6 View Rd · Cape May Court House, NJ 08210

$324,900

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 8 Days on market

Built 1967 Est $372k · 13% under

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Why this score? — see what drove the D+ 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 +14.9/30.0
• ARV discount +13.2/15.0
• DSCR +4.5/10.0
• 1% rule +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your peaceful retreat at 6 View Road! Tucked away at the end of a quiet, dead-end street and enveloped by serene, wooded land, this charming ranch-style home offers the perfect balance of privacy and local convenience. Inside, you’ll find a comfortable layout featuring 3 bedrooms, an eat-in kitchen, and a cozy bonus den anchored by a classic wood-burning stove—the ideal spot for chilly coastal evenings. Location is everything here. You are just minutes away from the best of Cape May Court House, including local dining, shopping, and the family-favorite Cape May County Zoo. Golf enthusiasts will love the proximity to the Avalon Golf Club, while beach lovers are perfect

Key facts

• Wood-burning stove
• Serene wooded land
• Eat-in kitchen

Tags

• QUIET DEAD-END STREET
• SERENE WOODED LAND
• EAT-IN KITCHEN
• COZY BONUS DEN
• WOOD-BURNING STOVE
• PROXIMITY TO AVALON GOLF CLUB

Property features AI

Exterior

• Parking: Parking pad for 2 cars
• Utilities: City water; Septic sewer; Electric hot water
• Home design: Single-family home (for sale)
• Construction: Aluminum exterior
• Exterior features: Deck; Beige exterior

Interior

• Kitchen: Oven; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning
• Interior features: Smoke/fire alarm; Crawl space basement
• Laundry & utility: Washer; Dryer; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (13.1% below list).
• Recommended offer: $282k (13.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#323 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A-, housing B+, health & safety B+; Watch: amenities F, commute F, cost of living F.
• Middle Township Public School District (suburban): math 15% / reading 38% proficiency, ranked #372 of 472 in NJ (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 144 active listings in the ZIP; 877 units permitted in Cape May County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Cape May County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,249 (13.1% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $372,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Siegtown Rd	0.06mi	3/1.0	1,008 (-11%)	2mo	$400,000	$397	78
84 Siegtown Rd	0.40mi	3/1.0	1,032 (-8%)	5mo	$205,000	$199	63
105 Siegtown Rd	0.62mi	3/2.0	1,296 (+15%)	21mo	$427,777	$330	25

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-46,707
• Equity at exit: $48,444

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-33,089
• Equity at exit: $28,091

Cash invested: $90,972 (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 08210

• Home prices YoY: -22.3%
• Active inventory: 144
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,822 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$297 /mo · $3,563/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $94

Break-even live

Break-even rent $2,704

Max offer price $324,900

Occupancy floor 92%

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-21
   listed $324,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $3,563 · $297/mo
• Projected year-2 tax: $5,826 · $486/mo
• Expected delta: +$2,264/yr (+$189/mo · 63.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,870
• − Mortgage interest: −$18,199
• − Property taxes: −$3,563
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,710
• − Management: −$2,710
• − Depreciation: −$9,452
• Taxable loss: −$4,388
• Est. tax savings @ 24.0%: +$1,053
• After-tax cash flow: $2,177/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: Middle Township Public School District
• NCES district ID: 3410020
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 38% ▼ -7.00%
• Median HH income: $59,228
• Composite: 24.09/100
• National rank: #7754
• State rank: #372 of 472 in NJ

Livability — Cape May Court House

• Score: 67/100
• State rank: #323
• US rank: #10157

Category grades

Amenities F Commute F Cost of living F Crime A- Employment B- Housing B+ Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,278

Population outlook (Cape May County) Hauer SSP2

• Today (2025): 88,234 people
• By 2030: 84,144 · -4.6%
• By 2040: 75,146 · -14.8%
• By 2050: 67,389 · -23.6%
• By 2075: 55,732 · -36.8%
• By 2100: 44,972 · -49.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 8% Black 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Subsaharan African 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Cape May

• 2024 margin: R (+19.2) · D 39.7% · R 58.9% · Other 1.4%
• 2008→2024 swing: -10.6pp toward R · 2008: -8.7pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+15.9 2016: R+19.9 2012: R+8.9 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.23%
• Current HPI: 349.1624
• 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

• 2026-05-21 Listed $324,900 CMCMLS

Property tax history

+3.9%/yr

Latest (2025): $3,563 · +2.5% YoY. Source: county tax records.