988 B Constitution Blvd · Crestwood Village, NJ 08759

$139,900

2 bd · 2.0 ba · 1,565 sqft · SingleFamily · 171 Days on market

Fair condition $89/sqft · 6% below area Est $148k · 6% under $390/mo HOA · 18% of rent

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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 +26.7/30.0
• 1% rule +10.0/10.0
• ARV discount +10.0/15.0
• DSCR +9.2/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the ease and comfort of carefree adult community living in this spacious and inviting residence. This home features a thoughtful and convenient layout including an all season sunroom with sliders to the open floor-plan living and dining area, recently updated kitchen, 2 generously sized bedrooms, 2 full baths; master bath features a walk-in shower stall with hand rails, lots of closet space and a laundry room that leads straight to the garage. A screened in porch off of the kitchen allows for the ease of cookouts and enjoying the outdoors with protection from the elements. This home is equipped with both forced hot air heating as well as electric baseboards. Stove purchased new in 2024, all other kitchen appliances purchased in 2019. CWV3 allows street parking! Grass enhanced.

Key facts

• Open floor plan
• Screened in porch
• Laundry room

Tags

• ALL SEASON SUNROOM
• OPEN FLOOR PLAN
• SCREENED IN PORCH
• RECENTLY UPDATED KITCHEN
• LOTS OF CLOSET SPACE
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.6% 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: 648 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $967 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $37k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $140k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.57% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.65%
• DSCR: 1.52
• GRM: 5.3

CMA / ARV

• ARV (median comp): $148,114
• List price: $139,900
• Delta: -5.55%
• 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
107 Hudson Pkwy Unit B	0.08mi	2/2.0	1,558 (-0%)	6mo	$215,000	$138	91
14 A Yorktowne Pkwy	0.16mi	2/2.0	1,545 (-1%)	4mo	$210,000	$136	87
1-B Pilgrim Ct	0.28mi	2/2.0	1,565 (0%)	3mo	$163,000	$104	84
15 Monmouth Ln Unit B	0.33mi	2/2.0	1,565 (0%)	6mo	$129,900	$83	80
26A Franklin Ln	0.42mi	2/2.0	1,596 (+2%)	4mo	$205,000	$128	73
196 Constitution Blvd	0.23mi	2/1.0	1,398 (-11%)	2mo	$168,000	$120	66
7-B Drake St Sec 53	0.65mi	2/2.0	1,544 (-1%)	3mo	$220,000	$142	65
11 Woodview Dr	0.67mi	2/2.0	1,613 (+3%)	5mo	$485,000	$301	60
1 Adams Ct	0.29mi	2/2.0	1,350 (-14%)	6mo	$178,000	$132	59
7 B Birchwood Ct	0.56mi	2/2.0	1,392 (-11%)	2mo	$200,000	$144	54
5 Bayberry Ln Unit A	0.62mi	2/2.0	1,392 (-11%)	2mo	$220,000	$158	50
3B Drake St #53	0.62mi	2/2.0	1,392 (-11%)	3mo	$210,000	$151	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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,814
• Equity at exit: $20,860

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $33,864
• Equity at exit: $12,096

Cash invested: $39,172 (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: 5.3×

Monthly cashflow live

• Estimated rent: $2,199 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$390
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $380

Break-even live

Break-even rent $1,717

Max offer price $139,900

Occupancy floor 78%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Westport Dr #71 Whiting, NJ	2.0	1.5	1192	$1,995	$1.67	43d	1	0.67mi
50 Westport Dr #71 Whiting, NJ	2.0	1.0	1120	$2,200	$1.96	1d	1	0.67mi
16B Ivy Ct Unit A Manchester Township, NJ	2.0	2.0	1544	$2,400	$1.55	1d	1	0.72mi
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	16d	1	0.75mi
— Lakehurst, NJ	2.0	2.0	1568	$2,300	$1.47	1d	1	0.89mi
9B Portsmouth St Unit 54B Whiting, NJ	2.0	2.0	1544	$2,350	$1.52	20d	1	0.92mi
9B Portsmouth St Unit 54B Whiting, NJ	2.0	2.0	1544	$2,400	$1.55	1d	1	0.92mi
1 Morning Glory Ln Whiting, NJ	2.0	2.5	1312	$1,200	$0.91	3d	1	1.43mi

HOA detail

• Monthly dues: $390 · $4,680/yr
• Likely covers: electric

Listing history 27 events

1. 2026-06-18
   days on market $139,900 Active 171 DOM
2. 2026-06-17
   days on market $139,900 Active 170 DOM
3. 2026-06-16
   days on market $139,900 Active 169 DOM
4. 2026-06-15
   days on market $139,900 Active 168 DOM
5. 2026-06-13
   pricedays on market $139,900 Active 166 DOM
6. 2026-06-09
   days on market $149,900 Active 162 DOM
7. 2026-06-08
   days on market $149,900 Active 161 DOM
8. 2026-06-07
   days on market $149,900 Active 160 DOM
9. 2026-06-04
   days on market $149,900 Active 157 DOM
10. 2026-06-03
    days on market $149,900 Active 156 DOM
11. 2026-06-02
    days on market $149,900 Active 155 DOM
12. 2026-06-01
    days on market $149,900 Active 154 DOM
13. 2026-05-31
    days on market $149,900 Active 153 DOM
14. 2026-05-13
    price $149,900 800-char remark

    Show marketing remark (800 chars)

    Experience the ease and comfort of carefree adult community living in this spacious and inviting residence. This home features a thoughtful and convenient layout including an all season sunroom with sliders to the open floor-plan living and dining area, recently updated kitchen, 2 generously sized bedrooms, 2 full baths; master bath features a walk-in shower stall with hand rails, lots of closet space and a laundry room that leads straight to the garage. A screened in porch off of the kitchen allows for the ease of cookouts and enjoying the outdoors with protection from the elements. This home is equipped with both forced hot air heating as well as electric baseboards. Stove purchased new in 2024, all other kitchen appliances purchased in 2019. CWV3 allows street parking! Grass enhanced.

15. 2026-04-23
    price $158,900 800-char remark

    Show marketing remark (800 chars)

    Experience the ease and comfort of carefree adult community living in this spacious and inviting residence. This home features a thoughtful and convenient layout including an all season sunroom with sliders to the open floor-plan living and dining area, recently updated kitchen, 2 generously sized bedrooms, 2 full baths; master bath features a walk-in shower stall with hand rails, lots of closet space and a laundry room that leads straight to the garage. A screened in porch off of the kitchen allows for the ease of cookouts and enjoying the outdoors with protection from the elements. This home is equipped with both forced hot air heating as well as electric baseboards. Stove purchased new in 2024, all other kitchen appliances purchased in 2019. CWV3 allows street parking! Grass enhanced.

16. 2026-03-23
    price $169,000 800-char remark

    Show marketing remark (800 chars)

    Experience the ease and comfort of carefree adult community living in this spacious and inviting residence. This home features a thoughtful and convenient layout including an all season sunroom with sliders to the open floor-plan living and dining area, recently updated kitchen, 2 generously sized bedrooms, 2 full baths; master bath features a walk-in shower stall with hand rails, lots of closet space and a laundry room that leads straight to the garage. A screened in porch off of the kitchen allows for the ease of cookouts and enjoying the outdoors with protection from the elements. This home is equipped with both forced hot air heating as well as electric baseboards. Stove purchased new in 2024, all other kitchen appliances purchased in 2019. CWV3 allows street parking! Grass enhanced.

17. 2026-02-18
    price $172,000 800-char remark

    Show marketing remark (800 chars)

    Experience the ease and comfort of carefree adult community living in this spacious and inviting residence. This home features a thoughtful and convenient layout including an all season sunroom with sliders to the open floor-plan living and dining area, recently updated kitchen, 2 generously sized bedrooms, 2 full baths; master bath features a walk-in shower stall with hand rails, lots of closet space and a laundry room that leads straight to the garage. A screened in porch off of the kitchen allows for the ease of cookouts and enjoying the outdoors with protection from the elements. This home is equipped with both forced hot air heating as well as electric baseboards. Stove purchased new in 2024, all other kitchen appliances purchased in 2019. CWV3 allows street parking! Grass enhanced.

18. 2025-12-30
    listed $177,000 Active 800-char remark

    Show marketing remark (800 chars)

    Experience the ease and comfort of carefree adult community living in this spacious and inviting residence. This home features a thoughtful and convenient layout including an all season sunroom with sliders to the open floor-plan living and dining area, recently updated kitchen, 2 generously sized bedrooms, 2 full baths; master bath features a walk-in shower stall with hand rails, lots of closet space and a laundry room that leads straight to the garage. A screened in porch off of the kitchen allows for the ease of cookouts and enjoying the outdoors with protection from the elements. This home is equipped with both forced hot air heating as well as electric baseboards. Stove purchased new in 2024, all other kitchen appliances purchased in 2019. CWV3 allows street parking! Grass enhanced.

19. 2019-01-23
    soldstatus $77,500 Sold 477-char remark

    Show marketing remark (477 chars)

    A Lexington model Adult Community 55 years and older home with 2 bedrooms and 2 Baths, living room and Florida room and an enclosed glass porch. Features are a heat pump that saves you money, shiny Laminate flooring though out he house, a large front Florida room, large eat-in kitchen with all appliances, and many cabinets with so much counter tops. The laundry room has a washer and dryer and leads directly into the garage and the private Yard is Mother nature at her best!

20. 2018-12-18
    status Pending 477-char remark

    Show marketing remark (477 chars)

    A Lexington model Adult Community 55 years and older home with 2 bedrooms and 2 Baths, living room and Florida room and an enclosed glass porch. Features are a heat pump that saves you money, shiny Laminate flooring though out he house, a large front Florida room, large eat-in kitchen with all appliances, and many cabinets with so much counter tops. The laundry room has a washer and dryer and leads directly into the garage and the private Yard is Mother nature at her best!

21. 2018-11-05
    historical

    Show marketing remark (477 chars)

    A Lexington model Adult Community 55 years and older home with 2 bedrooms and 2 Baths, living room and Florida room and an enclosed glass porch. Features are a heat pump that saves you money, shiny Laminate flooring though out he house, a large front Florida room, large eat-in kitchen with all appliances, and many cabinets with so much counter tops. The laundry room has a washer and dryer and leads directly into the garage and the private Yard is Mother nature at her best!

22. 2018-11-05
    listed $80,000 Active 477-char remark

    Show marketing remark (477 chars)

    A Lexington model Adult Community 55 years and older home with 2 bedrooms and 2 Baths, living room and Florida room and an enclosed glass porch. Features are a heat pump that saves you money, shiny Laminate flooring though out he house, a large front Florida room, large eat-in kitchen with all appliances, and many cabinets with so much counter tops. The laundry room has a washer and dryer and leads directly into the garage and the private Yard is Mother nature at her best!

23. 2018-09-27
    price $80,000
24. 2018-09-27
    price $87,500
25. 2018-06-11
    price $97,500
26. 2018-06-05
    price $89,000
27. 2018-06-04
    listed $89 Active

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,384
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − HOA: −$4,680
• − Depreciation: −$4,070
• Taxable income: $2,778
• Est. tax owed @ 24.0%: −$667
• After-tax cash flow: $3,895/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

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and appeal to potential buyers. Key areas for improvement include the kitchen, bathrooms, exterior, and interior paint. Upgrades in these areas will significantly increase its resale value.

Repairs flagged

• Major Kitchen appliances — Old and worn
• Major Bathroom fixtures — Dated and worn
• Moderate Exterior siding — Weathered and in need of repainting
• Major Flooring — Worn and in need of replacement
• Major Paint — Chipped and faded

Value-add opportunities

• Resale New kitchen appliances — Modern appliances will attract more buyers
• Resale Bathroom renovation — Up-to-date bathrooms will appeal to potential buyers
• Resale Exterior painting and siding repair — Fresh paint and repairs will improve curb appeal
• Resale Flooring replacement — New flooring will enhance the home's overall appearance
• Resale Painting interior walls — Fresh paint will make the home more inviting and appealing

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Old and worn	Major	$15,000–50,000
Bathroom fixtures · Dated and worn	Major	$15,000–50,000
Exterior siding · Weathered and in need of repainting	Moderate	$3,000–15,000
Flooring · Worn and in need of replacement	Major	$15,000–50,000
Paint · Chipped and faded	Major	$15,000–50,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Resale New kitchen appliances — Modern appliances will attract more buyers ↑
• Resale Bathroom renovation — Up-to-date bathrooms will appeal to potential buyers ↑
• Resale Exterior painting and siding repair — Fresh paint and repairs will improve curb appeal ↑
• Resale Flooring replacement — New flooring will enhance the home's overall appearance ↑
• Resale Painting interior walls — Fresh paint will make the home more inviting and appealing ↑

ⓘ 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

+68.4% since first listed

14 events — show timeline

• 2026-05-13 Price Changed $149,900 MOMLS
• 2026-04-23 Price Changed $158,900 MOMLS
• 2026-03-23 Price Changed $169,000 MOMLS
• 2026-02-18 Price Changed $172,000 MOMLS
• 2025-12-30 Listed $177,000 MOMLS
• 2019-01-23 Sold (MLS) $77,500 MOMLS
• 2018-12-18 Pending — MOMLS
• 2018-11-05 Delisted — MOMLS
• 2018-11-05 Listed $80,000 MOMLS
• 2018-09-27 Price Changed $80,000 MOMLS
• 2018-09-27 Price Changed $87,500 MOMLS
• 2018-06-11 Price Changed $97,500 MOMLS
• 2018-06-05 Price Changed $89,000 MOMLS
• 2018-06-04 Listed $89 MOMLS