768D Hudson Pkwy · Manchester, NJ 08759

$79,000

2 bd · 1.0 ba · 797 sqft · SingleFamily · 358 Days on market

Built 1978 Good condition $280/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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• Condition / age +4.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy living in the desirable 55+ community of Crestwood Village 3 in Manchester Township. This charming 2 bedroom, 1 bath home offers comfort and convenience with brand new luxury vinyl plank flooring and fresh paint throughout. The bright and spacious layout is move-in ready and includes all appliances—refrigerator, stove, washer, and dryer—for your convenience. Enjoy the benefits of low-maintenance co-op ownership in a quiet, age-restricted community with access to clubhouse amenities and planned activities. Located close to shopping, dining, and major roadways, this home is the perfect blend of affordability and lifestyle. Don't miss this opportunity to enjoy all that adult community living has to offer!

Key facts

• Fresh paint
• Clubhouse amenities
• All appliances

Tags

• LUXURY VINYL PLANK FLOORING
• FRESH PAINT
• MOVE IN READY
• ALL APPLIANCES
• CLUBHOUSE AMENITIES
• CLOSE TO SHOPPING

🏢 Co-op / cooperative unit. The $79,000 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 2-bed/1.0-bath single-family listed at $79k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $546 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 358 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 358 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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: 2.58% ✓
• Cap rate: 18.17%
• Cash-on-cash: 42.43%
• DSCR: 2.89
• GRM: 3.2

CMA / ARV

• ARV (median comp): $82,390
• List price: $79,000
• Delta: -4.11%
• 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
768A Hudson Pkwy	0.01mi	2/1.0	797 (0%)	13mo	$84,000	$105	89
24 Ironside Dr Unit B	0.15mi	2/1.0	797 (0%)	10mo	$75,000	$94	85
81 A Franklin Ln	0.33mi	2/1.0	797 (0%)	15mo	$80,000	$100	72
12B Constitution Blvd	0.07mi	1/1.0 (-1)	750 (-6%)	14mo	$73,000	$97	70
32 Columbus Blvd Unit A	0.31mi	1/1.0 (-1)	782 (-2%)	8mo	$75,000	$96	70
6 Columbus Blvd Unit C	0.61mi	2/1.0	797 (0%)	2mo	$118,000	$148	70
21 A Homestead	0.10mi	2/1.0	912 (+14%)	3mo	$93,500	$103	69
1D Bristol St	0.44mi	1/1.0 (-1)	814 (+2%)	3mo	$109,000	$134	68
14 Betsy Ross Ln Unit A	0.25mi	2/1.0	900 (+13%)	3mo	$74,000	$82	64
105 E Constitution Blvd	0.55mi	1/1.0 (-1)	850 (+7%)	1mo	$60,000	$71	57
6 Pembroke Ln Unit C	0.59mi	2/1.0	880 (+10%)	3mo	$169,000	$192	53
20b Greenleaf St #51	0.41mi	2/1.0	880 (+10%)	13mo	$175,000	$199	53

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: 39.3%
• Equity multiple: 2.68×
• Total profit: $37,220
• Equity at exit: $11,779

10-year hold

• IRR: 45.7%
• Equity multiple: 5.40×
• Total profit: $97,384
• Equity at exit: $6,830

Cash invested: $22,120 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,036 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$280
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $782

Break-even live

Break-even rent $1,046

Max offer price $79,000

Occupancy floor 57%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9A Juniper Ln Unit 50 Whiting, NJ	1.0	1.0	1009	$1,950	$1.93	43d	1	0.51mi
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	16d	1	0.60mi
57D Milford Ave Unit 53 Whiting, NJ	2.0	1.0	880	$1,800	$2.05	24d	1	0.84mi
50 Westport Dr #71 Whiting, NJ	2.0	1.0	1120	$2,200	$1.96	1d	1	0.92mi

HOA detail

• Monthly dues: $280 · $3,360/yr

Listing history 21 events

1. 2026-06-18
   days on market $79,000 Active 358 DOM
2. 2026-06-17
   days on market $79,000 Active 357 DOM
3. 2026-06-16
   days on market $79,000 Active 356 DOM
4. 2026-06-15
   days on market $79,000 Active 355 DOM
5. 2026-06-13
   days on market $79,000 Active 353 DOM
6. 2026-06-09
   days on market $79,000 Active 349 DOM
7. 2026-06-08
   days on market $79,000 Active 348 DOM
8. 2026-06-07
   days on market $79,000 Active 347 DOM
9. 2026-06-04
   days on market $79,000 Active 344 DOM
10. 2026-06-03
    days on market $79,000 Active 343 DOM
11. 2026-06-02
    days on market $79,000 Active 342 DOM
12. 2026-06-01
    days on market $79,000 Active 341 DOM
13. 2026-05-31
    days on market $79,000 Active 340 DOM
14. 2026-02-06
    price $79,000 739-char remark

    Show marketing remark (742 chars)

    Welcome to easy living in the desirable 55+ community of Crestwood Village 3 in Manchester Township. This charming 2 bedroom, 1 bath home offers comfort and convenience with brand new luxury vinyl plank flooring and fresh paint throughout. The bright and spacious layout is move-in ready and includes all appliances—refrigerator, stove, washer, and dryer—for your convenience. Enjoy the benefits of low-maintenance co-op ownership in a quiet, age-restricted community with access to clubhouse amenities and planned activities. Located close to shopping, dining, and major roadways, this home is the perfect blend of affordability and lifestyle. Don't miss this opportunity to enjoy all that adult community living has to offer!

15. 2026-02-06
    price $79,000 742-char remark

    Show marketing remark (742 chars)

    Welcome to easy living in the desirable 55+ community of Crestwood Village 3 in Manchester Township. This charming 2 bedroom, 1 bath home offers comfort and convenience with brand new luxury vinyl plank flooring and fresh paint throughout. The bright and spacious layout is move-in ready and includes all appliances—refrigerator, stove, washer, and dryer—for your convenience. Enjoy the benefits of low-maintenance co-op ownership in a quiet, age-restricted community with access to clubhouse amenities and planned activities. Located close to shopping, dining, and major roadways, this home is the perfect blend of affordability and lifestyle. Don't miss this opportunity to enjoy all that adult community living has to offer!

16. 2025-11-10
    price $84,000 739-char remark

    Show marketing remark (742 chars)

    Welcome to easy living in the desirable 55+ community of Crestwood Village 3 in Manchester Township. This charming 2 bedroom, 1 bath home offers comfort and convenience with brand new luxury vinyl plank flooring and fresh paint throughout. The bright and spacious layout is move-in ready and includes all appliances—refrigerator, stove, washer, and dryer—for your convenience. Enjoy the benefits of low-maintenance co-op ownership in a quiet, age-restricted community with access to clubhouse amenities and planned activities. Located close to shopping, dining, and major roadways, this home is the perfect blend of affordability and lifestyle. Don't miss this opportunity to enjoy all that adult community living has to offer!

17. 2025-11-10
    price $84,000 742-char remark

    Show marketing remark (742 chars)

    Welcome to easy living in the desirable 55+ community of Crestwood Village 3 in Manchester Township. This charming 2 bedroom, 1 bath home offers comfort and convenience with brand new luxury vinyl plank flooring and fresh paint throughout. The bright and spacious layout is move-in ready and includes all appliances—refrigerator, stove, washer, and dryer—for your convenience. Enjoy the benefits of low-maintenance co-op ownership in a quiet, age-restricted community with access to clubhouse amenities and planned activities. Located close to shopping, dining, and major roadways, this home is the perfect blend of affordability and lifestyle. Don't miss this opportunity to enjoy all that adult community living has to offer!

18. 2025-08-24
    price $89,000 739-char remark

    Show marketing remark (742 chars)

    Welcome to easy living in the desirable 55+ community of Crestwood Village 3 in Manchester Township. This charming 2 bedroom, 1 bath home offers comfort and convenience with brand new luxury vinyl plank flooring and fresh paint throughout. The bright and spacious layout is move-in ready and includes all appliances—refrigerator, stove, washer, and dryer—for your convenience. Enjoy the benefits of low-maintenance co-op ownership in a quiet, age-restricted community with access to clubhouse amenities and planned activities. Located close to shopping, dining, and major roadways, this home is the perfect blend of affordability and lifestyle. Don't miss this opportunity to enjoy all that adult community living has to offer!

19. 2025-08-24
    price $89,000 742-char remark

    Show marketing remark (742 chars)

    Welcome to easy living in the desirable 55+ community of Crestwood Village 3 in Manchester Township. This charming 2 bedroom, 1 bath home offers comfort and convenience with brand new luxury vinyl plank flooring and fresh paint throughout. The bright and spacious layout is move-in ready and includes all appliances—refrigerator, stove, washer, and dryer—for your convenience. Enjoy the benefits of low-maintenance co-op ownership in a quiet, age-restricted community with access to clubhouse amenities and planned activities. Located close to shopping, dining, and major roadways, this home is the perfect blend of affordability and lifestyle. Don't miss this opportunity to enjoy all that adult community living has to offer!

20. 2025-06-25
    listed $94,818 Active 739-char remark

    Show marketing remark (739 chars)

    Welcome to easy living in the desirable 55+ community of Crestwood Village 3 in Manchester Township. This charming 2 bedroom, 1 bath home offers comfort and convenience with brand new luxury vinyl plank flooring and fresh paint throughout. The bright and spacious layout is move-in ready and includes all appliances—refrigerator, stove, washer, and dryer—for your convenience. Enjoy the benefits of low-maintenance co-op ownership in a quiet, age-restricted community with access to clubhouse amenities and planned activities. Located close to shopping, dining, and major roadways, this home is the perfect blend of affordability and lifestyle. Don't miss this opportunity to enjoy all that adult community living has to offer!

21. 2025-06-24
    listed $94,818 Active 742-char remark

    Show marketing remark (742 chars)

    Welcome to easy living in the desirable 55+ community of Crestwood Village 3 in Manchester Township. This charming 2 bedroom, 1 bath home offers comfort and convenience with brand new luxury vinyl plank flooring and fresh paint throughout. The bright and spacious layout is move-in ready and includes all appliances—refrigerator, stove, washer, and dryer—for your convenience. Enjoy the benefits of low-maintenance co-op ownership in a quiet, age-restricted community with access to clubhouse amenities and planned activities. Located close to shopping, dining, and major roadways, this home is the perfect blend of affordability and lifestyle. Don't miss this opportunity to enjoy all that adult community living has to offer!

ⓘ 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: $24,428
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − HOA: −$3,360
• − Depreciation: −$2,298
• Taxable income: $8,856
• Est. tax owed @ 24.0%: −$2,125
• After-tax cash flow: $7,261/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 · 6 photos

Good 80/100 Cosmetic rehab

This move-in ready home in Crestwood Village 3 offers a bright and spacious layout with new flooring and fresh paint, making it an ideal choice for a low-maintenance lifestyle.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace air conditioning unit — Improves comfort and energy efficiency
• Both Upgrade lighting fixtures — Enhances aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace air conditioning unit — Improves comfort and energy efficiency ↑
• Both Upgrade lighting fixtures — Enhances aesthetics and energy efficiency ↑

ⓘ 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 — Manchester

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Crestwood Village, 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

-16.7% since first listed

8 events — show timeline

• 2026-02-06 Price Changed $79,000 BRIGHT MLS
• 2026-02-06 Price Changed $79,000 MOMLS
• 2025-11-10 Price Changed $84,000 BRIGHT MLS
• 2025-11-10 Price Changed $84,000 MOMLS
• 2025-08-24 Price Changed $89,000 BRIGHT MLS
• 2025-08-24 Price Changed $89,000 MOMLS
• 2025-06-25 Listed $94,818 BRIGHT MLS
• 2025-06-24 Listed $94,818 MOMLS