114 Briarwood Ct · Pine Ridge at Crestwood, NJ 08759

$157,900

2 bd · 2.0 ba · 1,388 sqft · SingleFamily · 34 Days on market

Built 1988 Fair condition $114/sqft · at area comps Est $158k · at est. ↓ 15% since listing

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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 +22.3/30.0
• ARV discount +7.6/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Livability +3.0/5.0
• 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

SELLERS ARE OFFERING A $1,000 CREDIT TO THE BUYER AT CLOSING! Welcome to this beautifully maintained 2-bedroom manufactured home in the desirable Pine Ridge South Adult 55+ Community in Whiting, NJ. Offering low-maintenance living and exceptional value at $157,900, this move-in ready home features a natural gas conversion, newer roof and HVAC system, and stylish luxury vinyl plank flooring. Enjoy relaxing in the gazebo out front, perfectly situated in the cul-de-sac setting! Located at 114 Briarwood Ct, the spacious living room and dining room combination creates an inviting setting for relaxing or entertaining. Anderson windows in the kitchen and dining area fill the home with natural light while adding comfort and efficiency. The updated kitchen includes: " Gas stove and oven " Microwave " Refrigerator " Dishwasher Additional included appliances: " Washer " Dryer " Freezer Additional highlights: " 2 spacious bedrooms " 2 full bathrooms " Converted to natural gas " Newer roof " Newer HVAC system " Open concept layout " Storage shed included " Move-in ready condition Pine Ridge South offers a vibrant active adult lifestyle with a monthly land lease of $903 that includes: " Property taxes " Lawn maintenance " Snow removal " Trash and recycling pickup " Access to clubhouse amenities Community amenities include: " Ballroom and bingo hall " Poker and card room " Billiard room " Library " Fitness center " Outdoor pool open Memorial Day through Labor Day Whether you are searching for a year-round residence or a relaxing second home at the Jersey Shore, this affordable Whiting NJ 55+ community home offers comfort and convenience. *Grass is AI enhanced in primary photos

Key facts

• Anderson windows
• Newer roof
• Open concept layout

Tags

• NEWER ROOF
• NEWER HVAC SYSTEM
• LUXURY VINYL PLANK FLOORING
• ANDERSON WINDOWS
• OPEN CONCEPT LAYOUT
• STORAGE SHED INCLUDED

Property features AI

Finance

• Other: Not in a federal flood zone; Pets allowed (cats and dogs); Property condition: Very good; Estimated year built and living area
• Financial info: Monthly land lease payment (ground rent): $903; Ground rent paid annually per land-lease terms with 99 years remaining; Property manager present
• HOA & community: Community amenities: outdoor pool, swimming pool, fitness center, game room, sauna, meeting room, retirement community services

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Electric service available; Natural gas available; Cable TV and phone available
• Home design: Manufactured double-wide home (Springdale model); Single-story (main-level living); Located in a 55+ senior community; Ownership: Land lease (ground rent exists)
• Construction: Vinyl siding; Shingle roof; Above-grade structure
• Exterior features: Outbuilding(s); Street lights; Underground lawn sprinkler; Community pool; Cul-de-sac lot

Interior

• Kitchen: Built-in microwave; Microwave; Gas oven/range; Stove; Refrigerator; Dishwasher; Extra refrigerator/freezer
• Bedrooms: Two main-level bedrooms
• Flooring: Laminate plank flooring; Carpet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans; Natural gas hot water
• Interior features: Walk-in shower in bathroom; Ceiling fans; Built-in shelving/units; Combination dining/living area; Combination kitchen/dining area; Pantry; Walk-in closets; Window treatments
• Laundry & utility: Washer; Gas dryer; Has laundry hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $158k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $153k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 5.9% in Pine Ridge at Crestwood — 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 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, schools F, amenities 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 34 days — a 3% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Recommended offer $153,163 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.08% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $158,350
• List price: $157,900
• Delta: -0.28%
• 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
536 Momosa Way	0.03mi	2/2.0	1,416 (+2%)	1mo	$163,000	$115	94
507 Momosa Way	0.03mi	2/2.0	1,334 (-4%)	5mo	$145,000	$109	88
1104 Sycamore Ct	0.04mi	2/2.0	1,243 (-10%)	2mo	$168,000	$135	80
10 Alpine Rd #63	0.49mi	2/2.0	1,392 (+0%)	1mo	$170,000	$122	76
30 Winkle Ct	0.56mi	2/2.0	1,404 (+1%)	6mo	$230,000	$164	67
2 Oak Tree Ct	0.74mi	2/2.0	1,382 (-0%)	2mo	$329,000	$238	63
55 Winkle Ct	0.50mi	2/2.0	1,287 (-7%)	6mo	$280,000	$218	60
32 Winkle Ct	0.56mi	2/2.0	1,287 (-7%)	4mo	$212,000	$165	58
2 Amherst Rd Unit A	0.54mi	2/2.0	1,544 (+11%)	1mo	$240,000	$155	55
3 Arbor St	0.42mi	2/2.0	1,196 (-14%)	3mo	$55,000	$46	54
3B Alpine Rd #63	0.56mi	2/2.0	1,544 (+11%)	2mo	$212,500	$138	53
3 Amherst Rd #63	0.53mi	2/2.0	1,219 (-12%)	5mo	$250,000	$205	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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-9,058
• Equity at exit: $23,543

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $13,468
• Equity at exit: $13,652

Cash invested: $44,212 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,709 medium
• Mortgage (P&I): −$828
• Tax est. 1.5%: −$197 /mo · $2,368/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $259

Break-even live

Break-even rent $1,381

Max offer price $157,900

Occupancy floor 80%

Sensitivity live

Price	-10% $368	-5% $314	+0% $259	+5% $205	+10% $150
Rent	-10% $124	-5% $192	+0% $259	+5% $327	+10% $394
Rate	-1.0pp $339	-0.5pp $299	base $259	+0.5pp $218	+1.0pp $177

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
— Manchester Township, NJ	2.0	2.0	1141	$1,700	$1.49	10d	1	0.24mi
24 Partridge Pl Manchester Township, NJ	3.0	2.0	1248	$1,780	$1.43	12d	1	0.27mi
7 Teal Ct Whiting, NJ	2.0	2.0	1056	$1,600	$1.52	4d	1	0.40mi

Listing history 29 events

1. 2026-06-18
   days on market $157,900 Active 34 DOM
2. 2026-06-17
   days on market $157,900 Active 33 DOM
3. 2026-06-16
   days on market $157,900 Active 32 DOM
4. 2026-06-15
   days on market $157,900 Active 31 DOM
5. 2026-06-13
   days on market $157,900 Active 29 DOM
6. 2026-06-09
   days on market $157,900 Active 25 DOM
7. 2026-06-08
   days on market $157,900 Active 24 DOM
8. 2026-06-07
   days on market $157,900 Active 23 DOM
9. 2026-06-04
   days on market $157,900 Active 20 DOM
10. 2026-06-03
    days on market $157,900 Active 19 DOM
11. 2026-06-02
    days on market $157,900 Active 18 DOM
12. 2026-06-01
    days on market $157,900 Active 17 DOM
13. 2026-05-31
    days on market $157,900 Active 16 DOM
14. 2026-05-15
    listed $157,900 Active 2525-char remark
15. 2026-05-11
    listed $157,900 Active 1912-char remark

    Show marketing remark (1857 chars)

    SELLERS ARE OFFERING A $1,000 CREDIT TO THE BUYER AT CLOSING! Welcome to this beautifully maintained 2-bedroom manufactured home in the desirable Pine Ridge South Adult 55+ Community in Whiting, NJ. Offering low-maintenance living and exceptional value at $157,900, this move-in ready home features a natural gas conversion, newer roof and HVAC system, and stylish luxury vinyl plank flooring. Enjoy relaxing in the gazebo out front, perfectly situated in the cul-de-sac setting! Located at 114 Briarwood Ct, the spacious living room and dining room combination creates an inviting setting for relaxing or entertaining. Anderson windows in the kitchen and dining area fill the home with natural light while adding comfort and efficiency. The updated kitchen includes: " Gas stove and oven " Microwave " Refrigerator " Dishwasher Additional included appliances: " Washer " Dryer " Freezer Additional highlights: " 2 spacious bedrooms " 2 full bathrooms " Converted to natural gas " Newer roof " Newer HVAC system " Open concept layout " Storage shed included " Move-in ready condition Pine Ridge South offers a vibrant active adult lifestyle with a monthly land lease of $903 that includes: " Property taxes " Lawn maintenance " Snow removal " Trash and recycling pickup " Access to clubhouse amenities Community amenities include: " Ballroom and bingo hall " Poker and card room " Billiard room " Library " Fitness center " Outdoor pool open Memorial Day through Labor Day Whether you are searching for a year-round residence or a relaxing second home at the Jersey Shore, this affordable Whiting NJ 55+ community home offers comfort and convenience. *Grass is AI enhanced in primary photos

16. 2026-05-09
    historical
17. 2025-11-10
    listed $159,900 Active
18. 2025-11-09
    listed $159,900 Active
19. 2025-11-09
    historical
20. 2025-07-11
    status Pending
21. 2025-06-30
    historical Active Under Contract
22. 2025-06-12
    price $164,900
23. 2025-06-12
    price $164,900
24. 2025-06-05
    price $169,900
25. 2025-06-03
    price $169,900
26. 2025-03-27
    price $174,900
27. 2025-03-26
    price $174,900
28. 2025-03-14
    listed $184,900 Active
29. 2025-03-13
    listed $184,900 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: $20,511
• − Mortgage interest: −$8,845
• − Property taxes: −$2,368
• − Insurance: −$790
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$4,593
• Taxable income: $633
• Est. tax owed @ 24.0%: −$152
• After-tax cash flow: $2,957/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

Fair 45/100 Cosmetic rehab

This move-in ready manufactured home in the desirable Pine Ridge South Adult 55+ Community in Whiting, NJ, offers low-maintenance living and exceptional value at $157,900. The home features a natural gas conversion, newer roof and HVAC system, and stylish luxury vinyl plank flooring. However, it has some cosmetic repairs and maintenance items that could be addressed to further increase its value.

Repairs flagged

• Minor kitchen cabinets — Older style, possibly outdated.
• Minor bathroom fixtures — Older style, possibly outdated.
• Minor interior paint — Older style, possibly outdated.
• Minor landscaping — Could be improved with landscaping updates.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance.
• Resale Replace outdated kitchen cabinets — Newer cabinets can improve the home's appeal and functionality.
• Resale Replace outdated bathroom fixtures — Newer fixtures can improve the home's appeal and functionality.
• Both Landscaping updates — Fresh landscaping can improve curb appeal and add value to the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Older style, possibly outdated.	Minor	$500–3,000
bathroom fixtures · Older style, possibly outdated.	Minor	$500–3,000
interior paint · Older style, possibly outdated.	Minor	$500–3,000
landscaping · Could be improved with landscaping updates.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance. ↑
• Resale Replace outdated kitchen cabinets — Newer cabinets can improve the home's appeal and functionality. ↑
• Resale Replace outdated bathroom fixtures — Newer fixtures can improve the home's appeal and functionality. ↑
• Both Landscaping updates — Fresh landscaping can improve curb appeal and add value to the property. ↑

ⓘ 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

-14.6% since first listed

16 events — show timeline

• 2026-05-15 Listed $157,900 BRIGHT MLS
• 2026-05-11 Listed $157,900 MOMLS
• 2026-05-09 Listing Removed — BRIGHT MLS
• 2025-11-10 Listed $159,900 BRIGHT MLS
• 2025-11-09 Listing Removed — BRIGHT MLS
• 2025-11-09 Listed $159,900 MOMLS
• 2025-07-11 Pending — MOMLS
• 2025-06-30 Contingent — BRIGHT MLS
• 2025-06-12 Price Changed $164,900 BRIGHT MLS
• 2025-06-12 Price Changed $164,900 MOMLS
• 2025-06-05 Price Changed $169,900 BRIGHT MLS
• 2025-06-03 Price Changed $169,900 MOMLS
• 2025-03-27 Price Changed $174,900 BRIGHT MLS
• 2025-03-26 Price Changed $174,900 MOMLS
• 2025-03-14 Listed $184,900 BRIGHT MLS
• 2025-03-13 Listed $184,900 MOMLS