2B Deerfield Dr #52 · Crestwood Village, NJ 08759

$179,900

1 bd · 1.0 ba · 1,113 sqft · SingleFamily · 101 Days on market

Built 1978 Fair condition 6,534 sqft lot $162/sqft · at area comps Est $183k · at est. $170/mo HOA · 8% of rent ↓ 5% 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 +21.0/30.0
• ARV discount +8.2/15.0
• 1% rule +6.7/10.0
• DSCR +6.7/10.0
• 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

Welcome to Crestwood Village 5, an active adult community. The Orleans model features an attached garage with direct entry and a heated den with many use possibilities. The eat-in kitchen has just been updated with new countertops, new electric range and new LVP floor. Freshly painted and features a dinette area. Newly painted large LR with new LVP floor. Bedroom is newly painted with new carpet and 2 walk-in closets New toilet and dressing area with large linen closet in the bathroom. Separate laundry room with new washer. Newer professionally installed attic and crawl space insulation. Corner property with new outdoor spicket. Convenient to clubhouse with activities and clubs for your enjoyment. Call today to schedule your tour of this adorable home.

Key facts

• Attached garage
• Updated kitchen
• Heated den

Tags

• ATTACHED GARAGE
• HEATED DEN
• UPDATED KITCHEN
• NEW COUNTERTOPS
• NEW ELECTRIC RANGE
• NEW LVP FLOOR

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 101 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; major 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 $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.17% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 7.1

CMA / ARV

• ARV (median comp): $182,915
• List price: $179,900
• Delta: -1.65%
• 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
25 Sunset Rd	0.19mi	2/1.0 (+1)	1,101 (-1%)	3mo	$140,000	$127	82
7B Canton Dr	0.25mi	2/1.0 (+1)	1,009 (-9%)	4mo	$205,000	$203	64
6 Ardmore St Unit A	0.55mi	2/1.0 (+1)	1,113 (0%)	7mo	$210,000	$189	64
1 Stonybrook Ct Unit B	0.61mi	2/1.0 (+1)	1,113 (0%)	4mo	$200,000	$180	63
46 Milford Ave Unit A	0.25mi	2/1.5 (+1)	1,009 (-9%)	7mo	$225,000	$223	60
9 Greenleaf St	0.37mi	2/2.0 (+1)	1,193 (+7%)	5mo	$235,000	$197	58
58 Milford Ave	0.29mi	2/2.0 (+1)	1,219 (+10%)	5mo	$235,000	$193	58
2 Cottage Ct Unit A	0.48mi	2/1.5 (+1)	1,184 (+6%)	7mo	$239,000	$202	54
12 Birchwood Dr Unit A	0.50mi	2/2.0 (+1)	1,184 (+6%)	4mo	$250,000	$211	54
65A Sunset Rd #60	0.66mi	2/1.5 (+1)	1,184 (+6%)	1mo	$227,500	$192	51
36 Penwood Dr #55	0.53mi	2/2.0 (+1)	1,219 (+10%)	3mo	$235,000	$193	48
7 Valley Forge Dr Unit A	0.73mi	2/2.0 (+1)	1,220 (+10%)	7mo	$200,000	$164	35

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-12,928
• Equity at exit: $26,824

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $10,010
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,109 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$170
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $253

Break-even live

Break-even rent $1,789

Max offer price $179,900

Occupancy floor 83%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	17d	1	0.13mi
57D Milford Ave Unit 53 Whiting, NJ	2.0	1.0	880	$1,800	$2.05	25d	1	0.31mi
9A Juniper Ln Unit 50 Whiting, NJ	1.0	1.0	1009	$1,950	$1.93	44d	1	0.52mi
49 Westport Dr #71 Whiting, NJ	2.0	1.5	1192	$1,995	$1.67	44d	1	1.28mi
50 Westport Dr #71 Whiting, NJ	2.0	1.0	1120	$2,200	$1.96	1d	1	1.28mi

HOA detail

• Monthly dues: $170 · $2,040/yr
• Likely covers: electric

Listing history 15 events

1. 2026-06-18
   days on market $179,900 Active 101 DOM
2. 2026-06-17
   days on market $179,900 Active 100 DOM
3. 2026-06-16
   days on market $179,900 Active 99 DOM
4. 2026-06-15
   days on market $179,900 Active 98 DOM
5. 2026-06-13
   days on market $179,900 Active 96 DOM
6. 2026-06-09
   days on market $179,900 Active 92 DOM
7. 2026-06-08
   days on market $179,900 Active 91 DOM
8. 2026-06-07
   days on market $179,900 Active 90 DOM
9. 2026-06-04
   days on market $179,900 Active 87 DOM
10. 2026-06-03
    days on market $179,900 Active 86 DOM
11. 2026-06-02
    days on market $179,900 Active 85 DOM
12. 2026-06-01
    days on market $179,900 Active 84 DOM
13. 2026-05-31
    days on market $179,900 Active 83 DOM
14. 2026-04-25
    price $179,900 772-char remark

    Show marketing remark (772 chars)

    Welcome to Crestwood Village 5, an active adult community. The Orleans model features an attached garage with direct entry and a heated den with many use possibilities. The eat-in kitchen has just been updated with new countertops, new electric range and new LVP floor. Freshly painted and features a dinette area. Newly painted large LR with new LVP floor. Bedroom is newly painted with new carpet and 2 walk-in closets New toilet and dressing area with large linen closet in the bathroom. Separate laundry room with new washer. Newer professionally installed attic and crawl space insulation. Corner property with new outdoor spicket. Convenient to clubhouse with activities and clubs for your enjoyment. Call today to schedule your tour of this adorable home.

15. 2026-03-09
    listed $189,000 Active 772-char remark

    Show marketing remark (772 chars)

    Welcome to Crestwood Village 5, an active adult community. The Orleans model features an attached garage with direct entry and a heated den with many use possibilities. The eat-in kitchen has just been updated with new countertops, new electric range and new LVP floor. Freshly painted and features a dinette area. Newly painted large LR with new LVP floor. Bedroom is newly painted with new carpet and 2 walk-in closets New toilet and dressing area with large linen closet in the bathroom. Separate laundry room with new washer. Newer professionally installed attic and crawl space insulation. Corner property with new outdoor spicket. Convenient to clubhouse with activities and clubs for your enjoyment. Call today to schedule your tour of this adorable home.

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $25,304
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − HOA: −$2,040
• − Depreciation: −$5,233
• Taxable income: $306
• Est. tax owed @ 24.0%: −$74
• 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 Moderate rehab

The home requires moderate renovations to update the kitchen and bathroom, and some exterior work to improve curb appeal. Landscaping and painting the exterior siding will also enhance its value.

Repairs flagged

• Major kitchen cabinets — Worn and outdated appearance.
• Major kitchen countertops — Old and in poor condition.
• Major kitchen appliances — Outdated and in need of replacement.
• Major bathroom cabinets — Old and in poor condition.
• Major bathroom fixtures — Old and in need of replacement.
• Moderate exterior siding — Weathered and some discoloration.
• Minor landscaping — Overgrown areas and lack of landscaping.

Value-add opportunities

• Resale New kitchen cabinets and countertops — Modernizing the kitchen will attract more buyers.
• Resale New kitchen appliances — Upgrading the appliances will make the kitchen more appealing.
• Resale New bathroom cabinets and fixtures — Modernizing the bathroom will attract more buyers.
• Rental Landscaping and planting new shrubs — A well-maintained and landscaped yard will attract more renters.
• Resale Painting the exterior siding — Fresh paint will improve the curb appeal and attract more buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn and outdated appearance.	Major	$15,000–50,000
kitchen countertops · Old and in poor condition.	Major	$15,000–50,000
kitchen appliances · Outdated and in need of replacement.	Major	$15,000–50,000
bathroom cabinets · Old and in poor condition.	Major	$15,000–50,000
bathroom fixtures · Old and in need of replacement.	Major	$15,000–50,000
exterior siding · Weathered and some discoloration.	Moderate	$3,000–15,000
landscaping · Overgrown areas and lack of landscaping.	Minor	$500–3,000
Total estimated repair cost · 7 items		$78,500–268,000

Value-add ROI direction

• Resale New kitchen cabinets and countertops — Modernizing the kitchen will attract more buyers. ↑
• Resale New kitchen appliances — Upgrading the appliances will make the kitchen more appealing. ↑
• Resale New bathroom cabinets and fixtures — Modernizing the bathroom will attract more buyers. ↑
• Rental Landscaping and planting new shrubs — A well-maintained and landscaped yard will attract more renters. ↑
• Resale Painting the exterior siding — Fresh paint will improve the curb appeal and attract more buyers. ↑

ⓘ 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

-4.8% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $179,900 MOMLS
• 2026-03-09 Listed $189,000 MOMLS