144 Azalea Dr Unit B · Crestwood Village, NJ 08759

$145,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily · 102 Days on market

Good condition $132/sqft · 49% below area Est $282k · 49% under $388/mo HOA · 19% of rent

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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).

• Cash flow +21.0/30.0
• ARV discount +15.0/15.0
• 1% rule +8.9/10.0
• DSCR +6.7/10.0
• 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

Welcome to Crestwood 1- 55+ Community Move right into this beautifully updated gem- nothing to do but pack your bags. Enjoy all the benefits of CW1, including 9 hole golf course, dog park, shuttle bus, clubhouse featuring gym, bocce, and a variety of clubs and activities. This home features newly renovated eat-in kitchen with quartz countertop, stainless steel appliances. Enjoy numerous upgrades throughout including, New electrical panel, new thermostats, Faux wood blinds, designer ceiling fans in every room, wainscoting and new molding. Updated bathroom with new vanity, fixtures and so much more to see. Your future home is waiting. Don't miss your chance to see this home and make it yours.

Key facts

• Quartz countertop
• Updated kitchen
• New electrical panel

Tags

• UPDATED KITCHEN
• QUARTZ COUNTERTOP
• STAINLESS STEEL APPLIANCES
• NEW ELECTRICAL PANEL
• NEW THERMOSTATS
• FAUX WOOD BLINDS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.5% 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: 658 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k 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 102 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.39% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 6.0

CMA / ARV

• ARV (median comp): $282,014
• List price: $145,000
• Delta: -48.58%
• 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
701 Orchid St	0.31mi	2/2.0	1,140 (+4%)	1mo	$300,000	$263	74
315 Gardenia Dr	0.18mi	2/2.0	1,140 (+4%)	11mo	$247,000	$217	72
1B Myrtle Pl	0.16mi	2/1.5	1,220 (+11%)	5mo	$140,000	$115	68
28 Morning Glory Ln	0.28mi	2/2.0	1,140 (+4%)	10mo	$260,000	$228	68
519 Petunia Ln N	0.38mi	2/2.0	1,140 (+4%)	5mo	$275,000	$241	68
553 Petunia Ln N	0.39mi	2/2.0	1,140 (+4%)	6mo	$311,500	$273	67
73 B Bellhaven Ct	0.18mi	1/1.0 (-1)	1,001 (-9%)	7mo	$120,000	$120	66
5 A Verbina Ct	0.29mi	2/1.0	1,216 (+10%)	7mo	$89,000	$73	63
27 Crocus Ln Unit B	0.42mi	2/1.5	1,220 (+11%)	7mo	$140,000	$115	54
15 B Wintergreen Ln	0.42mi	2/1.5	1,216 (+10%)	9mo	$145,000	$119	53
7 Wintergreen Ln Unit B	0.35mi	1/1.0 (-1)	1,216 (+10%)	10mo	$75,000	$62	52
21 Crocus Ln Unit A	0.36mi	2/2.0	1,000 (-9%)	17mo	$195,000	$195	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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-10,229
• Equity at exit: $21,620

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $8,923
• Equity at exit: $12,537

Cash invested: $40,600 (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: 658
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,018 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$388
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $204

Break-even live

Break-even rent $1,760

Max offer price $145,000

Occupancy floor 85%

Sensitivity live

Price	-10% $304	-5% $254	+0% $204	+5% $154	+10% $104
Rent	-10% $45	-5% $124	+0% $204	+5% $284	+10% $364
Rate	-1.0pp $277	-0.5pp $241	base $204	+0.5pp $167	+1.0pp $128

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Morning Glory Ln Whiting, NJ	2.0	2.5	1312	$1,200	$0.91	5d	1	0.23mi
49 Westport Dr #71 Whiting, NJ	2.0	1.5	1192	$1,995	$1.67	44d	1	1.27mi
50 Westport Dr #71 Whiting, NJ	2.0	1.0	1120	$2,200	$1.96	0d	1	1.30mi
57D Milford Ave Unit 53 Whiting, NJ	2.0	1.0	880	$1,800	$2.05	25d	1	1.44mi

HOA detail

• Monthly dues: $388 · $4,656/yr
• Likely covers: electricgym

Listing history 15 events

1. 2026-06-21
   days on market $145,000 Active 102 DOM
2. 2026-06-18
   days on market $145,000 Active 99 DOM
3. 2026-06-17
   pricedays on market $145,000 Active 98 DOM
4. 2026-06-16
   days on market $150,000 Active 97 DOM
5. 2026-06-15
   days on market $150,000 Active 96 DOM
6. 2026-06-13
   days on market $150,000 Active 94 DOM
7. 2026-06-09
   days on market $150,000 Active 90 DOM
8. 2026-06-08
   days on market $150,000 Active 89 DOM
9. 2026-06-07
   days on market $150,000 Active 88 DOM
10. 2026-06-04
    days on market $150,000 Active 85 DOM
11. 2026-06-03
    days on market $150,000 Active 84 DOM
12. 2026-06-02
    pricedays on market $150,000 Active 83 DOM
13. 2026-06-01
    days on market $157,000 Active 82 DOM
14. 2026-05-31
    days on market $157,000 Active 81 DOM
15. 2026-03-11
    listed $165,000 Active 703-char remark

    Show marketing remark (703 chars)

    Welcome to Crestwood 1- 55+ Community Move right into this beautifully updated gem- nothing to do but pack your bags. Enjoy all the benefits of CW1, including 9 hole golf course, dog park, shuttle bus, clubhouse featuring gym, bocce, and a variety of clubs and activities. This home features newly renovated eat-in kitchen with quartz countertop, stainless steel appliances. Enjoy numerous upgrades throughout including, New electrical panel, new thermostats, Faux wood blinds, designer ceiling fans in every room, wainscoting and new molding. Updated bathroom with new vanity, fixtures and so much more to see. Your future home is waiting. Don't miss your chance to see this home and make it yours.

ⓘ 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 64% 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: $24,215
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − HOA: −$4,656
• − Depreciation: −$4,218
• Taxable income: $444
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $2,342/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 · 1 photo

Good 75/100 Cosmetic rehab

This single-family home is in good condition with recent updates, including a newly renovated kitchen and bathroom. It is move-in ready with a good curb appeal and is located in a community with various amenities.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace front door — Improves entryway and security
• Both Upgrade landscaping — Enhances curb appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace front door — Improves entryway and security ↑
• Both Upgrade landscaping — Enhances curb 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

1 event — show timeline

• 2026-03-11 Listed $165,000 MOMLS