153 Sunset Rd · Crestwood Village, NJ 08759

$125,000

1 bd · 1.0 ba · 1,009 sqft · Townhouse · 242 Days on market

Built 1980 Fair condition 5,227 sqft lot $124/sqft · 35% below area Est $193k · 35% under $146/mo HOA · 8% of rent

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Why this score? — see what drove the B 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +8.9/10.0
• 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

Turnkey investment opportunity in sought-after Crestwood Village 6, one of the few fee simple 55+ communities ideally situated between the beaches of Long Beach Island and within easy reach of both New York City and Philadelphia. 153-A Sunset Drive offers a rare chance to acquire a well-maintained property with a tenant already in place for the next 17 months at $1,080/month, providing immediate cash flow and reliable income from day one. With annual taxes of $3,510 and a low $146/month HOA, this property delivers a cap rate of approximately 6.2% (cash purchase) — a solid return in a stable rental market. Perfect for investors seeking steady income or future downsizers who want to lock in a property now at a steep discount and enjoy rental income while planning their next move. Crestwood Village 6 offers an active adult lifestyle, convenient amenities, and easy access to major highways, shopping, and the Jersey Shore. Don’t miss this unique combination of affordability, security, and long-term upside in one of Ocean County’s most desirable 55+ neighborhoods.

Key facts

• Convenient amenities
• $146 HOA
• Parking

Tags

• WELL MAINTAINED PROPERTY
• CONVENIENT AMENITIES
• EASY ACCESS TO MAJOR HIGHWAYS
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO JERSEY SHORE

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$192,824) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y 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 $45k; list at $125k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.39% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 6.0

CMA / ARV

• ARV (median comp): $192,824
• List price: $125,000
• Delta: -35.17%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9B Ardsley Ave	0.29mi	2/1.5 (+1)	1,076 (+7%)	11mo	$185,000	$172	59
13-C Alpine Rd Sec	0.23mi	2/1.0 (+1)	1,098 (+9%)	22mo	$140,000	$128	51
5 Stonybrook Ct Unit A	0.67mi	2/1.5 (+1)	1,080 (+7%)	10mo	$230,000	$213	41
53-B Sunset Rd	0.70mi	2/1.0 (+1)	1,113 (+10%)	20mo	$225,000	$202	28

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,673
• Equity at exit: $18,638

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $32,172
• Equity at exit: $10,808

Cash invested: $35,000 (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: 658
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$146
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $358

Break-even live

Break-even rent $1,278

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $445	-5% $401	+0% $358	+5% $315	+10% $272
Rent	-10% $221	-5% $290	+0% $358	+5% $427	+10% $495
Rate	-1.0pp $421	-0.5pp $390	base $358	+0.5pp $326	+1.0pp $293

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Autumn Ct Manchester Township, NJ	2.0	2.0	1056	$1,600	$1.52	0d	1	0.60mi
— Manchester Township, NJ	2.0	2.0	1141	$1,700	$1.49	11d	1	0.62mi
7 Teal Ct Whiting, NJ	2.0	2.0	1056	$1,600	$1.52	5d	1	0.74mi
57D Milford Ave Unit 53 Whiting, NJ	2.0	1.0	880	$1,800	$2.05	26d	1	1.00mi
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	18d	1	1.29mi

HOA detail

• Monthly dues: $146 · $1,752/yr
• Likely covers: security

Listing history 21 events

1. 2026-06-21
   days on market $125,000 Active 242 DOM
2. 2026-06-18
   days on market $125,000 Active 239 DOM
3. 2026-06-17
   days on market $125,000 Active 238 DOM
4. 2026-06-16
   days on market $125,000 Active 237 DOM
5. 2026-06-15
   days on market $125,000 Active 236 DOM
6. 2026-06-13
   days on market $125,000 Active 234 DOM
7. 2026-06-09
   days on market $125,000 Active 230 DOM
8. 2026-06-08
   days on market $125,000 Active 229 DOM
9. 2026-06-07
   days on market $125,000 Active 228 DOM
10. 2026-06-04
    days on market $125,000 Active 225 DOM
11. 2026-06-03
    days on market $125,000 Active 224 DOM
12. 2026-06-02
    days on market $125,000 Active 223 DOM
13. 2026-06-01
    days on market $125,000 Active 222 DOM
14. 2026-05-31
    days on market $125,000 Active 221 DOM
15. 2025-10-22
    listed $125,000 Active 1092-char remark

    Show marketing remark (1092 chars)

    Turnkey investment opportunity in sought-after Crestwood Village 6, one of the few fee simple 55+ communities ideally situated between the beaches of Long Beach Island and within easy reach of both New York City and Philadelphia. 153-A Sunset Drive offers a rare chance to acquire a well-maintained property with a tenant already in place for the next 17 months at $1,080/month, providing immediate cash flow and reliable income from day one. With annual taxes of $3,510 and a low $146/month HOA, this property delivers a cap rate of approximately 6.2% (cash purchase) — a solid return in a stable rental market. Perfect for investors seeking steady income or future downsizers who want to lock in a property now at a steep discount and enjoy rental income while planning their next move. Crestwood Village 6 offers an active adult lifestyle, convenient amenities, and easy access to major highways, shopping, and the Jersey Shore. Don’t miss this unique combination of affordability, security, and long-term upside in one of Ocean County’s most desirable 55+ neighborhoods.

16. 1998-06-02
    soldstatus $45,000 279-char remark

    Show marketing remark (279 chars)

    RT 530 TO CONGASIA TO L ON SUNSET YELLOW HOUSE ON RIGHT ONE BLOCK TO CLUBHOUSE BRAND NEW WINDOWS, NEW STOVE, NEW KIT SINK, BEAUTIFU 10X16 PORCH FLRD RM COULD BE GUEST RM NEW LINO IN KIT. NEW ATTIC FAN, SPRIN ON WELL BEAUTIFUL WOODED YARD FOR PRIVACY CALL OWNER FIRST THEN LOCKBOX

17. 1998-05-04
    historical 279-char remark

    Show marketing remark (279 chars)

    RT 530 TO CONGASIA TO L ON SUNSET YELLOW HOUSE ON RIGHT ONE BLOCK TO CLUBHOUSE BRAND NEW WINDOWS, NEW STOVE, NEW KIT SINK, BEAUTIFU 10X16 PORCH FLRD RM COULD BE GUEST RM NEW LINO IN KIT. NEW ATTIC FAN, SPRIN ON WELL BEAUTIFUL WOODED YARD FOR PRIVACY CALL OWNER FIRST THEN LOCKBOX

18. 1998-04-20
    soldstatus $36,500
19. 1998-02-22
    historical
20. 1997-11-06
    listed $40,900
21. 1997-10-23
    listed $48,900 279-char remark

    Show marketing remark (279 chars)

    RT 530 TO CONGASIA TO L ON SUNSET YELLOW HOUSE ON RIGHT ONE BLOCK TO CLUBHOUSE BRAND NEW WINDOWS, NEW STOVE, NEW KIT SINK, BEAUTIFU 10X16 PORCH FLRD RM COULD BE GUEST RM NEW LINO IN KIT. NEW ATTIC FAN, SPRIN ON WELL BEAUTIFUL WOODED YARD FOR PRIVACY CALL OWNER FIRST THEN LOCKBOX

ⓘ 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 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,780
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − HOA: −$1,752
• − Depreciation: −$3,636
• Taxable income: $2,565
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $3,682/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

This property requires moderate renovations to update the kitchen and bathrooms, which will significantly increase its value for both resale and rental.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major kitchen countertops — dated and worn
• Major kitchen appliances — dated and worn
• Major bathroom fixtures — dated and worn
• Major bathroom tile — dated and worn

Value-add opportunities

• Both update kitchen — modern kitchen will attract both buyers and renters
• Both update bathrooms — modern bathrooms will attract both buyers and renters
• Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
kitchen countertops · dated and worn	Major	$15,000–50,000
kitchen appliances · dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
bathroom tile · dated and worn	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both update kitchen — modern kitchen will attract both buyers and renters ↑
• Both update bathrooms — modern bathrooms will attract both buyers and renters ↑
• Both paint interior walls — fresh paint will improve curb appeal and interior 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

+155.6% since first listed

7 events — show timeline

• 2025-10-22 Listed $125,000 BRIGHT MLS
• 1998-06-02 Sold (MLS) $45,000 MOMLS
• 1998-05-04 Delisted — MOMLS
• 1998-04-20 Sold (MLS) $36,500 MOMLS
• 1998-02-22 Delisted — MOMLS
• 1997-11-06 Listed $40,900 MOMLS
• 1997-10-23 Listed $48,900 MOMLS