902 Oak Ridge Ter · Pine Ridge at Crestwood, NJ 08759

$169,000

2 bd · 2.0 ba · 1,386 sqft · SingleFamily · 38 Days on market

Built 2003 Good condition $122/sqft · 14% above area Est $149k · 14% over ↓ 11% since listing

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Why this score? — see what drove the D 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 +18.5/30.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to this Spacious TAMARACK model manufactured home with an attached one car garage in beautiful Pine Ridge South. This two bedroom two bathroom home offers a large living room and dining room. Enjoy your large kitchen with plenty of counter top space, oak cabinets and pantry. Off the Kitchen is a bright breakfast room, that would be perfect for a friendly game of cards in the evening. The primary bedroom has plenty of closet space and a large on suite bathroom with a shower. The one car attached garage leads you into the spacious laundry room. The front porch is perfect to relax on having your morning coffee as your evening night cap. Storage shed is behind the garage. The home has been very well maintained, most of the windows are NEW. There is a NEW Nat Gas forced hot air furnace and a NEW A/C condenser. Pine Ridge South offers a clubhouse, activities, an in-ground HEATED pool and local bus service. This Beautiful home is just waiting for you!

Key facts

• Oak cabinets
• Breakfast room
• Tamarack model

Tags

• TAMARACK MODEL
• ATTACHED ONE CAR GARAGE
• LARGE KITCHEN
• OAK CABINETS
• BREAKFAST ROOM
• ON SUITE BATHROOM

Property features AI

Finance

• Other: Property manager present
• Financial info: Ground rent exists with a monthly land lease payment ($903 per month) and approximately 100 years remaining; Annual ground rent listed among income/expense items
• HOA & community: Monthly association fee that includes common area maintenance, lawn care, management, pool(s), recreation facilities, taxes, trash, and bus service; Community amenities include clubhouse, common grounds, outdoor pool, retirement community facilities, shuffleboard, and exercise room

Exterior

• Parking: Attached garage with auto door opener (1 garage space); Driveway parking for 2 vehicles; On-street parking available; Total of 3 garage/parking spaces
• Security: At least two access exits
• Utilities: Public water; Public sewer; Municipal trash service; Natural gas hot water; Natural gas heating; Electric cooling
• Home design: Manufactured home; Single-story design (entry and living on main level); Located in a 55+ senior community; Excellent condition; Mixed construction with vinyl siding; Shingle roof; Double-pane windows; Property on land lease
• Construction: Manufactured structure; Model: TAMARACK; Above-grade outbuilding (shed)
• Exterior features: Porch(es); Lawn sprinkler; Street lights nearby; Community pool; Shed

Interior

• Kitchen: Built-in microwave; Dishwasher; Electric oven/range; Refrigerator; Kitchen island; Breakfast room
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Tub/shower combination; Walk-in shower in bathroom; Breakfast area; Combination dining and living area; Kitchen island; Master bath
• Laundry & utility: Washer and dryer (dryer is electric); Main-floor laundry; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $169k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (0.6% below list).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 6.0% in Pine Ridge at Crestwood — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 60/100 on livability (#481 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B; Watch: employment D, 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.
• Zoned schools: Whiting Elementary School (math 22% / reading 47%, grade F, #582 of 1,303 statewide, top 49%, 301 students, 25% 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).
• Market conditions: 662 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 38 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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.

Recommended offer $163,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $148,617
• List price: $169,000
• Delta: 13.71%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
536 Momosa Way	0.14mi	2/2.0	1,416 (+2%)	1mo	$163,000	$115	89
66 Pine Ridge Blvd	0.06mi	2/2.0	1,420 (+2%)	9mo	$115,000	$81	86
507 Momosa Way	0.14mi	2/2.0	1,334 (-4%)	5mo	$145,000	$109	83
1104 Sycamore Ct	0.20mi	2/2.0	1,243 (-10%)	2mo	$168,000	$135	72
10 Alpine Rd #63	0.64mi	2/2.0	1,392 (+0%)	1mo	$170,000	$122	69
30 Winkle Ct	0.71mi	2/2.0	1,404 (+1%)	6mo	$230,000	$164	59
55 Winkle Ct	0.66mi	2/2.0	1,287 (-7%)	6mo	$280,000	$218	52
32 Winkle Ct	0.72mi	2/2.0	1,287 (-7%)	4mo	$212,000	$165	51
2 Amherst Rd Unit A	0.67mi	2/2.0	1,544 (+11%)	1mo	$240,000	$155	49
3 Arbor St	0.57mi	2/2.0	1,196 (-14%)	3mo	$55,000	$46	48
3B Alpine Rd #63	0.72mi	2/2.0	1,544 (+11%)	2mo	$212,500	$138	46
3 Amherst Rd #63	0.66mi	2/2.0	1,219 (-12%)	5mo	$250,000	$205	44

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-17,192
• Equity at exit: $25,198

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,775
• Equity at exit: $14,612

Cash invested: $47,320 (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 →

ZIP-level market 08759

• Active inventory: 662
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,680 medium
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $160

Break-even live

Break-even rent $1,478

Max offer price $169,000

Occupancy floor 86%

Sensitivity live

Price	-10% $276	-5% $218	+0% $160	+5% $101	+10% $43
Rent	-10% $27	-5% $93	+0% $160	+5% $226	+10% $292
Rate	-1.0pp $245	-0.5pp $203	base $160	+0.5pp $116	+1.0pp $71

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
— Manchester Township, NJ	2.0	2.0	1141	$1,700	$1.49	12d	1	0.38mi
24 Partridge Pl Manchester Township, NJ	3.0	2.0	1248	$1,780	$1.43	14d	1	0.41mi
4 Autumn Ct Manchester Township, NJ	2.0	2.0	1056	$1,600	$1.52	1d	1	0.43mi
7 Teal Ct Whiting, NJ	2.0	2.0	1056	$1,600	$1.52	6d	1	0.53mi

Listing history 24 events

1. 2026-06-22
   days on market $169,000 Active 38 DOM
2. 2026-06-21
   days on market $169,000 Active 37 DOM
3. 2026-06-18
   days on market $169,000 Active 34 DOM
4. 2026-06-17
   days on market $169,000 Active 33 DOM
5. 2026-06-16
   days on market $169,000 Active 32 DOM
6. 2026-06-15
   days on market $169,000 Active 31 DOM
7. 2026-06-13
   days on market $169,000 Active 29 DOM
8. 2026-06-09
   days on market $169,000 Active 25 DOM
9. 2026-06-08
   days on market $169,000 Active 24 DOM
10. 2026-06-07
    days on market $169,000 Active 23 DOM
11. 2026-06-04
    days on market $169,000 Active 20 DOM
12. 2026-06-03
    days on market $169,000 Active 19 DOM
13. 2026-06-02
    days on market $169,000 Active 18 DOM
14. 2026-06-01
    days on market $169,000 Active 17 DOM
15. 2026-05-31
    days on market $169,000 Active 16 DOM
16. 2026-05-15
    listed $169,000 Active 971-char remark

    Show marketing remark (971 chars)

    Welcome Home to this Spacious TAMARACK model manufactured home with an attached one car garage in beautiful Pine Ridge South. This two bedroom two bathroom home offers a large living room and dining room. Enjoy your large kitchen with plenty of counter top space, oak cabinets and pantry. Off the Kitchen is a bright breakfast room, that would be perfect for a friendly game of cards in the evening. The primary bedroom has plenty of closet space and a large on suite bathroom with a shower. The one car attached garage leads you into the spacious laundry room. The front porch is perfect to relax on having your morning coffee as your evening night cap. Storage shed is behind the garage. The home has been very well maintained, most of the windows are NEW. There is a NEW Nat Gas forced hot air furnace and a NEW A/C condenser. Pine Ridge South offers a clubhouse, activities, an in-ground HEATED pool and local bus service. This Beautiful home is just waiting for you!

17. 2026-05-15
    listed $169,000 Active 975-char remark

    Show marketing remark (971 chars)

    Welcome Home to this Spacious TAMARACK model manufactured home with an attached one car garage in beautiful Pine Ridge South. This two bedroom two bathroom home offers a large living room and dining room. Enjoy your large kitchen with plenty of counter top space, oak cabinets and pantry. Off the Kitchen is a bright breakfast room, that would be perfect for a friendly game of cards in the evening. The primary bedroom has plenty of closet space and a large on suite bathroom with a shower. The one car attached garage leads you into the spacious laundry room. The front porch is perfect to relax on having your morning coffee as your evening night cap. Storage shed is behind the garage. The home has been very well maintained, most of the windows are NEW. There is a NEW Nat Gas forced hot air furnace and a NEW A/C condenser. Pine Ridge South offers a clubhouse, activities, an in-ground HEATED pool and local bus service. This Beautiful home is just waiting for you!

18. 2025-06-14
    price $170,000
19. 2025-05-20
    listed $174,500 Active
20. 2025-05-08
    price $174,500
21. 2025-04-19
    price $177,500
22. 2025-03-25
    price $180,000
23. 2025-02-04
    price $185,000
24. 2024-12-20
    listed $189,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,166
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$4,916
• Taxable loss: −$824
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $2,113/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

This well-maintained single-family home with a good condition score and cosmetic updates offers a spacious living area and a functional kitchen. It is move-in ready with minor repairs needed for aesthetic updates.

Repairs flagged

• Minor Kitchen cabinets — Aesthetic update needed
• Minor Bathroom vanity — Paint refresh needed

Value-add opportunities

• Resale Paint kitchen cabinets — Fresh paint enhances curb appeal
• Resale Paint bathroom vanity — Fresh paint enhances curb appeal
• Resale Replace kitchen countertops — Modern countertops improve functionality and aesthetics
• Resale Replace bathroom vanity — Modern vanity improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Aesthetic update needed	Minor	$500–3,000
Bathroom vanity · Paint refresh needed	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint kitchen cabinets — Fresh paint enhances curb appeal ↑
• Resale Paint bathroom vanity — Fresh paint enhances curb appeal ↑
• Resale Replace kitchen countertops — Modern countertops improve functionality and aesthetics ↑
• Resale Replace bathroom vanity — Modern vanity improves functionality and aesthetics ↑

ⓘ 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 — Pine Ridge at Crestwood

• Score: 60/100
• State rank: #481
• US rank: #18916

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-11.0% since first listed

9 events — show timeline

• 2026-05-15 Listed $169,000 BRIGHT MLS
• 2026-05-15 Listed $169,000 MOMLS
• 2025-06-14 Price Changed $170,000 MOMLS
• 2025-05-20 Listed $174,500 MOMLS
• 2025-05-08 Price Changed $174,500 MOMLS
• 2025-04-19 Price Changed $177,500 MOMLS
• 2025-03-25 Price Changed $180,000 MOMLS
• 2025-02-04 Price Changed $185,000 MOMLS
• 2024-12-20 Listed $189,900 MOMLS