210 D Laurel Pl · Crestwood Village, NJ 08759

$79,900

3 bd · 1.0 ba · 725 sqft · SingleFamily · 9 Days on market

Built 1970 Good condition 8,276 sqft lot $110/sqft · 5% below area Est $112k · 29% under $341/mo HOA · 17% of rent ↓ 11% 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
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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 3-bed/1.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 17.0% 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; 4,434 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 $552 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 ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $79,900

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.54% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.20%
• DSCR: 2.70
• GRM: 3.3

CMA / ARV

• ARV (median comp): $111,869
• List price: $79,900
• Delta: -28.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Columbus Blvd Unit C	0.37mi	2/1.0 (-1)	797 (+10%)	2mo	$118,000	$148	60
6C Verbena Ct	0.47mi	2/1.0 (-1)	797 (+10%)	2mo	$90,000	$113	55
81 A Franklin Ln	0.74mi	2/1.0 (-1)	797 (+10%)	15mo	$80,000	$100	31

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: 34.4%
• Equity multiple: 2.46×
• Total profit: $32,649
• Equity at exit: $11,913

10-year hold

• IRR: 41.4%
• Equity multiple: 4.92×
• Total profit: $87,809
• Equity at exit: $6,908

Cash invested: $22,372 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,032 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$341
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $712

Break-even live

Break-even rent $1,131

Max offer price $79,900

Occupancy floor 60%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $341 · $4,092/yr

Listing history 15 events

1. 2026-06-18
   days on market $79,900 Active 9 DOM
2. 2026-06-17
   days on market $79,900 Active 8 DOM
3. 2026-06-16
   days on market $79,900 Active 7 DOM
4. 2026-06-15
   days on market $79,900 Active 6 DOM
5. 2026-06-13
   days on marketlisting id $79,900 Active 4 DOM
6. 2026-06-08
   days on market $79,900 Active 142 DOM
7. 2026-06-07
   days on market $79,900 Active 141 DOM
8. 2026-06-04
   days on market $79,900 Active 138 DOM
9. 2026-06-03
   days on market $79,900 Active 137 DOM
10. 2026-06-02
    days on market $79,900 Active 136 DOM
11. 2026-06-01
    days on market $79,900 Active 135 DOM
12. 2026-05-31
    days on market $79,900 Active 134 DOM
13. 2026-05-11
    price $79,900 301-char remark

    Show marketing remark (301 chars)

    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!!

14. 2026-03-15
    price $85,900 301-char remark

    Show marketing remark (301 chars)

    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!!

15. 2026-01-17
    listed $89,900 Active 301-char remark

    Show marketing remark (301 chars)

    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!!

ⓘ 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 6/10 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: $24,384
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − HOA: −$4,092
• − Depreciation: −$2,324
• Taxable income: $7,993
• Est. tax owed @ 24.0%: −$1,918
• After-tax cash flow: $6,627/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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

-11.1% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $79,900 MOMLS
• 2026-03-15 Price Changed $85,900 MOMLS
• 2026-01-17 Listed $89,900 MOMLS