105 D Constitution Blvd · Crestwood Village, NJ 08759

$60,000

1 bd · 1.0 ba · 850 sqft · SingleFamily · 46 Days on market

Good condition $71/sqft · 39% below area Est $99k · 39% under $284/mo HOA · 14% of rent ↓ 25% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Crestwood Village 2 Adult Community, where comfort meets tranquility. This beautifully remodeled 1 bed, 1 bath home offers a peaceful lifestyle in a quiet setting. Features include a spacious bedroom with walk-in closet and full bath. The updated kitchen boasts granite countertops, stainless steel appliances, quiet-close white cabinets, and a cozy eat-in area. Waterproof vinyl flooring flows throughout. Enjoy the private patio for relaxing outdoors. Renovated in 2026 with new floors, windows, and fresh paint--move-in ready!

Key facts

• Spacious bedroom
• Walk-in closet
• Updated kitchen

Tags

• SPACIOUS BEDROOM
• WALK-IN CLOSET
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• QUIET-CLOSE WHITE CABINETS

Property features AI

Finance

• HOA & community: HOA present (Crestwood 2); Monthly association fee; Clubhouse and landscaping; HOA covers trash, common area, lawn maintenance, and snow removal

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Attached property; Cooperative ownership
• Exterior features: Shingle roof

Interior

• Kitchen: Dishwasher; Microwave; Stove; Refrigerator; Counter top range
• Bedrooms: 1 bedroom (first level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Baseboard heating; Electric cooling; Multiple cooling units
• Interior features: Ceiling fan(s); Counter top range; Electric cooking; No fireplaces
• Laundry & utility: Washer; Dryer; AC units

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.5% vs local median 5.6% 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: 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 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $415 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($58k) 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 $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 3.40% ✓
• Cap rate: 24.52%
• Cash-on-cash: 65.09%
• DSCR: 3.90
• GRM: 2.5

CMA / ARV

• ARV (median comp): $99,103
• List price: $60,000
• Delta: -39.46%
• 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
105 E Constitution Blvd	0.01mi	1/1.0	850 (0%)	1mo	$60,000	$71	98
14 Betsy Ross Ln Unit A	0.30mi	2/1.0 (+1)	900 (+6%)	3mo	$74,000	$82	68
197 Laurel Pl Unit A	0.39mi	1/1.0	900 (+6%)	8mo	$61,000	$68	66
6 Columbus Blvd Unit C	0.42mi	2/1.0 (+1)	797 (-6%)	2mo	$118,000	$148	64
32 Columbus Blvd Unit A	0.36mi	1/1.0	782 (-8%)	8mo	$75,000	$96	63
21 A Homestead	0.46mi	2/1.0 (+1)	912 (+7%)	3mo	$93,500	$103	59
6 Pembroke Ln Unit C	0.60mi	2/1.0 (+1)	880 (+4%)	3mo	$169,000	$192	59
6 Wintergreen Ln Unit C	0.69mi	1/1.0	860 (+1%)	8mo	$69,900	$81	59
1D Bristol St	0.68mi	1/1.0	814 (-4%)	3mo	$109,000	$134	59
6C Verbena Ct	0.74mi	2/1.0 (+1)	797 (-6%)	2mo	$90,000	$113	48
19B Medford Rd #61	0.68mi	2/1.0 (+1)	924 (+9%)	1mo	$171,000	$185	48
19B Medford Rd #61	0.68mi	2/1.0 (+1)	924 (+9%)	7mo	$80,000	$87	43

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: 64.4%
• Equity multiple: 3.89×
• Total profit: $48,524
• Equity at exit: $8,946

10-year hold

• IRR: 68.8%
• Equity multiple: 8.01×
• Total profit: $117,825
• Equity at exit: $5,188

Cash invested: $16,800 (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: 2.5×

Monthly cashflow live

• Estimated rent: $2,038 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$284
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $911

Break-even live

Break-even rent $884

Max offer price $60,000

Occupancy floor 50%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	17d	1	0.68mi
57D Milford Ave Unit 53 Whiting, NJ	2.0	1.0	880	$1,800	$2.05	24d	1	0.74mi
50 Westport Dr #71 Whiting, NJ	2.0	1.0	1120	$2,200	$1.96	1d	1	0.81mi
9A Juniper Ln Unit 50 Whiting, NJ	1.0	1.0	1009	$1,950	$1.93	43d	1	0.92mi

HOA detail

• Monthly dues: $284 · $3,408/yr
• Likely covers: water

Listing history 14 events

1. 2026-06-18
   days on market $60,000 Active 46 DOM
2. 2026-06-17
   days on market $60,000 Active 45 DOM
3. 2026-06-16
   pricedays on market $60,000 Active 44 DOM
4. 2026-06-15
   days on market $72,500 Active 43 DOM
5. 2026-06-13
   days on market $72,500 Active 41 DOM
6. 2026-06-09
   days on market $72,500 Active 37 DOM
7. 2026-06-08
   days on market $72,500 Active 36 DOM
8. 2026-06-07
   days on market $72,500 Active 35 DOM
9. 2026-06-04
   days on market $72,500 Active 32 DOM
10. 2026-06-03
    days on market $72,500 Active 31 DOM
11. 2026-06-02
    days on market $72,500 Active 30 DOM
12. 2026-06-01
    days on market $72,500 Active 29 DOM
13. 2026-05-31
    days on market $72,500 Active 28 DOM
14. 2026-05-04
    listed $80,000 Active 540-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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,455
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − HOA: −$3,408
• − Depreciation: −$1,745
• Taxable income: $10,828
• Est. tax owed @ 24.0%: −$2,599
• After-tax cash flow: $8,337/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 · 10 photos

Good 80/100 Cosmetic rehab

This move-in ready, remodeled home in Crestwood Village offers a spacious bedroom, updated kitchen, and new flooring and windows. The private patio and fresh paint enhance its curb appeal and overall value.

Value-add opportunities

• Both Landscaping — Improves curb appeal and enhances the home's aesthetic
• Both Painting — Fresh paint can make the home look more inviting and well-maintained

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Improves curb appeal and enhances the home's aesthetic ↑
• Both Painting — Fresh paint can make the home look more inviting and well-maintained ↑

ⓘ 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 — 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
• 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

-25.0% since first listed

3 events — show timeline

• 2026-06-16 Price Changed $60,000 MOMLS
• 2026-05-19 Price Changed $72,500 MOMLS
• 2026-05-04 Listed $80,000 MOMLS