7-B Crocus · Crestwood Village, NJ 08759

$130,000

2 bd · 1.0 ba · 1,220 sqft · SingleFamily · 19 Days on market

Good condition $362/mo HOA · 17% 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 +27.3/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and beautifully maintained, this bright home offers easy living in the highly sought-after Crestwood 2, 55+ community with a private setting and bonus three-season room. Enter through a welcoming sunroom into a spacious, sun-filled interior featuring laminate and wood flooring, an updated eat-in kitchen, and a large living room that flows effortlessly into a standout 12x12 heated three-season room. Surrounded by windows and backing to a private setting, this space is ideal for relaxing or entertaining year-round. The home offers two generously sized bedrooms and a full bathroom, along with ample storage throughout. Additional highlights include a dedicated laundry room with a

Key facts

• Garage
• Listed 19 days

Property features AI

Finance

• Other: Ownership type: Cooperative
• HOA & community: Monthly coop fee of $362; Fee includes common area maintenance, lawn maintenance, management, recreation facility, snow removal, taxes, and trash; Community amenities include community center, common grounds, clubhouse, recreational center, shuffleboard, and other amenities

Exterior

• Parking: Attached front-entry garage (1 car)
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached property; Single-level unit; No stairs (accessible); Located in a 55+ senior community
• Construction: Vinyl siding and brick construction; Shingle roof; Crawl space foundation; Above-grade structures
• Exterior features: Level lot

Interior

• Kitchen: Electric oven/range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood; Laminated
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric baseboard heating; Wall unit cooling; Electric hot water
• Interior features: Tub/shower; Ceiling fans; Eat-in kitchen; Wood floors; Attic; Other
• Laundry & utility: Laundry in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 at typical pace (median 18d 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 $899 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $128,050 (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: 1.59% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.38%
• DSCR: 1.55
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $283,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1B Myrtle Pl	0.08mi	2/1.5	1,220 (0%)	5mo	$140,000	$115	90
5 A Verbina Ct	0.13mi	2/1.0	1,216 (-0%)	7mo	$89,000	$73	88
27 Crocus Ln Unit B	0.22mi	2/1.5	1,220 (0%)	7mo	$140,000	$115	82
1 Morning Glory Ln	0.38mi	2/2.0	1,312 (+8%)	1mo	$305,000	$232	65
701 Orchid St	0.43mi	2/2.0	1,140 (-7%)	1mo	$300,000	$263	64
166 Morning Glory Ln N	0.28mi	2/2.0	1,346 (+10%)	5mo	$275,000	$204	62
553 Petunia Ln N	0.41mi	2/2.0	1,140 (-7%)	6mo	$311,500	$273	61
71 Morning Glory Ln	0.27mi	2/2.0	1,380 (+13%)	1mo	$284,450	$206	61
519 Petunia Ln N	0.44mi	2/2.0	1,140 (-7%)	5mo	$275,000	$241	60
551 Petunia Ln N	0.40mi	2/2.0	1,312 (+8%)	9mo	$300,000	$229	58
550 Petunia Ln N	0.36mi	2/2.0	1,346 (+10%)	6mo	$360,000	$267	57
636 Petunia Ln S	0.49mi	2/2.0	1,312 (+8%)	5mo	$335,000	$255	57

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $3,107
• Equity at exit: $19,383

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $34,535
• Equity at exit: $11,240

Cash invested: $36,400 (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: 5.2×

Monthly cashflow live

• Estimated rent: $2,071 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$362
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $376

Break-even live

Break-even rent $1,595

Max offer price $130,000

Occupancy floor 77%

Sensitivity live

Price	-10% $465	-5% $420	+0% $376	+5% $331	+10% $286
Rent	-10% $212	-5% $294	+0% $376	+5% $457	+10% $539
Rate	-1.0pp $441	-0.5pp $409	base $376	+0.5pp $342	+1.0pp $308

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Morning Glory Ln Whiting, NJ	2.0	2.5	1312	$1,200	$0.91	4d	1	0.38mi
49 Westport Dr #71 Whiting, NJ	2.0	1.5	1192	$1,995	$1.67	44d	1	1.13mi
50 Westport Dr #71 Whiting, NJ	2.0	1.0	1120	$2,200	$1.96	0d	1	1.16mi
57D Milford Ave Unit 53 Whiting, NJ	2.0	1.0	880	$1,800	$2.05	25d	1	1.25mi
19B Maplewood Dr #52 Whiting, NJ	2.0	1.5	1109	$2,250	$2.03	17d	1	1.36mi

HOA detail

• Monthly dues: $362 · $4,344/yr

Listing history 10 events

1. 2026-06-10
   status $130,000 Pending 19 DOM
2. 2026-06-09
   days on market $130,000 Active 19 DOM
3. 2026-06-08
   days on market $130,000 Active 18 DOM
4. 2026-06-07
   days on market $130,000 Active 17 DOM
5. 2026-06-04
   days on market $130,000 Active 14 DOM
6. 2026-06-03
   days on market $130,000 Active 13 DOM
7. 2026-06-02
   days on market $130,000 Active 12 DOM
8. 2026-06-01
   days on market $130,000 Active 11 DOM
9. 2026-05-31
   days on market $130,000 Active 10 DOM
10. 2026-05-19
    historical $130,000 1281-char remark

ⓘ 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 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,850
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − HOA: −$4,344
• − Depreciation: −$3,782
• Taxable income: $2,866
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $3,819/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 · 26 photos

Good 75/100 Cosmetic rehab

This move-in ready home in Crestwood Village offers a bright and spacious interior with updated kitchen and bathrooms, and a well-maintained exterior with a private setting.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both paint interior walls — enhances interior appearance and resale value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both paint interior walls — enhances interior appearance and resale value ↑

ⓘ 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

+0.0% since first listed

3 events — show timeline

• 2026-06-09 Pending — BRIGHT MLS
• 2026-05-22 Listed $130,000 BRIGHT MLS
• 2026-05-19 Coming Soon $130,000 BRIGHT MLS