12A Molly Pitcher Blvd Unit 12A · Crestwood Village, NJ 08759

$100,000

1 bd · 1.0 ba · 800 sqft · SingleFamily · 11 Days on market

Built 1964 Good condition 1.26 ac lot Est $78k · 29% over $183/mo HOA · 9% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to one of the most beautifully updated homes in Crestwood Village 4! This fully remodeled residence has been renovated from top to bottom and is truly move-in ready. The stunning white kitchen features modern finishes, abundant cabinetry, and timeless appeal. The bright, renovated bathroom offers a convenient walk-in shower, while luxury vinyl plank flooring runs throughout the home for a seamless, low-maintenance look. Located in the highly desirable Crestwood Village 4 adult community, this home combines comfort, style, and easy living. A rare opportunity for buyers seeking a turnkey home in an exceptional location.

Key facts

• Turnkey home
• White kitchen
• Updated home

Tags

• UPDATED HOME
• REMODELED RESIDENCE
• WHITE KITCHEN
• WALK-IN SHOWER
• LUXURY VINYL PLANK FLOORING
• TURNKEY HOME

Property features AI

Finance

• Other: Living area approximately 800
• HOA & community: Association with clubhouse; Monthly association fee of $183 that includes trash, lawn maintenance and snow removal

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Cooperative ownership
• Exterior features: Shingle roof; Property is attached (cooperative)

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: 1 bedroom on the first floor (approx. 14 x 11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Multi-unit cooling
• Interior features: Ceiling fan(s); One AC unit (multi-unit cooling present); Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 15.4% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.06% ✓
• Cap rate: 15.36%
• Cash-on-cash: 32.37%
• DSCR: 2.44
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $77,600
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9D Lexington Dr	0.03mi	2/1.0 (+1)	779 (-3%)	23mo	$75,000	$96	70
81 A Franklin Ln	0.27mi	2/1.0 (+1)	797 (-0%)	15mo	$80,000	$100	69
24 Ironside Dr Unit B	0.37mi	2/1.0 (+1)	797 (-0%)	10mo	$75,000	$94	69
32 Columbus Blvd Unit A	0.50mi	1/1.0	782 (-2%)	8mo	$75,000	$96	66
6 Columbus Blvd Unit C	0.62mi	2/1.0 (+1)	797 (-0%)	2mo	$118,000	$148	64
768A Hudson Pkwy	0.50mi	2/1.0 (+1)	797 (-0%)	13mo	$84,000	$105	60
21 C Lafayette Dr	0.37mi	2/1.0 (+1)	780 (-2%)	17mo	$59,000	$76	60
12B Constitution Blvd	0.44mi	1/1.0	750 (-6%)	14mo	$73,000	$97	58
55 Westport Dr #71	0.68mi	2/1.0 (+1)	858 (+7%)	0mo	$170,000	$198	51
21 A Homestead	0.56mi	2/1.0 (+1)	912 (+14%)	3mo	$93,500	$103	43
14 Betsy Ross Ln Unit A	0.63mi	2/1.0 (+1)	900 (+12%)	3mo	$74,000	$82	42

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: 27.5%
• Equity multiple: 2.14×
• Total profit: $32,051
• Equity at exit: $14,910

10-year hold

• IRR: 35.1%
• Equity multiple: 4.23×
• Total profit: $90,443
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.0×

Monthly cashflow live

• Estimated rent: $2,063 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$183
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $755

Break-even live

Break-even rent $1,106

Max offer price $100,000

Occupancy floor 58%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Westport Dr #71 Whiting, NJ	2.0	1.0	1120	$2,200	$1.96	1d	1	0.65mi
9A Juniper Ln Unit 50 Whiting, NJ	1.0	1.0	1009	$1,950	$1.93	43d	1	0.94mi
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	16d	1	1.09mi
57D Milford Ave Unit 53 Whiting, NJ	2.0	1.0	880	$1,800	$2.05	24d	1	1.33mi

HOA detail

• Monthly dues: $183 · $2,196/yr

Listing history 8 events

1. 2026-06-18
   days on market $100,000 Active 11 DOM
2. 2026-06-17
   days on market $100,000 Active 10 DOM
3. 2026-06-16
   days on market $100,000 Active 9 DOM
4. 2026-06-15
   days on market $100,000 Active 8 DOM
5. 2026-06-13
   days on market $100,000 Active 6 DOM
6. 2026-06-09
   days on market $100,000 Active 2 DOM
7. 2026-06-08
   remarks 633-char remark
8. 2026-06-08
   listed $100,000 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $24,751
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − HOA: −$2,196
• − Depreciation: −$2,909
• Taxable income: $8,085
• Est. tax owed @ 24.0%: −$1,940
• After-tax cash flow: $7,124/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 · 13 photos

Good 80/100 Cosmetic rehab

This fully renovated home in Crestwood Village 4 is move-in ready with modern updates and a fresh exterior. It offers a great opportunity for buyers seeking a turnkey home in an exceptional location.

Value-add opportunities

• Both Painting exterior siding — Fresh paint enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Replace window screens — Improves energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Fresh paint enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Replace window screens — Improves energy efficiency 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 — 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

1 event — show timeline

• 2026-06-06 Listed $100,000 MOMLS