48 Westport Dr · Manchester, NJ 08759

$235,000

2 bd · 1.5 ba · 1,192 sqft · SingleFamily · 120 Days on market

55+ age-restricted Built 1979 Good condition 4,791 sqft lot 1-car garage $197/sqft · 6% below area Est $250k · 6% under $175/mo HOA · 8% of rent ↓ 7% 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 +12.3/30.0
• ARV discount +10.1/15.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Updated Ranch in the Heart of Crestwood Village, 55+ Community Living at Its Best. Welcome to this beautifully updated ranch-style home nestled in the desirable adult community of Crestwood Village in Whiting. Thoughtfully designed with comfort and connection in mind, this 2-bedroom, 1.5-bath home offers a bright, open layout that makes everyday living feel effortless. From the moment you step inside, you'll notice the charm and care in every detail, from the spacious living and dining areas to the custom kitchen featuring white cabinetry, gleaming quartz countertops, and a beautiful island with counter seating, perfect for casual dining or morning coffee. Stainless steel appliances and a second island A bonus room. A bonus room just off the main living space.

Key facts

• Quartz countertops
• Bright family room
• Updated ranch home

Tags

• UPDATED RANCH HOME
• SPACIOUS LIVING ROOM
• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• WHITE SHAKER CABINETS
• BRIGHT FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (11.6% below list).
• Recommended offer: $208k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.5% in Manchester — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 1083 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 100d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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 $2,077/mo this rent would consume 45% 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 $7k 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 120 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $207,709 (11.6% 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 120 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — 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. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.88%
• DSCR: 0.87
• GRM: 9.4

CMA / ARV

• ARV (median comp): $249,600
• List price: $235,000
• Delta: -5.85%
• 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
36 Westport Dr #71	0.03mi	2/2.0	1,120 (-6%)	3mo	$245,050	$219	84
25 Churchill	0.04mi	2/2.0	1,120 (-6%)	3mo	$262,000	$234	84
49 Chelsea Dr #73	0.42mi	2/1.5	1,192 (0%)	2mo	$283,000	$237	79
28 Norwalk Avenue Sec 70 Ave	0.48mi	2/1.5	1,192 (0%)	1mo	$275,000	$231	77
23 Chelsea Dr #70	0.36mi	2/1.5	1,120 (-6%)	2mo	$252,500	$225	71
55 Chelsea Dr	0.46mi	2/1.0	1,120 (-6%)	0mo	$269,000	$240	66
29 Brentwood St #73	0.44mi	2/1.0	1,120 (-6%)	3mo	$248,000	$221	65
13 Orchard Dr #73	0.71mi	2/1.0	1,192 (0%)	2mo	$150,000	$126	63
74 Chelsea Dr	0.43mi	2/1.0	1,312 (+10%)	2mo	$249,900	$190	60
20 Hummingbird Ln #73	0.62mi	2/1.5	1,120 (-6%)	2mo	$299,000	$267	60
20 Hummingbird Ln	0.62mi	2/1.5	1,120 (-6%)	2mo	$299,000	$267	60
70 Franklin Ln	0.50mi	2/2.0	1,363 (+14%)	1mo	$142,500	$105	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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-48,013
• Equity at exit: $35,039

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-54,213
• Equity at exit: $20,319

Cash invested: $65,800 (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: 32 active · 35 under contract
• Months of supply: 5.1 mo (20%/mo absorbed)
• Median asking: $204,450 ($181/sqft)
• Median days on market: 69 d
• This list price: 66% of active listings are priced below it
• ARV vs active asking: +15.6% 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: 1083
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,077 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$175
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-158

Break-even live

Break-even rent $2,277

Max offer price $212,118

Occupancy floor —

Sensitivity live

Price	-10% $4	-5% $-77	+0% $-158	+5% $-239	+10% $-321
Rent	-10% $-322	-5% $-240	+0% $-158	+5% $-76	+10% $6
Rate	-1.0pp $-40	-0.5pp $-98	base $-158	+0.5pp $-219	+1.0pp $-281

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: $58,750
• Closing costs: $7,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Westport Dr #71 Whiting, NJ	2.0	1.5	1192	$1,995	$1.67	139d	1	0.03mi
50 Westport Dr #71 Whiting, NJ	2.0	1.0	1120	$2,200	$1.96	84d	1	0.04mi
54 Constitution Blvd Manchester Township, NJ	2.0	1.0	1198	$1,325	$1.11	38d	1	1.18mi
1 Morning Glory Ln Whiting, NJ	2.0	2.5	1312	$1,200	$0.91	99d	1	1.22mi
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	112d	1	1.42mi
9A Juniper Ln Unit 50 Whiting, NJ	1.0	1.0	1009	$1,950	$1.93	139d	1	1.47mi
35 Milford Ave #52 Whiting, NJ	2.0	2.0	1101	$2,500	$2.27	0d	1	1.49mi

Property features AI

Finance

• HOA & community: HOA dues $175 monthlyHOA covers trash, common area maintenance, and lawn maintenanceCommunity amenities include clubhouse and landscaping

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer
• Home design: Fee simple ownership
• Exterior features: Shingle roof

Interior

• Kitchen: Dishwasher, Microwave, Stove, Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom and 1 half bathroom (1.5 total)
• Heating & cooling: Electric heating with baseboardCentral air conditioning (electric)
• Interior features: Washer, Dryer, Dishwasher, Microwave, Stove, Refrigerator includedLaminate flooringNo fireplaceNo basement
• Laundry & utility: Washer and Dryer included

Listing history 50 events

1. 2026-09-23
   days on market $235,000 Active 120 DOM
2. 2026-09-22
   days on market $235,000 Active 119 DOM
3. 2026-09-21
   days on market $235,000 Active 118 DOM
4. 2026-09-20
   days on market $235,000 Active 117 DOM
5. 2026-09-19
   days on market $235,000 Active 116 DOM
6. 2026-09-18
   days on market $235,000 Active 115 DOM
7. 2026-09-17
   days on market $235,000 Active 114 DOM
8. 2026-09-16
   days on market $235,000 Active 113 DOM
9. 2026-09-15
   days on market $235,000 Active 112 DOM
10. 2026-09-14
    days on market $235,000 Active 111 DOM
11. 2026-09-13
    days on market $235,000 Active 110 DOM
12. 2026-09-12
    days on market $235,000 Active 109 DOM
13. 2026-09-11
    days on market $235,000 Active 108 DOM
14. 2026-09-05
    days on market $235,000 Active 102 DOM
15. 2026-09-04
    days on market $235,000 Active 101 DOM
16. 2026-09-02
    days on market $235,000 Active 99 DOM
17. 2026-08-31
    days on market $235,000 Active 97 DOM
18. 2026-08-29
    days on market $235,000 Active 95 DOM
19. 2026-08-28
    days on market $235,000 Active 94 DOM
20. 2026-08-27
    days on market $235,000 Active 93 DOM
21. 2026-08-26
    days on market $235,000 Active 92 DOM
22. 2026-08-25
    days on market $235,000 Active 91 DOM
23. 2026-08-24
    days on market $235,000 Active 90 DOM
24. 2026-08-23
    pricedays on market $235,000 Active 89 DOM
25. 2026-08-22
    days on market $245,000 Active 88 DOM
26. 2026-08-21
    days on market $245,000 Active 87 DOM
27. 2026-08-20
    days on market $245,000 Active 86 DOM
28. 2026-08-19
    days on market $245,000 Active 85 DOM
29. 2026-08-18
    days on market $245,000 Active 84 DOM
30. 2026-08-17
    days on market $245,000 Active 83 DOM
31. 2026-08-16
    days on market $245,000 Active 82 DOM
32. 2026-08-15
    days on market $245,000 Active 81 DOM
33. 2026-08-14
    days on market $245,000 Active 80 DOM
34. 2026-08-13
    days on market $245,000 Active 79 DOM
35. 2026-08-12
    days on market $245,000 Active 78 DOM
36. 2026-08-11
    days on market $245,000 Active 77 DOM
37. 2026-08-10
    days on market $245,000 Active 76 DOM
38. 2026-08-09
    days on market $245,000 Active 75 DOM
39. 2026-08-08
    days on market $245,000 Active 74 DOM
40. 2026-08-06
    days on market $245,000 Active 72 DOM
41. 2026-08-05
    days on market $245,000 Active 71 DOM
42. 2026-08-04
    days on market $245,000 Active 70 DOM
43. 2026-08-03
    days on market $245,000 Active 69 DOM
44. 2026-07-31
    days on market $245,000 Active 66 DOM
45. 2026-07-30
    days on market $245,000 Active 64 DOM
46. 2026-07-28
    days on market $245,000 Active 63 DOM
47. 2026-07-26
    days on market $245,000 Active 61 DOM
48. 2026-07-24
    days on market $245,000 Active 59 DOM
49. 2026-07-23
    days on market $245,000 Active 58 DOM
50. 2026-07-22
    days on market $245,000 Active 57 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,925
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$2,100
• − Depreciation: −$6,836
• Taxable loss: −$5,863
• Est. tax savings @ 24.0%: +$1,407
• After-tax cash flow: $-490/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

Good 80/100 Cosmetic rehab Est. rehab $5,960–$17,880 screening

This move-in ready ranch home in Crestwood Village offers stylish updates throughout, including a fully renovated kitchen and bathroom, new laminate flooring, and well-maintained landscaping.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes the home's appearance ↑
• Both new flooring — improves comfort and adds 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

Livability — Manchester

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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: HOA dues $175 monthlyHOA covers trash, common area maintenance, and lawn maintenanceCommunity amenities include clubhouse and landscaping

Exterior

• Parking: Attached 1-car garage
• Utilities: Public sewer
• Home design: Fee simple ownership
• Exterior features: Shingle roof

Interior

• Kitchen: Dishwasher, Microwave, Stove, Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom and 1 half bathroom (1.5 total)
• Heating & cooling: Electric heating with baseboardCentral air conditioning (electric)
• Interior features: Washer, Dryer, Dishwasher, Microwave, Stove, Refrigerator includedLaminate flooringNo fireplaceNo basement
• Laundry & utility: Washer and Dryer included

Price history

-7.2% since first listed

8 events — show timeline

• 2026-05-26 Listed $255,000 MOMLS
• 2026-01-15 Sold (MLS) $245,000 MOMLS
• 2025-11-26 Pending — MOMLS
• 2025-09-22 Price Changed $249,000 MOMLS
• 2025-09-05 Relisted — MOMLS
• 2025-08-22 Pending — MOMLS
• 2025-08-15 Price Changed $265,000 MOMLS
• 2025-06-28 Listed $274,900 MOMLS