7A Greenwood Ln · Crestwood Village, NJ 08759

$174,900

2 bd · 1.0 ba · 1,009 sqft · SingleFamily · 52 Days on market

Built 1982 Good condition 5,227 sqft lot $173/sqft · 21% below area Est $222k · 21% under $144/mo HOA · 8% of rent ↓ 8% 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• 1% rule +5.1/10.0
• DSCR +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

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. Don't miss this opportunity to live in the desirable Crestwood 6 community!

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 $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $37 ($443/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% 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: 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $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 52 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.01% ✓
• Cap rate: 6.55%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 8.3

CMA / ARV

• ARV (median comp): $221,907
• List price: $174,900
• Delta: -21.18%
• 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
1 Greenwood Ln Unit B	0.05mi	2/1.0	1,009 (0%)	2mo	$252,000	$250	96
9 Greenwood Ln #62	0.07mi	1/1.0 (-1)	1,009 (0%)	1mo	$190,000	$188	91
40 Stonybrook Rd #62	0.15mi	2/1.0	1,008 (-0%)	3mo	$150,000	$149	90
41 Stonybrook Rd Unit A	0.06mi	2/1.0	924 (-8%)	5mo	$168,000	$182	79
19B Medford Rd #61	0.36mi	2/1.0	924 (-8%)	1mo	$171,000	$185	68
20 Amesbury Rd Unit B	0.56mi	2/1.0	965 (-4%)	0mo	$168,000	$174	66
1 Stonybrook Ct Unit B	0.32mi	2/1.0	1,113 (+10%)	4mo	$200,000	$180	65
19B Medford Rd #61	0.36mi	2/1.0	924 (-8%)	7mo	$80,000	$87	64
7 Amherst Rd Unit A	0.50mi	2/2.0	1,076 (+7%)	1mo	$225,000	$209	60
6 Ardmore St Unit A	0.38mi	2/1.0	1,113 (+10%)	7mo	$210,000	$189	60
15A Alpine Rd #63	0.54mi	2/2.0	1,076 (+7%)	1mo	$205,000	$191	59
25 Sunset Rd	0.74mi	2/1.0	1,101 (+9%)	3mo	$140,000	$127	48

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-25,875
• Equity at exit: $26,078

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-19,036
• Equity at exit: $15,122

Cash invested: $48,972 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$144
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $37

Break-even live

Break-even rent $1,712

Max offer price $174,900

Occupancy floor 93%

Sensitivity live

Price	-10% $158	-5% $97	+0% $37	+5% $-24	+10% $-84
Rent	-10% $-102	-5% $-33	+0% $37	+5% $106	+10% $176
Rate	-1.0pp $125	-0.5pp $81	base $37	+0.5pp $-8	+1.0pp $-55

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57D Milford Ave Unit 53 Whiting, NJ	2.0	1.0	880	$1,800	$2.05	25d	1	0.69mi
24 Partridge Pl Manchester Township, NJ	3.0	2.0	1248	$1,780	$1.43	13d	1	0.96mi
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	18d	1	0.96mi
4 Autumn Ct Manchester Township, NJ	2.0	2.0	1056	$1,600	$1.52	0d	1	0.97mi
— Manchester Township, NJ	2.0	2.0	1141	$1,700	$1.49	11d	1	0.99mi
7 Teal Ct Whiting, NJ	2.0	2.0	1056	$1,600	$1.52	5d	1	1.12mi
1 Morning Glory Ln Whiting, NJ	2.0	2.5	1312	$1,200	$0.91	5d	1	1.33mi
9A Juniper Ln Unit 50 Whiting, NJ	1.0	1.0	1009	$1,950	$1.93	45d	1	1.42mi

HOA detail

• Monthly dues: $144 · $1,728/yr
• Likely covers: snow removal

Listing history 11 events

1. 2026-06-21
   days on market $174,900 Active 52 DOM
2. 2026-06-18
   days on market $174,900 Active 49 DOM
3. 2026-06-17
   days on market $174,900 Active 48 DOM
4. 2026-06-16
   days on market $174,900 Active 47 DOM
5. 2026-06-15
   days on market $174,900 Active 46 DOM
6. 2026-06-13
   days on market $174,900 Active 44 DOM
7. 2026-06-09
   days on market $174,900 Active 40 DOM
8. 2026-06-08
   days on market $174,900 Active 39 DOM
9. 2026-06-07
   statusdays on market $174,900 Active 38 DOM
10. 2026-05-01
    price $174,900 755-char remark

    Show marketing remark (755 chars)

    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. Don't miss this opportunity to live in the desirable Crestwood 6 community!

11. 2026-04-15
    listed $189,900 Active 755-char remark

    Show marketing remark (755 chars)

    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. Don't miss this opportunity to live in the desirable Crestwood 6 community!

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $21,108
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − HOA: −$1,728
• − Depreciation: −$5,088
• Taxable loss: −$2,380
• Est. tax savings @ 24.0%: +$571
• After-tax cash flow: $1,014/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

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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

-7.9% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $174,900 MOMLS
• 2026-04-15 Listed $189,900 MOMLS