715A Wooton Ct · Leisure Village West, NJ 08759

$269,900

2 bd · 2.0 ba · 1,164 sqft · SingleFamily · 113 Days on market

Built 1976 Good condition 0.36 ac lot 1-car garage $232/sqft · at area comps Est $283k · at est. $405/mo HOA · 14% of rent ↓ 1% 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).

• Cash flow +12.2/30.0
• ARV discount +9.6/15.0
• 1% rule +5.4/10.0
• Condition / age +4.0/5.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this Beautifully Renovated Home in the Desirable Gated Adult Community of Leisure Village West! Ideally Located on a Quiet Dead-End Corner Lot, this Move-in Ready Oxford Model Home is Ready for its New Owner. Immediately be Greeted by a Charming Covered Front Porch that Leads to the Custom Tiled Entryway. An Open Floor Plan Offers Plenty of Natural Light as you Enter into the Spacious Living Room. New Carpets Flow in the Bedrooms, Living Room, & Den Creating a Cozy & Cohesive Feel. The Updated Eat in Kitchen is a Standout w/ Quartz Countertops, Soft-Close Cabinetry, & Stainless-Steel Appliances, Perfect for Everyday Living & Entertaining.

Key facts

• 0.36 acre lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-54 ($-647/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (2.9% below list).
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $246k (9.0% 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: 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.
• Zoned schools: Manchester Township Elementary School (math 22% / reading 46%, grade F, #642 of 1,303 statewide, top 50%, 514 students, 45% 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) — zoned schools average 42% FRL vs 23% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 891 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $2,805/mo this rent would consume 61% 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 $2k of loan paydown is wiped out by about $8k 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 113 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $245,609 (9.0% 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 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.04% ✓
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 8.0

CMA / ARV

• ARV (median comp): $282,911
• List price: $269,900
• Delta: -4.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
943 Liverpool Cir Unit B	0.27mi	2/2.0	1,164 (0%)	1mo	$190,000	$163	86
715C Wooton Ct	0.02mi	2/2.0	1,243 (+7%)	4mo	$284,000	$228	84
873B Liverpool Cir	0.36mi	2/2.0	1,164 (0%)	2mo	$306,000	$263	82
1101 Thornbury Ln Unit B	0.38mi	2/2.0	1,193 (+2%)	1mo	$339,000	$284	77
549-A Mayfair Rd	0.31mi	2/2.0	1,243 (+7%)	0mo	$225,000	$181	74
945A Liverpool Cir Unit A	0.28mi	2/2.0	1,243 (+7%)	2mo	$248,500	$200	74
815B Liverpool Cir	0.37mi	2/2.0	1,243 (+7%)	2mo	$225,000	$181	70
583B Kevin Ct	0.45mi	2/2.0	1,243 (+7%)	3mo	$240,000	$193	66
660B Pulham Ct	0.59mi	2/2.0	1,243 (+7%)	1mo	$225,000	$181	60
655-A Pulham Ct	0.62mi	2/2.0	1,243 (+7%)	3mo	$225,000	$181	57
15 Normanton Ave	0.62mi	2/2.0	1,267 (+9%)	2mo	$330,000	$260	55
27D Cambridge Cir	0.66mi	2/1.5	1,050 (-10%)	1mo	$167,000	$159	50

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-46,876
• Equity at exit: $40,243

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-44,054
• Equity at exit: $23,336

Cash invested: $75,572 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 46 active · 43 under contract
• Months of supply: 5.4 mo (18%/mo absorbed)
• Median asking: $283,400 ($231/sqft)
• Median days on market: 43 d
• This list price: 37% of active listings are priced below it
• ARV vs active asking: +5.1% 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: 8.0×

Monthly cashflow live

• Estimated rent: $2,805 high
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$405
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $-54

Break-even live

Break-even rent $2,874

Max offer price $262,103

Occupancy floor 97%

Sensitivity live

Price	-10% $133	-5% $39	+0% $-54	+5% $-147	+10% $-240
Rent	-10% $-276	-5% $-165	+0% $-54	+5% $57	+10% $168
Rate	-1.0pp $82	-0.5pp $15	base $-54	+0.5pp $-124	+1.0pp $-195

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: $67,475
• Closing costs: $8,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Farm Rd Manchester, NJ	3.0	2.0	1280	$3,000	$2.34	71d	1	0.55mi
43 3rd St Manchester, NJ	3.0	2.0	1346	$3,200	$2.38	0d	1	0.60mi
2035 Route 37 Manchester, NJ	2.0	2.0	1375	$2,775	$2.02	0d	3	0.83mi
809 Commonwealth Blvd Toms River, NJ	3.0	2.0	1226	$3,000	$2.45	0d	1	1.00mi
43C Edinburgh Ln Manchester, NJ	2.0	1.0	836	$2,200	$2.63	93d	1	1.04mi
73 Buckingham Dr N Manchester, NJ	2.0	2.0	967	$2,200	$2.28	93d	1	1.06mi
501 Bismarck St Toms River, NJ	3.0	1.0	1300	$2,775	$2.13	93d	1	1.12mi
1033 Birmingham Ave Toms River, NJ	3.0	1.5	1250	$2,700	$2.16	31d	1	1.15mi
1700 New Jersey 37 Unit 112-11 Toms River, NJ	2.0	2.0	1224	$2,299	$1.88	0d	1	1.21mi
1200 Lawrence Ave Toms River, NJ	3.0	2.0	1248	$3,300	$2.64	0d	1	1.29mi

Property features AI

Finance

• HOA & community: Monthly association fee of $405Association covers trash, common area, lawn maintenance, pool, snow removalCommunity amenities: exercise room, community room, pool, golf course, clubhouse, landscaping, bocciAssociation: Leisure Village West

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer
• Home design: Condominium ownership (fee simple)Model: Oxford
• Exterior features: Shingle roofProperty is attached (condominium)

Interior

• Kitchen: Gas cookingStoveMicrowaveDishwasherGarbage disposalRefrigerator
• Bedrooms: 2 bedrooms (first level)
• Flooring: VinylCeramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with baseboardCentral air conditioning (electric)
• Interior features: Outdoor lightingTrack lightingBlinds/shadesCeiling fan(s)Central vacuumLight fixturesGarage door openerFireplace (1)
• Laundry & utility: WasherDryer

HOA detail $405/mo · $4,860/yr

• Likely covers: security

Listing history 50 events

1. 2026-08-08
   days on market $269,900 Active 113 DOM
2. 2026-08-06
   days on market $269,900 Active 111 DOM
3. 2026-08-05
   days on market $269,900 Active 110 DOM
4. 2026-08-04
   days on market $269,900 Active 109 DOM
5. 2026-08-03
   days on market $269,900 Active 108 DOM
6. 2026-07-31
   days on market $269,900 Active 105 DOM
7. 2026-07-30
   days on market $269,900 Active 103 DOM
8. 2026-07-28
   days on market $269,900 Active 102 DOM
9. 2026-07-26
   days on market $269,900 Active 100 DOM
10. 2026-07-24
    days on market $269,900 Active 98 DOM
11. 2026-07-23
    days on market $269,900 Active 97 DOM
12. 2026-07-22
    days on market $269,900 Active 96 DOM
13. 2026-07-21
    days on market $269,900 Active 95 DOM
14. 2026-07-20
    days on market $269,900 Active 94 DOM
15. 2026-07-18
    days on market $269,900 Active 92 DOM
16. 2026-07-18
    pricedays on market $269,900 Active 91 DOM
17. 2026-07-15
    days on market $274,900 Active 89 DOM
18. 2026-07-14
    days on market $274,900 Active 88 DOM
19. 2026-07-13
    days on market $274,900 Active 87 DOM
20. 2026-07-13
    days on market $274,900 Active 86 DOM
21. 2026-07-11
    days on market $274,900 Active 85 DOM
22. 2026-07-10
    days on market $274,900 Active 84 DOM
23. 2026-07-09
    days on market $274,900 Active 83 DOM
24. 2026-07-07
    days on market $274,900 Active 81 DOM
25. 2026-07-06
    days on market $274,900 Active 80 DOM
26. 2026-07-06
    days on market $274,900 Active 79 DOM
27. 2026-07-05
    days on market $274,900 Active 78 DOM
28. 2026-07-03
    days on market $274,900 Active 77 DOM
29. 2026-07-02
    days on market $274,900 Active 76 DOM
30. 2026-07-01
    days on market $274,900 Active 75 DOM
31. 2026-06-30
    days on market $274,900 Active 74 DOM
32. 2026-06-29
    days on market $274,900 Active 73 DOM
33. 2026-06-28
    days on market $274,900 Active 72 DOM
34. 2026-06-27
    days on market $274,900 Active 71 DOM
35. 2026-06-26
    days on market $274,900 Active 70 DOM
36. 2026-06-24
    days on market $274,900 Active 68 DOM
37. 2026-06-22
    days on market $274,900 Active 66 DOM
38. 2026-06-21
    days on market $274,900 Active 65 DOM
39. 2026-06-18
    days on market $274,900 Active 62 DOM
40. 2026-06-17
    days on market $274,900 Active 61 DOM
41. 2026-06-16
    days on market $274,900 Active 60 DOM
42. 2026-06-15
    days on market $274,900 Active 59 DOM
43. 2026-06-13
    days on market $274,900 Active 57 DOM
44. 2026-06-09
    days on market $274,900 Active 53 DOM
45. 2026-06-08
    days on market $274,900 Active 52 DOM
46. 2026-06-07
    pricedays on market $274,900 Active 51 DOM
47. 2026-06-04
    days on market $279,000 Active 48 DOM
48. 2026-06-03
    days on market $279,000 Active 47 DOM
49. 2026-06-02
    days on market $279,000 Active 46 DOM
50. 2026-06-01
    days on market $279,000 Active 45 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $33,666
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,693
• − Management: −$2,693
• − HOA: −$4,860
• − Depreciation: −$7,852
• Taxable loss: −$4,949
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $541/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 · 30 photos

Good 80/100 Cosmetic rehab Est. rehab $5,820–$17,460 screening

This beautifully renovated home in Leisure Village West is move-in ready with updated kitchen and bath, fresh paint, and new carpets. Enhance curb appeal and value with exterior painting and trim work.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Resale Trim and paint exterior trim — Improves overall appearance and value ↑
• Both Replace carpet in living room and den — Fresh carpet improves comfort and value ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ 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 33/100

Zoned Schools

Elementary Manchester Township Elementary School F NJ #642/1,303 Nat'l #24,299/41,679 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

B Composite livability gradescore 70/100

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
• 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

Property features AI

Finance

• HOA & community: Monthly association fee of $405Association covers trash, common area, lawn maintenance, pool, snow removalCommunity amenities: exercise room, community room, pool, golf course, clubhouse, landscaping, bocciAssociation: Leisure Village West

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer
• Home design: Condominium ownership (fee simple)Model: Oxford
• Exterior features: Shingle roofProperty is attached (condominium)

Interior

• Kitchen: Gas cookingStoveMicrowaveDishwasherGarbage disposalRefrigerator
• Bedrooms: 2 bedrooms (first level)
• Flooring: VinylCeramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with baseboardCentral air conditioning (electric)
• Interior features: Outdoor lightingTrack lightingBlinds/shadesCeiling fan(s)Central vacuumLight fixturesGarage door openerFireplace (1)
• Laundry & utility: WasherDryer

Price history

-1.5% since first listed

3 events — show timeline

• 2026-06-04 Price Changed $274,900 MOMLS
• 2026-04-17 Listed $279,000 MOMLS
• 2026-04-14 Coming Soon $279,000 MOMLS