18B Yorkshire Ct Unit b · Leisure Village West, NJ 08759

$170,000

2 bd · 1.0 ba · 858 sqft · SingleFamily · 63 Days on market

Built 1973 Average condition 5,227 sqft lot $198/sqft · at area comps Est $167k · at est. $339/mo HOA · 15% of rent ↓ 6% since listing

---

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 +20.5/30.0
• 1% rule +7.9/10.0
• ARV discount +6.7/15.0
• DSCR +6.5/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming home backs up to peaceful and private woods. The bathroom has been recently updated, brand new carpet throughout to keep those floors warm and toasty. Freshly painted, updated hot water heater, air condditioner, kitchen countertops, sink and flooring in kitchen. And a BONUS BACK DOOR for direct entry from your car! LVw has a wide range of amenities, including two golf courses, tennis, bocce, 2 swimming pools and Comcast is INCLUDED in you maintenance fee.

Key facts

• Updated kitchen sink
• Brand new carpet
• 5,227 sq ft lot

Tags

• RECENTLY UPDATED BATHROOM
• BRAND NEW CARPET
• UPDATED HOT WATER HEATER
• UPDATED AIR CONDITIONER
• UPDATED KITCHEN COUNTERTOPS
• UPDATED KITCHEN SINK

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $224 ($3k/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: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.8% in Leisure Village West — 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 70/100 on livability (#261 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment 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; 2 comparable units currently listed for rent nearby; 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 63 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 6.4

CMA / ARV

• ARV (median comp): $166,956
• List price: $170,000
• Delta: 1.82%
• 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
1D Sterling St	0.12mi	2/1.0	836 (-3%)	2mo	$170,000	$203	88
13C Sterling St	0.13mi	2/1.0	836 (-3%)	6mo	$207,000	$248	85
59B Cambridge Cir	0.37mi	2/1.0	861 (+0%)	3mo	$218,000	$253	80
51D Edinburgh Ln	0.34mi	2/1.0	836 (-3%)	2mo	$229,900	$275	79
7B Cambridge Cir Unit B	0.33mi	2/1.0	861 (+0%)	8mo	$185,000	$215	78
51B Edinburgh Ln	0.33mi	2/1.0	830 (-3%)	6mo	$175,000	$211	74
8A Edinburgh Ln Unit A	0.33mi	2/1.0	939 (+9%)	1mo	$195,000	$208	68
440 Dartmoor Way Unit I	0.37mi	2/2.0	946 (+10%)	5mo	$185,000	$196	58
439-H Chesterfield Ct	0.40mi	2/2.0	946 (+10%)	6mo	$184,000	$195	55
26 Maidstone Way	0.51mi	2/2.0	967 (+13%)	0mo	$270,000	$279	51
440 G Dartmoor Way	0.39mi	1/1.0 (-1)	738 (-14%)	7mo	$165,000	$224	48
7 Woodstock Ln	0.70mi	2/2.0	967 (+13%)	1mo	$260,000	$269	41

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-13,028
• Equity at exit: $25,348

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $8,021
• Equity at exit: $14,698

Cash invested: $47,600 (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: 648
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$339
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $224

Break-even live

Break-even rent $1,916

Max offer price $170,000

Occupancy floor 85%

Sensitivity live

Price	-10% $342	-5% $283	+0% $224	+5% $165	+10% $107
Rent	-10% $50	-5% $137	+0% $224	+5% $311	+10% $398
Rate	-1.0pp $310	-0.5pp $267	base $224	+0.5pp $180	+1.0pp $135

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43C Edinburgh Ln Manchester, NJ	2.0	1.0	836	$2,200	$2.63	44d	1	0.28mi
73 Buckingham Dr N Manchester, NJ	2.0	2.0	967	$2,200	$2.28	44d	1	0.82mi

HOA detail

• Monthly dues: $339 · $4,068/yr
• Likely covers: waterpool

Listing history 15 events

1. 2026-06-18
   days on market $170,000 Active 63 DOM
2. 2026-06-17
   days on market $170,000 Active 62 DOM
3. 2026-06-16
   days on market $170,000 Active 61 DOM
4. 2026-06-15
   days on market $170,000 Active 60 DOM
5. 2026-06-13
   days on market $170,000 Active 58 DOM
6. 2026-06-09
   days on market $170,000 Active 54 DOM
7. 2026-06-08
   days on market $170,000 Active 53 DOM
8. 2026-06-07
   days on market $170,000 Active 52 DOM
9. 2026-06-04
   days on market $170,000 Active 49 DOM
10. 2026-06-03
    days on market $170,000 Active 48 DOM
11. 2026-06-02
    days on market $170,000 Active 47 DOM
12. 2026-06-01
    days on market $170,000 Active 46 DOM
13. 2026-05-31
    days on market $170,000 Active 45 DOM
14. 2026-05-09
    price $170,000 473-char remark

    Show marketing remark (473 chars)

    This charming home backs up to peaceful and private woods. The bathroom has been recently updated, brand new carpet throughout to keep those floors warm and toasty. Freshly painted, updated hot water heater, air condditioner, kitchen countertops, sink and flooring in kitchen. And a BONUS BACK DOOR for direct entry from your car! LVw has a wide range of amenities, including two golf courses, tennis, bocce, 2 swimming pools and Comcast is INCLUDED in you maintenance fee.

15. 2026-04-16
    listed $180,000 Active 473-char remark

    Show marketing remark (473 chars)

    This charming home backs up to peaceful and private woods. The bathroom has been recently updated, brand new carpet throughout to keep those floors warm and toasty. Freshly painted, updated hot water heater, air condditioner, kitchen countertops, sink and flooring in kitchen. And a BONUS BACK DOOR for direct entry from your car! LVw has a wide range of amenities, including two golf courses, tennis, bocce, 2 swimming pools and Comcast is INCLUDED in you maintenance fee.

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 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: $26,400
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$4,068
• − Depreciation: −$4,945
• Taxable income: $240
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $2,632/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

Average 55/100 Cosmetic rehab

A charming home with average condition, recently updated bathroom and kitchen, and a bonus back door. Simple repairs and maintenance can significantly enhance its resale and rental value.

Repairs flagged

• Minor Overgrown vegetation — Simple trimming needed
• Minor Missing window screens — Easy replacement

Value-add opportunities

• Both Landscaping — Enhances curb appeal and rental value
• Both Window screens — Improves comfort and energy efficiency
• Both Paint touch-ups — Enhances curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Overgrown vegetation · Simple trimming needed	Minor	$500–3,000
Missing window screens · Easy replacement	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and rental value ↑
• Both Window screens — Improves comfort and energy efficiency ↑
• Both Paint touch-ups — Enhances curb appeal and rental 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 — Leisure Village West

• Score: 70/100
• State rank: #261
• US rank: #7714

Category grades

Amenities F Commute F Cost of living C Crime A+ Employment B+ Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leisure Village West, NJ
• 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

-5.6% since first listed

2 events — show timeline

• 2026-05-09 Price Changed $170,000 MOMLS
• 2026-04-16 Listed $180,000 MOMLS