20 Yorkshire Ct Unit E · Leisure Village West, NJ 08759

$124,000

1 bd · 1.0 ba · 671 sqft · SingleFamily · 201 Days on market

55+ age-restricted Built 1973 Fair condition 5,227 sqft lot $185/sqft · 25% below area Est $166k · 25% under $362/mo HOA · 24% of rent ↓ 14% 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• 1% rule +6.1/10.0
• DSCR +4.3/10.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stop renting and start living the lifestyle you deserve in this beautifully renovated home in a premier 55+ gated community. This charming residence features a wonderful front porch—perfect for enjoying your morning coffee while watching the day begin. Recent renovations ensure move-in ready comfort and modern conveniences throughout, and the affordable pricing makes homeownership accessible without sacrificing quality or amenities. The community offers world-class amenities that cater to every interest and activity level. This is more than just a home—it's a vibrant community and an active lifestyle. Schedule your private showing today, because this one truly must be seen to be appreciated!

Key facts

• 5,227 sq ft lot
• Community pool
• Built 1973

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $124k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-31 ($-375/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (3.6% below list).
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $109k (12.0% 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; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 33% 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 $857 of loan paydown is wiped out by about $4k 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 201 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major wind risk, 65% 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 $109,120 (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 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.21% ✓
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 6.9

CMA / ARV

• ARV (median comp): $165,569
• List price: $124,000
• Delta: -25.11%
• 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
21E Yorkshire Ct	0.02mi	1/1.0	671 (0%)	0mo	$115,000	$171	99
24A Yorkshire Ct	0.05mi	1/1.0	671 (0%)	10mo	$149,500	$223	89
21 Yorkshire Ct Unit A	0.03mi	1/1.0	671 (0%)	12mo	$130,000	$194	89
17C Sterling St	0.18mi	1/1.0	671 (0%)	5mo	$170,000	$253	88
21B Yorkshire Ct	0.02mi	1/1.0	671 (0%)	14mo	$142,000	$212	87
55F Edinburgh Ln	0.32mi	1/1.0	671 (0%)	2mo	$165,000	$246	83
15C Cambridge Cir	0.32mi	1/1.0	671 (0%)	12mo	$132,000	$197	76
55F Edinburgh Ln	0.32mi	1/1.0	671 (0%)	12mo	$130,000	$194	75
54B Edinburgh Ln	0.34mi	1/1.0	671 (0%)	15mo	$130,000	$194	71
43C Cambridge Cir	0.29mi	1/1.0	702 (+5%)	16mo	$160,000	$228	66
440 G Dartmoor Way	0.41mi	1/1.0	738 (+10%)	9mo	$165,000	$224	57
441H Dartmoor	0.44mi	1/1.0	738 (+10%)	22mo	$189,000	$256	44

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-21,837
• Equity at exit: $18,489

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-20,581
• Equity at exit: $10,721

Cash invested: $34,720 (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: 7 active · 2 under contract
• Months of supply: 7.0 mo (14%/mo absorbed)
• Median asking: $159,000 ($217/sqft)
• Median days on market: 61 d
• This list price: 29% of active listings are priced below it
• ARV vs active asking: +13.9% 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: 6.9×

Monthly cashflow live

• Estimated rent: $1,503 medium
• Mortgage (P&I): −$650
• Tax est. 1.5%: −$155 /mo · $1,860/yr
• Insurance: −$52
• HOA: −$362
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-31

Break-even live

Break-even rent $1,543

Max offer price $119,480

Occupancy floor 97%

Sensitivity live

Price	-10% $54	-5% $12	+0% $-31	+5% $-74	+10% $-117
Rent	-10% $-150	-5% $-91	+0% $-31	+5% $28	+10% $88
Rate	-1.0pp $31	-0.5pp $0	base $-31	+0.5pp $-63	+1.0pp $-96

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: $31,000
• Closing costs: $3,720
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

HOA detail $362/mo · $4,344/yr

• Likely covers: security

Listing history 50 events

1. 2026-08-08
   days on market $124,000 Active 201 DOM
2. 2026-08-06
   days on market $124,000 Active 199 DOM
3. 2026-08-05
   days on market $124,000 Active 198 DOM
4. 2026-08-04
   days on market $124,000 Active 197 DOM
5. 2026-08-03
   days on market $124,000 Active 196 DOM
6. 2026-07-31
   days on market $124,000 Active 193 DOM
7. 2026-07-30
   days on market $124,000 Active 191 DOM
8. 2026-07-28
   days on market $124,000 Active 190 DOM
9. 2026-07-26
   days on market $124,000 Active 188 DOM
10. 2026-07-24
    days on market $124,000 Active 186 DOM
11. 2026-07-23
    days on market $124,000 Active 185 DOM
12. 2026-07-22
    days on market $124,000 Active 184 DOM
13. 2026-07-21
    days on market $124,000 Active 183 DOM
14. 2026-07-20
    days on market $124,000 Active 182 DOM
15. 2026-07-18
    days on market $124,000 Active 180 DOM
16. 2026-07-18
    days on market $124,000 Active 179 DOM
17. 2026-07-15
    days on market $124,000 Active 177 DOM
18. 2026-07-14
    days on market $124,000 Active 176 DOM
19. 2026-07-13
    days on market $124,000 Active 175 DOM
20. 2026-07-13
    days on market $124,000 Active 174 DOM
21. 2026-07-11
    days on market $124,000 Active 173 DOM
22. 2026-07-10
    days on market $124,000 Active 172 DOM
23. 2026-07-09
    days on market $124,000 Active 171 DOM
24. 2026-07-07
    days on market $124,000 Active 169 DOM
25. 2026-07-06
    days on market $124,000 Active 168 DOM
26. 2026-07-06
    days on market $124,000 Active 167 DOM
27. 2026-07-05
    days on market $124,000 Active 166 DOM
28. 2026-07-03
    days on market $124,000 Active 165 DOM
29. 2026-07-02
    days on market $124,000 Active 164 DOM
30. 2026-07-01
    days on market $124,000 Active 163 DOM
31. 2026-06-30
    days on market $124,000 Active 162 DOM
32. 2026-06-29
    days on market $124,000 Active 161 DOM
33. 2026-06-28
    days on market $124,000 Active 160 DOM
34. 2026-06-27
    days on market $124,000 Active 159 DOM
35. 2026-06-26
    days on market $124,000 Active 158 DOM
36. 2026-06-24
    days on market $124,000 Active 156 DOM
37. 2026-06-22
    days on market $124,000 Active 154 DOM
38. 2026-06-21
    days on market $124,000 Active 153 DOM
39. 2026-06-18
    days on market $124,000 Active 150 DOM
40. 2026-06-17
    price $124,000 Active 149 DOM
41. 2026-06-17
    days on market $129,000 Active 149 DOM
42. 2026-06-16
    days on market $129,000 Active 148 DOM
43. 2026-06-15
    days on market $129,000 Active 147 DOM
44. 2026-06-13
    days on market $129,000 Active 145 DOM
45. 2026-06-09
    days on market $129,000 Active 141 DOM
46. 2026-06-08
    days on market $129,000 Active 140 DOM
47. 2026-06-07
    days on market $129,000 Active 139 DOM
48. 2026-06-04
    days on market $129,000 Active 136 DOM
49. 2026-06-03
    days on market $129,000 Active 135 DOM
50. 2026-06-02
    days on market $129,000 Active 134 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 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $18,041
• − Mortgage interest: −$6,946
• − Property taxes: −$1,860
• − Insurance: −$620
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − HOA: −$4,344
• − Depreciation: −$3,607
• Taxable loss: −$2,223
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $159/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

Fair 45/100 Cosmetic rehab Est. rehab $3,355–$10,065 screening

This home is in fair condition with cosmetic updates needed. Fresh paint and a new roof would significantly enhance its value.

Repairs flagged

• Minor Exterior paint — Some discoloration on brick
• Minor Roof shingles — Aged appearance

Value-add opportunities

• Resale Paint exterior — Fresh paint enhances curb appeal ↑
• Resale Replace roof shingles — New roof improves home's value ↑
• Rental Landscaping — Well-maintained landscaping attracts tenants ↑

ⓘ 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

Price history

-13.9% since first listed

4 events — show timeline

• 2026-05-19 Pending — MOMLS
• 2026-04-23 Price Changed $129,000 MOMLS
• 2026-01-15 Listed $139,900 MOMLS
• 2025-10-08 Listed $149,900 MOMLS