $-229	-5% $-161	+0% $-92	+5% $-24	+10% $44
Rate	-1.0pp $3	-0.5pp $-44	base $-92	+0.5pp $-142	+1.0pp $-192

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: $47,500
• Closing costs: $5,700
• 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	0.69mi
24 Partridge Pl Manchester Township, NJ	3.0	2.0	1248	$1,780	$1.43	61d	1	0.96mi
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	66d	1	0.96mi
4 Autumn Ct Manchester Township, NJ	2.0	2.0	1056	$1,600	$1.52	48d	1	0.97mi
— Manchester Township, NJ	2.0	2.0	1141	$1,700	$1.49	59d	1	0.99mi
88 Beaver Ave Manchester Township, NJ	2.0	2.0	991	$1,600	$1.61	21d	1	1.09mi
123 Woodchuck Pkwy Manchester Township, NJ	2.0	2.0	1141	$1,700	$1.49	19d	1	1.10mi
7 Teal Ct Whiting, NJ	2.0	2.0	1056	$1,600	$1.52	53d	1	1.12mi
94 Beaver Ave Manchester Township, NJ	2.0	2.0	991	$1,600	$1.61	20d	1	1.12mi
1 Morning Glory Ln Whiting, NJ	2.0	2.5	1312	$1,200	$0.91	53d	1	1.33mi
9A Juniper Ln Unit 50 Whiting, NJ	1.0	1.0	1009	$1,950	$1.93	93d	1	1.42mi

Listing history 38 events

1. 2026-07-15
   days on market $190,000 Active 238 DOM
2. 2026-07-14
   days on market $190,000 Active 237 DOM
3. 2026-07-13
   days on market $190,000 Active 236 DOM
4. 2026-07-13
   days on market $190,000 Active 235 DOM
5. 2026-07-11
   days on market $190,000 Active 234 DOM
6. 2026-07-10
   days on market $190,000 Active 233 DOM
7. 2026-07-09
   days on market $190,000 Active 232 DOM
8. 2026-07-07
   days on market $190,000 Active 230 DOM
9. 2026-07-06
   days on market $190,000 Active 229 DOM
10. 2026-07-06
    days on market $190,000 Active 228 DOM
11. 2026-07-05
    days on market $190,000 Active 227 DOM
12. 2026-07-03
    days on market $190,000 Active 226 DOM
13. 2026-07-02
    days on market $190,000 Active 225 DOM
14. 2026-07-01
    days on market $190,000 Active 224 DOM
15. 2026-06-30
    days on market $190,000 Active 223 DOM
16. 2026-06-29
    days on market $190,000 Active 222 DOM
17. 2026-06-28
    days on market $190,000 Active 221 DOM
18. 2026-06-27
    days on market $190,000 Active 220 DOM
19. 2026-06-26
    days on market $190,000 Active 219 DOM
20. 2026-06-24
    days on market $190,000 Active 217 DOM
21. 2026-06-22
    days on market $190,000 Active 215 DOM
22. 2026-06-21
    days on market $190,000 Active 214 DOM
23. 2026-06-18
    days on market $190,000 Active 211 DOM
24. 2026-06-17
    days on market $190,000 Active 210 DOM
25. 2026-06-16
    days on market $190,000 Active 209 DOM
26. 2026-06-15
    days on market $190,000 Active 208 DOM
27. 2026-06-13
    days on market $190,000 Active 206 DOM
28. 2026-06-09
    days on market $190,000 Active 202 DOM
29. 2026-06-08
    pricedays on market $190,000 Active 201 DOM
30. 2026-06-07
    days on market $199,000 Active 200 DOM
31. 2026-06-04
    days on market $199,000 Active 197 DOM
32. 2026-06-03
    days on market $199,000 Active 196 DOM
33. 2026-06-02
    days on market $199,000 Active 195 DOM
34. 2026-06-01
    days on market $199,000 Active 194 DOM
35. 2026-05-31
    days on market $199,000 Active 193 DOM
36. 2026-04-06
    price $199,000 1051-char remark

    Show marketing remark (1051 chars)

    Welcome to this beautifully maintained home located in a desirable active-adult community! This charming home offers the perfect blend of comfort, convenience, and modern updates. Step inside to find a bright, modern kitchen featuring newer cabinetry, contemporary finishes, and ample counter space—ideal for everyday cooking or entertaining. The home also features a newer roof, offering peace of mind and lasting value. With 2 spacious bedrooms, you'll enjoy plenty of room for relaxation, guests, or a home office. The updated bathroom provides fresh, stylish fixtures and a clean, modern feel. One of the standout features of this residence is the huge laundry room, offering exceptional storage and workspace rarely found in similar homes. Outside, you can enjoy all the benefits of an active-adult lifestyle, including community amenities, social opportunities, and a peaceful, well-maintained neighborhood. This move-in-ready duplex is the perfect place to enjoy comfort and low-maintenance living. Don't miss this opportunity!

37. 2026-01-14
    price $205,000 1051-char remark

    Show marketing remark (1051 chars)

    Welcome to this beautifully maintained home located in a desirable active-adult community! This charming home offers the perfect blend of comfort, convenience, and modern updates. Step inside to find a bright, modern kitchen featuring newer cabinetry, contemporary finishes, and ample counter space—ideal for everyday cooking or entertaining. The home also features a newer roof, offering peace of mind and lasting value. With 2 spacious bedrooms, you'll enjoy plenty of room for relaxation, guests, or a home office. The updated bathroom provides fresh, stylish fixtures and a clean, modern feel. One of the standout features of this residence is the huge laundry room, offering exceptional storage and workspace rarely found in similar homes. Outside, you can enjoy all the benefits of an active-adult lifestyle, including community amenities, social opportunities, and a peaceful, well-maintained neighborhood. This move-in-ready duplex is the perfect place to enjoy comfort and low-maintenance living. Don't miss this opportunity!

38. 2025-11-19
    listed $215,000 Active 1051-char remark

    Show marketing remark (1051 chars)

    Welcome to this beautifully maintained home located in a desirable active-adult community! This charming home offers the perfect blend of comfort, convenience, and modern updates. Step inside to find a bright, modern kitchen featuring newer cabinetry, contemporary finishes, and ample counter space—ideal for everyday cooking or entertaining. The home also features a newer roof, offering peace of mind and lasting value. With 2 spacious bedrooms, you'll enjoy plenty of room for relaxation, guests, or a home office. The updated bathroom provides fresh, stylish fixtures and a clean, modern feel. One of the standout features of this residence is the huge laundry room, offering exceptional storage and workspace rarely found in similar homes. Outside, you can enjoy all the benefits of an active-adult lifestyle, including community amenities, social opportunities, and a peaceful, well-maintained neighborhood. This move-in-ready duplex is the perfect place to enjoy comfort and low-maintenance living. Don't miss this opportunity!

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 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: $20,698
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − HOA: −$1,704
• − Depreciation: −$5,527
• Taxable loss: −$4,288
• Est. tax savings @ 24.0%: +$1,029
• After-tax cash flow: $-80/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 charming home in Crestwood Village offers a blend of comfort and modern updates, with a good condition score and minimal repairs needed.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value ↑
• Both Replace window treatments — Freshens look and improves energy efficiency ↑
• Both Update flooring — Modernizes space and increases value ↑
• Both Paint interior walls — Freshens look and improves 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
• 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

Price history

-7.4% since first listed

3 events — show timeline

• 2026-04-06 Price Changed $199,000 MOMLS
• 2026-01-14 Price Changed $205,000 MOMLS
• 2025-11-19 Listed $215,000 MOMLS