969 Constitution Blvd Unit D · Crestwood Village, NJ 08759

$82,000

2 bd · 1.0 ba · 800 sqft · SingleFamily · 25 Days on market

$102/sqft · 8% above area Est $76k · 8% over $280/mo HOA · 14% 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
• ARV discount +3.9/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh paint, new carpet, vinyl floors, and appliances, all ready to move right in. Affordable living in a well maintained development with clubhouse amenities, lawn cutting, snow removal and trash pick up.

Key facts

• New a/c unit
• White shaker kitchen
• Newer appliances

Tags

• WHITE SHAKER KITCHEN
• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• UPDATED BATHROOM
• NEW A/C UNIT
• NEWER APPLIANCES

Property features AI

Finance

• HOA & community: Monthly association fee of $280; Association covers trash, common area, lawn maintenance, and snow removal; Association: Crestwood 3

Exterior

• Parking: No garage
• Utilities: Public utilities (water/sewer not specified)
• Home design: Cooperative ownership; Model: WINDSOR
• Construction: Crawl space basement
• Exterior features: Shingle roof; Attached property (cooperative)

Interior

• Kitchen: Stove; Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (one bedroom 12 x 10, another bedroom 14 x 11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heating; Multi-unit cooling
• Interior features: Blinds/shades; Sunroom; Living room
• Laundry & utility: Washer; Dryer; Laundry room (6 x 5)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 5.5% 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: 658 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $567 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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.
• Current owner paid $27k; list at $82k implies a 204% gain — meaningful room to come down on a strong offer.

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 $80,770 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 2.50% ✓
• Cap rate: 17.56%
• Cash-on-cash: 40.24%
• DSCR: 2.79
• GRM: 3.3

CMA / ARV

• ARV (median comp): $75,971
• List price: $82,000
• Delta: 7.94%
• 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
24 Ironside Dr Unit B	0.07mi	2/1.0	797 (-0%)	10mo	$75,000	$94	88
768A Hudson Pkwy	0.15mi	2/1.0	797 (-0%)	13mo	$84,000	$105	82
6 Columbus Blvd Unit C	0.47mi	2/1.0	797 (-0%)	2mo	$118,000	$148	76
32 Columbus Blvd Unit A	0.19mi	1/1.0 (-1)	782 (-2%)	8mo	$75,000	$96	76
12B Constitution Blvd	0.12mi	1/1.0 (-1)	750 (-6%)	14mo	$73,000	$97	68
21 A Homestead	0.16mi	2/1.0	912 (+14%)	3mo	$93,500	$103	67
14 Betsy Ross Ln Unit A	0.23mi	2/1.0	900 (+12%)	3mo	$74,000	$82	66
1D Bristol St	0.58mi	1/1.0 (-1)	814 (+2%)	3mo	$109,000	$134	62
105 E Constitution Blvd	0.50mi	1/1.0 (-1)	850 (+6%)	1mo	$60,000	$71	60
55 Westport Dr #71	0.75mi	2/1.0	858 (+7%)	0mo	$170,000	$198	52
6 Pembroke Ln Unit C	0.70mi	2/1.0	880 (+10%)	3mo	$169,000	$192	48
20b Greenleaf St #51	0.57mi	2/1.0	880 (+10%)	13mo	$175,000	$199	46

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: 36.8%
• Equity multiple: 2.57×
• Total profit: $35,954
• Equity at exit: $12,226

10-year hold

• IRR: 43.5%
• Equity multiple: 5.15×
• Total profit: $95,278
• Equity at exit: $7,090

Cash invested: $22,960 (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: 658
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,046 medium
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$280
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $770

Break-even live

Break-even rent $1,072

Max offer price $82,000

Occupancy floor 57%

Sensitivity live

Price	-10% $827	-5% $798	+0% $770	+5% $742	+10% $713
Rent	-10% $608	-5% $689	+0% $770	+5% $851	+10% $932
Rate	-1.0pp $811	-0.5pp $791	base $770	+0.5pp $749	+1.0pp $727

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: $20,500
• Closing costs: $2,460
• 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	45d	1	0.69mi
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	18d	1	0.74mi
50 Westport Dr #71 Whiting, NJ	2.0	1.0	1120	$2,200	$1.96	0d	1	0.75mi
57D Milford Ave Unit 53 Whiting, NJ	2.0	1.0	880	$1,800	$2.05	25d	1	0.96mi

HOA detail

• Monthly dues: $280 · $3,360/yr
• Likely covers: trashsnow removal

Listing history 13 events

1. 2026-06-07
   statusdays on market $82,000 Pending 25 DOM
2. 2026-06-04
   days on market $82,000 Active 24 DOM
3. 2026-06-03
   days on market $82,000 Active 23 DOM
4. 2026-06-02
   days on market $82,000 Active 22 DOM
5. 2026-06-01
   days on market $82,000 Active 21 DOM
6. 2026-05-31
   days on market $82,000 Active 20 DOM
7. 2026-05-11
   listed $82,000 Active 1096-char remark
8. 2014-12-22
   soldstatus $27,000 205-char remark

   Show marketing remark (217 chars)

   Fresh paint, new carpet, vinyl flooring, and appliances, all ready to move in! Affordable living in a well maintained development with clubhouse amenities, lawn cutting, snow removal, and trash pick up. Community bus.

9. 2014-12-22
   soldstatus $27,000 Closed

   Show marketing remark (217 chars)

   Fresh paint, new carpet, vinyl flooring, and appliances, all ready to move in! Affordable living in a well maintained development with clubhouse amenities, lawn cutting, snow removal, and trash pick up. Community bus.

10. 2014-10-29
    status Under Contract

    Show marketing remark (217 chars)

    Fresh paint, new carpet, vinyl flooring, and appliances, all ready to move in! Affordable living in a well maintained development with clubhouse amenities, lawn cutting, snow removal, and trash pick up. Community bus.

11. 2014-07-11
    listed $29,900 Active

    Show marketing remark (217 chars)

    Fresh paint, new carpet, vinyl flooring, and appliances, all ready to move in! Affordable living in a well maintained development with clubhouse amenities, lawn cutting, snow removal, and trash pick up. Community bus.

12. 2014-07-10
    listed $29,900 205-char remark

    Show marketing remark (205 chars)

    Fresh paint, new carpet, vinyl floors, and appliances, all ready to move right in. Affordable living in a well maintained development with clubhouse amenities, lawn cutting, snow removal and trash pick up.

13. 2013-12-29
    listed $34,900

ⓘ 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: $24,557
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − HOA: −$3,360
• − Depreciation: −$2,385
• Taxable income: $8,649
• Est. tax owed @ 24.0%: −$2,076
• After-tax cash flow: $7,164/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.

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

+135.0% since first listed

8 events — show timeline

• 2026-06-05 Pending — MOMLS
• 2026-05-11 Listed $82,000 MOMLS
• 2014-12-22 Sold (MLS) $27,000 BRIGHT MLS
• 2014-12-22 Sold (MLS) $27,000 MOMLS
• 2014-10-29 Pending — BRIGHT MLS
• 2014-07-11 Listed $29,900 BRIGHT MLS
• 2014-07-10 Listed $29,900 MOMLS
• 2013-12-29 Listed $34,900 MOMLS