7A Greenwood Ln · Crestwood Village, NJ 08759

$169,900

2 bd · 1.0 ba · 1,009 sqft · SingleFamily · 130 Days on market

Built 1982 Good condition 5,227 sqft lot 1-car garage $168/sqft · 22% below area Est $218k · 22% under $144/mo HOA · 8% of rent ↓ 11% 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).

• Cash flow +15.8/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• DSCR +4.9/10.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this Crestwood 6 attached ranch offering 2 bedrooms, 1 bathroom, and a 1-car garage! This well-kept home features an eat-in kitchen with plantation shutters and a dedicated dining area. A separate laundry room with attic storage is conveniently located off the garage. The spacious family room features laminate flooring, while both bedrooms have carpet floors. The full bathroom offers a tub and shower combo, vanity space, and a lot of storage. Additional features include window units and ceiling fans throughout for added comfort. Enjoy low-maintenance living with community amenities that include a clubhouse, bus service, lawn maintenance, snow removal, and more.

Key facts

• Plantation shutters
• Attic storage
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• PLANTATION SHUTTERS
• DEDICATED DINING AREA
• SEPARATE LAUNDRY ROOM
• ATTIC STORAGE
• SPACIOUS FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $77 ($923/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.

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: 1083 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 95d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• 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 $1k of loan paydown is wiped out by about $5k 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 130 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.04% ✓
• Cap rate: 6.84%
• Cash-on-cash: 1.94%
• DSCR: 1.09
• GRM: 8.0

CMA / ARV

• ARV (median comp): $218,108
• List price: $169,900
• Delta: -22.10%
• 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
9 Greenwood Ln #62	0.07mi	1/1.0 (-1)	1,009 (0%)	4mo	$190,000	$188	88
33 Medford Rd Unit A	0.21mi	2/1.0	1,008 (-0%)	2mo	$175,000	$174	88
50D Stonybrook Rd	0.26mi	2/1.0	924 (-8%)	0mo	$155,000	$168	74
19B Medford Rd #61	0.36mi	2/1.0	924 (-8%)	4mo	$171,000	$185	66
16B Amesbury Rd	0.58mi	2/1.0	965 (-4%)	1mo	$195,000	$202	65
20 Amesbury Rd Unit B	0.56mi	2/1.0	965 (-4%)	4mo	$168,000	$174	63
9A Ardsley Ave #64	0.57mi	2/1.5	1,076 (+7%)	0mo	$178,000	$165	60
14C Amesbury Rd #64	0.60mi	2/1.0	1,076 (+7%)	3mo	$190,000	$177	58
7 Amherst Rd Unit A	0.50mi	2/2.0	1,076 (+7%)	4mo	$225,000	$209	58
15A Alpine Rd #63	0.54mi	2/2.0	1,076 (+7%)	4mo	$205,000	$191	56
5 Berkeley St Unit A	0.61mi	2/1.5	1,098 (+9%)	2mo	$189,900	$173	53
18 Alpine Rd Unit C	0.55mi	2/1.5	880 (-13%)	3mo	$160,000	$182	49

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-22,518
• Equity at exit: $25,333

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-12,833
• Equity at exit: $14,690

Cash invested: $47,572 (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: 36 active · 22 under contract
• Months of supply: 9.4 mo (11%/mo absorbed)
• Median asking: $177,200 ($163/sqft)
• Median days on market: 62 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: +32.3% 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: 8.0×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$144
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $77

Break-even live

Break-even rent $1,669

Max offer price $169,900

Occupancy floor 91%

Sensitivity live

Price	-10% $194	-5% $136	+0% $77	+5% $18	+10% $-41
Rent	-10% $-63	-5% $7	+0% $77	+5% $147	+10% $216
Rate	-1.0pp $162	-0.5pp $120	base $77	+0.5pp $33	+1.0pp $-12

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: $42,475
• Closing costs: $5,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27A Stonybrook Rd Unit 61 Whiting, NJ	1.0	1.0	814	$1,750	$2.15	9d	1	0.07mi
57D Milford Ave Unit 53 Whiting, NJ	2.0	1.0	880	$1,800	$2.05	120d	1	0.69mi
48B Milford Ave #53 Whiting, NJ	1.0	1.0	1009	$1,850	$1.83	0d	1	0.71mi
35 Milford Ave #52 Whiting, NJ	2.0	2.0	1101	$2,500	$2.27	0d	1	0.87mi
24 Partridge Pl Manchester Township, NJ	3.0	2.0	1248	$1,780	$1.43	108d	1	0.96mi
4 Grouse Ct Manchester Township, NJ	2.0	2.0	1216	$1,700	$1.40	0d	1	0.96mi
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	112d	1	0.96mi
4 Autumn Ct Manchester Township, NJ	2.0	2.0	1056	$1,600	$1.52	94d	1	0.97mi
— Manchester Township, NJ	2.0	2.0	1141	$1,700	$1.49	106d	1	0.99mi
88 Beaver Ave Manchester Township, NJ	2.0	2.0	991	$1,600	$1.61	68d	1	1.09mi
123 Woodchuck Pkwy Manchester Township, NJ	2.0	2.0	1141	$1,700	$1.49	65d	1	1.10mi
7 Teal Ct Whiting, NJ	2.0	2.0	1056	$1,600	$1.52	99d	1	1.12mi
94 Beaver Ave Manchester Township, NJ	2.0	2.0	991	$1,600	$1.61	67d	1	1.12mi
54 Constitution Blvd Manchester Township, NJ	2.0	1.0	1198	$1,325	$1.11	38d	1	1.19mi
1 Morning Glory Ln Whiting, NJ	2.0	2.5	1312	$1,200	$0.91	99d	1	1.33mi
9A Juniper Ln Unit 50 Whiting, NJ	1.0	1.0	1009	$1,950	$1.93	139d	1	1.42mi

Property features AI

Finance

• HOA & community: HOA with monthly fee of $144HOA covers common area, lawn maintenance, and snow removalCommunity room and clubhouse available

Exterior

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

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingMulti-unit cooling
• Interior features: Ceiling fan(s)Crawl space basement

HOA detail $144/mo · $1,728/yr

• Likely covers: snow removal

Listing history 50 events

1. 2026-09-23
   days on market $169,900 Active 130 DOM
2. 2026-09-22
   days on market $169,900 Active 129 DOM
3. 2026-09-21
   days on market $169,900 Active 128 DOM
4. 2026-09-20
   days on market $169,900 Active 127 DOM
5. 2026-09-19
   days on market $169,900 Active 126 DOM
6. 2026-09-18
   days on market $169,900 Active 125 DOM
7. 2026-09-17
   days on market $169,900 Active 124 DOM
8. 2026-09-16
   days on market $169,900 Active 123 DOM
9. 2026-09-15
   days on market $169,900 Active 122 DOM
10. 2026-09-14
    days on market $169,900 Active 121 DOM
11. 2026-09-13
    days on market $169,900 Active 120 DOM
12. 2026-09-12
    days on market $169,900 Active 119 DOM
13. 2026-09-11
    days on market $169,900 Active 118 DOM
14. 2026-09-05
    days on market $169,900 Active 112 DOM
15. 2026-09-04
    days on market $169,900 Active 111 DOM
16. 2026-09-02
    days on market $169,900 Active 109 DOM
17. 2026-08-31
    days on market $169,900 Active 107 DOM
18. 2026-08-29
    days on market $169,900 Active 105 DOM
19. 2026-08-28
    days on market $169,900 Active 104 DOM
20. 2026-08-27
    days on market $169,900 Active 103 DOM
21. 2026-08-26
    days on market $169,900 Active 102 DOM
22. 2026-08-25
    days on market $169,900 Active 101 DOM
23. 2026-08-24
    days on market $169,900 Active 100 DOM
24. 2026-08-23
    days on market $169,900 Active 99 DOM
25. 2026-08-22
    days on market $169,900 Active 98 DOM
26. 2026-08-21
    days on market $169,900 Active 97 DOM
27. 2026-08-20
    days on market $169,900 Active 96 DOM
28. 2026-08-19
    days on market $169,900 Active 95 DOM
29. 2026-08-18
    days on market $169,900 Active 94 DOM
30. 2026-08-17
    days on market $169,900 Active 93 DOM
31. 2026-08-16
    status $169,900 Active 92 DOM
32. 2026-07-31
    status $169,900 Pending 92 DOM
33. 2026-07-31
    days on market $169,900 Active 92 DOM
34. 2026-07-30
    days on market $169,900 Active 90 DOM
35. 2026-07-28
    days on market $169,900 Active 89 DOM
36. 2026-07-26
    days on market $169,900 Active 87 DOM
37. 2026-07-24
    days on market $169,900 Active 85 DOM
38. 2026-07-23
    days on market $169,900 Active 84 DOM
39. 2026-07-22
    days on market $169,900 Active 83 DOM
40. 2026-07-21
    days on market $169,900 Active 82 DOM
41. 2026-07-20
    days on market $169,900 Active 81 DOM
42. 2026-07-18
    days on market $169,900 Active 79 DOM
43. 2026-07-18
    days on market $169,900 Active 78 DOM
44. 2026-07-15
    days on market $169,900 Active 76 DOM
45. 2026-07-14
    days on market $169,900 Active 75 DOM
46. 2026-07-13
    days on market $169,900 Active 74 DOM
47. 2026-07-13
    days on market $169,900 Active 73 DOM
48. 2026-07-11
    days on market $169,900 Active 72 DOM
49. 2026-07-10
    days on market $169,900 Active 71 DOM
50. 2026-07-09
    days on market $169,900 Active 70 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 7/10 Severe 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,191
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − HOA: −$1,728
• − Depreciation: −$4,943
• Taxable loss: −$1,786
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $1,351/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

Good 80/100 Cosmetic rehab Est. rehab $5,045–$15,135 screening

This Crestwood Village home is in good condition with minimal repairs needed. It offers a good investment opportunity with potential for value increase through cosmetic updates.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace window units — Improves energy efficiency and comfort ↑
• Both Replace flooring — Modernizes the space and increases 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: HOA with monthly fee of $144HOA covers common area, lawn maintenance, and snow removalCommunity room and clubhouse available

Exterior

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

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingMulti-unit cooling
• Interior features: Ceiling fan(s)Crawl space basement

Price history

-10.5% since first listed

5 events — show timeline

• 2026-06-30 Price Changed $169,900 MOMLS
• 2026-06-06 Relisted — MOMLS
• 2026-05-21 Pending — MOMLS
• 2026-05-01 Price Changed $174,900 MOMLS
• 2026-04-15 Listed $189,900 MOMLS