27 A Homestead Dr · Crestwood Village, NJ 08759

$107,000

2 bd · 1.5 ba · 1,200 sqft · SingleFamily · 13 Days on market

Fair condition Est $190k · 44% under $385/mo HOA · 19% of rent

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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
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Crestwood Village III! This charming 2-bedroom, 1.5-bath co-op offers comfortable one-level living in a desirable 55+ community. Features include a spacious living and dining area, eat-in kitchen, attached garage, and abundant natural light throughout. Enjoy a low-maintenance lifestyle with community amenities and beautifully maintained grounds. Conveniently located near shopping, dining, and major roadways. Don't miss the opportunity to make this home your own in one of Whiting's sought-after adult communities.

Key facts

• Community amenities
• Eat in kitchen
• One level living

Tags

• ONE LEVEL LIVING
• EAT IN KITCHEN
• COMMUNITY AMENITIES
• BEAUTIFULLY MAINTAINED GROUNDS
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Part of Crestwood Village III association; Monthly association fee of $385

Exterior

• Parking: 1-car garage
• Utilities: Public sewer
• Home design: Located in Crestwood 3 subdivision; Whiting / Manchester area
• Exterior features: Shingle roof; Property is attached

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom and 1 half bathroom (1.5 total)
• Heating & cooling: Electric heating with baseboard; Electric cooling
• Interior features: No fireplaces; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $107k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Cap rate 11.9% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $740 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 $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $107,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.92% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.08%
• DSCR: 1.89
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $189,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Valley Forge Dr Unit A	0.29mi	2/2.0	1,220 (+2%)	7mo	$200,000	$164	76
9 Greenleaf St	0.41mi	2/2.0	1,193 (-1%)	4mo	$235,000	$197	74
12 Birchwood Dr Unit A	0.46mi	2/2.0	1,184 (-1%)	4mo	$250,000	$211	71
16 Hudson Pkwy	0.31mi	2/1.5	1,318 (+10%)	0mo	$140,000	$106	69
12 Birchwood Dr Unit B	0.46mi	2/2.0	1,184 (-1%)	7mo	$215,000	$182	68
2 Cottage Ct Unit A	0.53mi	2/1.5	1,184 (-1%)	7mo	$239,000	$202	68
9 Potomac Ln Unit A	0.42mi	2/1.0	1,113 (-7%)	2mo	$112,999	$102	65
144 B Hudson Pkwy	0.39mi	1/1.0 (-1)	1,235 (+3%)	7mo	$120,000	$97	64
2 Liberty Ct	0.66mi	2/2.0	1,285 (+7%)	1mo	$165,000	$128	54
1 Adams Ct	0.44mi	2/2.0	1,350 (+12%)	6mo	$178,000	$132	52
46 Franklin Ln Unit 46A	0.53mi	2/2.0	1,076 (-10%)	7mo	$170,000	$158	50
25 Sunset Rd	0.74mi	2/1.0	1,101 (-8%)	3mo	$140,000	$127	47

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: 12.4%
• Equity multiple: 1.50×
• Total profit: $14,854
• Equity at exit: $15,954

10-year hold

• IRR: 21.5%
• Equity multiple: 2.84×
• Total profit: $55,130
• Equity at exit: $9,251

Cash invested: $29,960 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,605/yr
• Insurance: −$45
• HOA: −$385
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $501

Break-even live

Break-even rent $1,423

Max offer price $107,000

Occupancy floor 71%

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9A Juniper Ln Unit 50 Whiting, NJ	1.0	1.0	1009	$1,950	$1.93	43d	1	0.64mi
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	16d	1	0.64mi
49 Westport Dr #71 Whiting, NJ	2.0	1.5	1192	$1,995	$1.67	43d	1	0.81mi
50 Westport Dr #71 Whiting, NJ	2.0	1.0	1120	$2,200	$1.96	1d	1	0.81mi
57D Milford Ave Unit 53 Whiting, NJ	2.0	1.0	880	$1,800	$2.05	24d	1	0.85mi

HOA detail

• Monthly dues: $385 · $4,620/yr
• Likely covers: landscaping

Listing history 9 events

1. 2026-06-18
   days on market $107,000 Active 13 DOM
2. 2026-06-17
   days on market $107,000 Active 12 DOM
3. 2026-06-16
   days on market $107,000 Active 11 DOM
4. 2026-06-15
   days on market $107,000 Active 10 DOM
5. 2026-06-13
   days on market $107,000 Active 8 DOM
6. 2026-06-09
   days on market $107,000 Active 4 DOM
7. 2026-06-08
   days on market $107,000 Active 3 DOM
8. 2026-06-07
   remarks 528-char remark
9. 2026-06-07
   listed $107,000 Active 2 DOM

ⓘ 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 65% 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: $24,694
• − Mortgage interest: −$5,994
• − Property taxes: −$1,605
• − Insurance: −$535
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − HOA: −$4,620
• − Depreciation: −$3,113
• Taxable income: $4,877
• Est. tax owed @ 24.0%: −$1,170
• After-tax cash flow: $4,845/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

Fair 45/100 Moderate rehab

This home requires moderate renovations to modernize the kitchen and living areas, improve the exterior, and address some wear and tear. The property has good potential for increased value with these updates.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major kitchen appliances — outdated and worn
• Minor bathroom fixtures — basic and slightly worn
• Moderate exterior siding — moderate wear

Value-add opportunities

• Resale new kitchen cabinets and appliances — modernizing the kitchen would significantly increase appeal
• Resale new flooring — new carpet would improve the living areas
• Both exterior landscaping — enhanced curb appeal would attract both buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
kitchen appliances · outdated and worn	Major	$15,000–50,000
bathroom fixtures · basic and slightly worn	Minor	$500–3,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$33,500–118,000

Value-add ROI direction

• Resale new kitchen cabinets and appliances — modernizing the kitchen would significantly increase appeal ↑
• Resale new flooring — new carpet would improve the living areas ↑
• Both exterior landscaping — enhanced curb appeal would attract both buyers and renters ↑

ⓘ 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

1 event — show timeline

• 2026-06-05 Listed $107,000 MOMLS