1C Sparrow St · Cedar Glen West, NJ 08759

$69,000

1 bd · 1.0 ba · 970 sqft · SingleFamily · 44 Days on market

55+ age-restricted Built 1970 Good condition $470/mo HOA ↓ 17% since listing

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Why this score? — see what drove the B- 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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Condition / age +3.8/5.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Cedar Glen West, a peaceful 55+ co-op community offering comfort, convenience, and carefree living. This freshly painted 1-bedroom, 1-bath home features a BRAND NEW AIR CONDITION UNIT BRAND NEW HEATING SYSTEM AND BRAND NEW WATER HEATER NEWER ROOF and NEWER CUSTOM WINDOWS. Beautiful Hardwood floors throughout, Newly paved driveway. Enjoy a serene lifestyle just minutes from swimming lakes with lifeguards and a short drive to Atlantic City. The monthly HOA fee includes property taxes, water, sewer, trash, lawn maintenance, snow removal, furnace and hot water heater repairs, roof maintenance, and gutter cleaning--providing true worry-free living.

Key facts

• Newer custom windows
• Newly paved driveway
• Newer roof

Tags

• BRAND NEW AIR CONDITION UNIT
• BRAND NEW HEATING SYSTEM
• BRAND NEW WATER HEATER
• NEWER ROOF
• NEWER CUSTOM WINDOWS
• NEWLY PAVED DRIVEWAY

🏢 Co-op / cooperative unit. The $69,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#366 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; 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: Manchester Township Elementary School (math 22% / reading 46%, grade F, #642 of 1,303 statewide, top 50%, 514 students, 45% 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) — zoned schools average 42% FRL vs 23% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1083 active listings in the ZIP; 4,434 units permitted in Ocean County in 2024 (868 in 5+ unit buildings).
• This rent runs 38% 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 $477 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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: 2.51% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.08%
• DSCR: 2.16
• GRM: 3.3

CMA / ARV

• ARV (median comp): $97,006
• List price: $69,000
• Delta: -28.87%
• 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
4 Flamingo Ter Unit A	0.09mi	1/1.0	970 (0%)	8mo	$45,000	$46	90
12 Heron St Unit D	0.13mi	1/1.0	980 (+1%)	4mo	$120,000	$122	89
5 Blue Jay St Unit A	0.12mi	1/1.0	970 (0%)	6mo	$53,000	$55	89
17 Heron St Unit D	0.12mi	1/1.0	970 (0%)	7mo	$55,000	$57	88
16 B Dove St	0.21mi	1/1.0	970 (0%)	4mo	$73,000	$75	87
1 B W Lake Dr	0.28mi	1/1.0	970 (0%)	1mo	$56,000	$58	86
18 Dove St Unit A	0.21mi	1/1.0	970 (0%)	9mo	$69,900	$72	83
6 Dove St Unit D	0.30mi	1/1.0	970 (0%)	6mo	$80,000	$82	81
22 C Robin St	0.24mi	2/1.0 (+1)	970 (0%)	6mo	$158,000	$163	79
6 C Swallow St	0.27mi	2/1.0 (+1)	970 (0%)	5mo	$110,000	$113	78
9 D Dove St Unit D	0.30mi	2/1.0 (+1)	970 (0%)	9mo	$57,500	$59	74
13B Pheasant St	0.46mi	2/1.0 (+1)	1,100 (+13%)	3mo	$95,500	$87	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: 20.1%
• Equity multiple: 1.82×
• Total profit: $15,879
• Equity at exit: $10,288

10-year hold

• IRR: 28.5%
• Equity multiple: 3.56×
• Total profit: $49,545
• Equity at exit: $5,966

Cash invested: $19,320 (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: 21 active · 3 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $89,999 ($93/sqft)
• Median days on market: 107 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: +7.8% vs 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: 3.3×

Monthly cashflow live

• Estimated rent: $1,730 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$470
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $420

Break-even live

Break-even rent $1,199

Max offer price $69,000

Occupancy floor 71%

Sensitivity live

Price	-10% $468	-5% $444	+0% $420	+5% $396	+10% $372
Rent	-10% $283	-5% $352	+0% $420	+5% $488	+10% $557
Rate	-1.0pp $455	-0.5pp $437	base $420	+0.5pp $402	+1.0pp $384

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: $17,250
• Closing costs: $2,070
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Association: Cedar Glen WestMonthly association fee of $470Association covers trash, common areas, lawn maintenance, sewer, snow removal and waterCommunity amenities include clubhouse, community room, bocci court, and landscaping; no pool

Exterior

• Parking: No garage
• Utilities: Septic tank
• Home design: Cooperative ownershipQuad model
• Construction: Shingle roof
• Exterior features: Timberline shingle roof

Interior

• Kitchen: Gas cooking
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heatingBaseboard heatingElectric coolingOther cooling
• Interior features: Washer and dryer includedGas cooking includedNo fireplaces
• Laundry & utility: Washer and dryer

HOA detail $470/mo · $5,640/yr

• Likely covers: watersewertrashsnow removalroof

Listing history 37 events

1. 2026-09-23
   days on market $69,000 Active 44 DOM
2. 2026-09-22
   days on market $69,000 Active 43 DOM
3. 2026-09-21
   days on market $69,000 Active 42 DOM
4. 2026-09-20
   days on market $69,000 Active 41 DOM
5. 2026-09-19
   days on market $69,000 Active 40 DOM
6. 2026-09-18
   days on market $69,000 Active 39 DOM
7. 2026-09-17
   days on market $69,000 Active 38 DOM
8. 2026-09-16
   days on market $69,000 Active 37 DOM
9. 2026-09-15
   days on market $69,000 Active 36 DOM
10. 2026-09-14
    days on market $69,000 Active 35 DOM
11. 2026-09-13
    days on market $69,000 Active 34 DOM
12. 2026-09-12
    days on market $69,000 Active 33 DOM
13. 2026-09-11
    days on market $69,000 Active 32 DOM
14. 2026-09-05
    days on market $69,000 Active 26 DOM
15. 2026-09-04
    days on market $69,000 Active 25 DOM
16. 2026-09-02
    days on market $69,000 Active 23 DOM
17. 2026-08-31
    days on market $69,000 Active 21 DOM
18. 2026-08-29
    days on market $69,000 Active 19 DOM
19. 2026-08-28
    days on market $69,000 Active 18 DOM
20. 2026-08-27
    days on market $69,000 Active 17 DOM
21. 2026-08-26
    days on market $69,000 Active 16 DOM
22. 2026-08-25
    days on market $69,000 Active 15 DOM
23. 2026-08-24
    days on market $69,000 Active 14 DOM
24. 2026-08-23
    days on market $69,000 Active 13 DOM
25. 2026-08-22
    days on market $69,000 Active 12 DOM
26. 2026-08-21
    days on market $69,000 Active 11 DOM
27. 2026-08-20
    days on market $69,000 Active 10 DOM
28. 2026-08-19
    days on market $69,000 Active 9 DOM
29. 2026-08-18
    days on market $69,000 Active 8 DOM
30. 2026-08-17
    days on market $69,000 Active 7 DOM
31. 2026-08-16
    days on market $69,000 Active 6 DOM
32. 2026-08-15
    days on market $69,000 Active 5 DOM
33. 2026-08-14
    days on market $69,000 Active 4 DOM
34. 2026-08-13
    days on market $69,000 Active 3 DOM
35. 2026-08-12
    days on market $69,000 Active 2 DOM
36. 2026-08-10
    pricedays on marketlisting id $69,000 Active 1 DOM
37. 2025-11-27
    listed $83,000 Active 762-char remark

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $20,761
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,661
• − Management: −$1,661
• − HOA: −$5,640
• − Depreciation: −$2,007
• Taxable income: $4,547
• Est. tax owed @ 24.0%: −$1,091
• After-tax cash flow: $3,948/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 75/100 Cosmetic rehab Est. rehab $4,850–$14,550 screening

This 1-bedroom, 1-bath home in Cedar Glen West is in good condition with recent updates and a peaceful community setting.

Value-add opportunities

• Resale paint exterior — enhances curb appeal ↑
• Resale update landscaping — improves curb appeal ↑
• Both install new windows — increases natural light and energy efficiency ↑

ⓘ 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 33/100

Zoned Schools

Elementary Manchester Township Elementary School F NJ #642/1,303 Nat'l #24,299/41,679 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 66/100

Livability — Cedar Glen West

• Score: 66/100
• State rank: #366
• US rank: #12309

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar Glen West, NJ
• 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: Association: Cedar Glen WestMonthly association fee of $470Association covers trash, common areas, lawn maintenance, sewer, snow removal and waterCommunity amenities include clubhouse, community room, bocci court, and landscaping; no pool

Exterior

• Parking: No garage
• Utilities: Septic tank
• Home design: Cooperative ownershipQuad model
• Construction: Shingle roof
• Exterior features: Timberline shingle roof

Interior

• Kitchen: Gas cooking
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heatingBaseboard heatingElectric coolingOther cooling
• Interior features: Washer and dryer includedGas cooking includedNo fireplaces
• Laundry & utility: Washer and dryer

Price history

-16.9% since first listed

2 events — show timeline

• 2026-08-10 Listed $69,000 MOMLS
• 2025-11-27 Listed $83,000 MOMLS