210 D Laurel Pl · Crestwood Village, NJ 08759

$78,000

2 bd · 1.0 ba · 725 sqft · SingleFamily · 60 Days on market

Built 1970 Good condition 8,276 sqft lot $108/sqft · 8% below area Est $112k · 30% under $341/mo HOA · 19% of rent ↓ 13% 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 +3.8/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful end unit in Crestwood 1. 2 Bedroom, renovovated/updated, Newer Full Bath, New Heating Central Air. This is the Westwood Model, Sunroom which can be an office/den. Large Living Room New Flooring throughout. Eat In Kitchen, Large Bedrooms, Very spacious and super comfortable Home! Must See!!

Key facts

• 8,276 sq ft lot
• Pool
• Built 1970

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 6.9% 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: 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; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 39% 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 $539 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $75,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.30% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.50%
• DSCR: 2.31
• GRM: 3.6

CMA / ARV

• ARV (median comp): $111,869
• List price: $78,000
• Delta: -28.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Columbus Blvd Unit C	0.37mi	2/1.0	797 (+10%)	4mo	$118,000	$148	63
6C Verbena Ct	0.47mi	2/1.0	797 (+10%)	4mo	$90,000	$113	58
32 Columbus Blvd Unit A	0.55mi	1/1.0 (-1)	782 (+8%)	10mo	$75,000	$96	48
969 Constitution Blvd Unit D	0.73mi	2/1.0	800 (+10%)	1mo	$80,000	$100	48
81 A Franklin Ln	0.74mi	2/1.0	797 (+10%)	17mo	$80,000	$100	35

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: 24.2%
• Equity multiple: 2.00×
• Total profit: $21,793
• Equity at exit: $11,630

10-year hold

• IRR: 32.1%
• Equity multiple: 3.93×
• Total profit: $63,972
• Equity at exit: $6,744

Cash invested: $21,840 (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 →

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

Active competition Active MLS

• For sale now: 4 active · 5 under contract
• Months of supply: 2.7 mo (38%/mo absorbed)
• Median asking: $79,450 ($104/sqft)
• Median days on market: 53 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +47.7% 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: 3.6×

Monthly cashflow live

• Estimated rent: $1,794 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$341
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $537

Break-even live

Break-even rent $1,114

Max offer price $78,000

Occupancy floor 65%

Sensitivity live

Price	-10% $591	-5% $564	+0% $537	+5% $510	+10% $483
Rent	-10% $395	-5% $466	+0% $537	+5% $608	+10% $679
Rate	-1.0pp $576	-0.5pp $557	base $537	+0.5pp $517	+1.0pp $496

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: $19,500
• Closing costs: $2,340
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Monthly association feeAssociation amenities include a community room, clubhouse and common accessAssociation covers common area, lawn maintenance, sewer and water

Exterior

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

Interior

• Kitchen: Electric stoveRefrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heatingCentral air conditioning
• Interior features: Washer, Dryer, Blinds/Shades, Ceiling Fan(s), Electric Cooking, Stove, RefrigeratorLaminate flooringNo fireplacesNo basement
• Laundry & utility: Washer and Dryer included

Listing history 50 events

1. 2026-08-08
   days on market $78,000 Active 60 DOM
2. 2026-08-06
   days on market $78,000 Active 58 DOM
3. 2026-08-05
   days on market $78,000 Active 57 DOM
4. 2026-08-04
   days on market $78,000 Active 56 DOM
5. 2026-08-03
   days on market $78,000 Active 55 DOM
6. 2026-07-31
   days on market $78,000 Active 52 DOM
7. 2026-07-30
   days on market $78,000 Active 50 DOM
8. 2026-07-28
   days on market $78,000 Active 49 DOM
9. 2026-07-26
   days on market $78,000 Active 47 DOM
10. 2026-07-24
    days on market $78,000 Active 45 DOM
11. 2026-07-23
    days on market $78,000 Active 44 DOM
12. 2026-07-22
    days on market $78,000 Active 43 DOM
13. 2026-07-21
    days on market $78,000 Active 42 DOM
14. 2026-07-20
    days on market $78,000 Active 41 DOM
15. 2026-07-18
    days on market $78,000 Active 39 DOM
16. 2026-07-18
    days on market $78,000 Active 38 DOM
17. 2026-07-15
    days on market $78,000 Active 36 DOM
18. 2026-07-14
    days on market $78,000 Active 35 DOM
19. 2026-07-13
    days on market $78,000 Active 34 DOM
20. 2026-07-13
    days on market $78,000 Active 33 DOM
21. 2026-07-11
    days on market $78,000 Active 32 DOM
22. 2026-07-10
    days on market $78,000 Active 31 DOM
23. 2026-07-09
    days on market $78,000 Active 30 DOM
24. 2026-07-07
    days on market $78,000 Active 28 DOM
25. 2026-07-06
    days on market $78,000 Active 27 DOM
26. 2026-07-06
    days on market $78,000 Active 26 DOM
27. 2026-07-05
    days on market $78,000 Active 25 DOM
28. 2026-07-03
    days on market $78,000 Active 24 DOM
29. 2026-07-02
    price $78,000 Active 23 DOM
30. 2026-07-02
    days on market $79,900 Active 23 DOM
31. 2026-07-01
    days on market $79,900 Active 22 DOM
32. 2026-06-30
    days on market $79,900 Active 21 DOM
33. 2026-06-29
    days on market $79,900 Active 20 DOM
34. 2026-06-28
    days on market $79,900 Active 19 DOM
35. 2026-06-27
    days on market $79,900 Active 18 DOM
36. 2026-06-26
    days on market $79,900 Active 17 DOM
37. 2026-06-24
    days on market $79,900 Active 15 DOM
38. 2026-06-22
    days on market $79,900 Active 13 DOM
39. 2026-06-21
    days on market $79,900 Active 12 DOM
40. 2026-06-18
    days on market $79,900 Active 9 DOM
41. 2026-06-17
    days on market $79,900 Active 8 DOM
42. 2026-06-16
    days on market $79,900 Active 7 DOM
43. 2026-06-15
    days on market $79,900 Active 6 DOM
44. 2026-06-13
    days on marketlisting id $79,900 Active 4 DOM
45. 2026-06-08
    days on market $79,900 Active 142 DOM
46. 2026-06-07
    days on market $79,900 Active 141 DOM
47. 2026-06-04
    days on market $79,900 Active 138 DOM
48. 2026-06-03
    days on market $79,900 Active 137 DOM
49. 2026-06-02
    days on market $79,900 Active 136 DOM
50. 2026-06-01
    days on market $79,900 Active 135 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 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,523
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − HOA: −$4,092
• − Depreciation: −$2,269
• Taxable income: $5,789
• Est. tax owed @ 24.0%: −$1,389
• After-tax cash flow: $5,054/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 · 8 photos

Good 75/100 Cosmetic rehab Est. rehab $3,625–$10,875 screening

This end unit in Crestwood 1 is in good condition with recent updates and renovations. It offers a spacious living area, updated kitchen and bath, and central air and heating. A fresh coat of paint and updated appliances would further enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Resale Replace outdated appliances — Modern appliances can attract more buyers and renters ↑
• Resale Update flooring in bathrooms — Fresh flooring can enhance the home's appeal and 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
• City population: 34,290
• 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 feeAssociation amenities include a community room, clubhouse and common accessAssociation covers common area, lawn maintenance, sewer and water

Exterior

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

Interior

• Kitchen: Electric stoveRefrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heatingCentral air conditioning
• Interior features: Washer, Dryer, Blinds/Shades, Ceiling Fan(s), Electric Cooking, Stove, RefrigeratorLaminate flooringNo fireplacesNo basement
• Laundry & utility: Washer and Dryer included

Price history

-13.2% since first listed

7 events — show timeline

• 2026-07-02 Price Changed $78,000 MOMLS
• 2026-06-09 Listed $79,900 MOMLS
• 2026-05-11 Price Changed $79,900 MOMLS
• 2026-03-15 Price Changed $85,900 MOMLS
• 2026-01-17 Listed $89,900 MOMLS
• 2025-12-24 Delisted — MOMLS
• 2025-12-06 Listed $89,900 MOMLS