125 E 7th Ave #1 · North Wildwood, NJ 08260

$599,999

3 bd · 1.0 ba · 1,183 sqft · Condo public records · 96 Days on market

Built 1963 ↓ 18% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

North Wildwood Coastal Retreat: Single-Family Feel with Condo Convenience, Steps to the Shore & Henfey Park. Experience the perfect blend of coastal relaxation and modern convenience in this first floor, 3-bedroom condo. located in a private two unit only association in the heart of North Wildwood's most desirable district (Central Avenue), this home offers effortless 'no-stairs' living just moments from the best attractions. The condo features a large living room with an open-concept design, fireplace perfect for family gatherings, a spacious eat-in kitchen and dining area, dedicated laundry room for easy post-beach cleanup and a back door entrance for direct access to the living spa

Key facts

• Open-concept design
• Coastal retreat
• No-stairs living

Tags

• COASTAL RETREAT
• NO-STAIRS LIVING
• LARGE LIVING ROOM
• OPEN-CONCEPT DESIGN
• FIREPLACE
• SPACIOUS EAT-IN KITCHEN

Property features AI

Exterior

• Parking: Parking for 2 cars
• Utilities: City water; City sewer; Gas hot water
• Home design: First-floor unit (Unit 1)
• Exterior features: Deck/porch; Owners allowed to have pets; Approximately 3 blocks to the beach

Interior

• Bedrooms: 3 bedrooms (Unit 1, first floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Electric heating; Baseboard heating; Ceiling fan
• Interior features: Partial furniture included; Living room; Dining area; Laundry/utility room; Storage space; 7 total rooms
• Laundry & utility: Laundry/utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $600k.

Deal economics

• At list price, monthly cash flow is $4k ($50k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $600k).
• Recommended offer: $546k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 3.6% in North Wildwood — 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 68/100 on livability (#318 in NJ) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: amenities C-, crime D-, commute F.
• North Wildwood School District (suburban): math 55% / reading 45% proficiency, ranked #396 of 612 in NJ (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 436 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $18k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $168k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($546k) is reasonable based on typical stale-listing flexibility.

Recommended offer $545,999 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.66% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.62%
• DSCR: 2.32
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 1.99×
• Total profit: $166,778
• Equity at exit: $89,462

10-year hold

• IRR: 31.9%
• Equity multiple: 3.89×
• Total profit: $484,874
• Equity at exit: $51,877

Cash invested: $168,000 (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 08260

• Home prices YoY: -30.7%
• Active inventory: 436
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $9,965 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$329 /mo · $3,947/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,093
• Net cashflow: $4,147

Break-even live

Break-even rent $4,716

Max offer price $599,999

Occupancy floor 53%

Sensitivity live

Price	-10% $4,486	-5% $4,317	+0% $4,147	+5% $3,977	+10% $3,807
Rent	-10% $3,360	-5% $3,753	+0% $4,147	+5% $4,540	+10% $4,934
Rate	-1.0pp $4,449	-0.5pp $4,299	base $4,147	+0.5pp $3,991	+1.0pp $3,833

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: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
642 W Pine Ave #2 North Wildwood, NJ	3.0	1.0	1010	$13,000	$12.87	45d	1	0.94mi
154 E Lincoln Ave #104 Wildwood, NJ	3.0	2.5	1500	$4,750	$3.17	45d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-04-16
   price $599,999
2. 2026-03-21
   price $699,999
3. 2026-02-18
   listed $729,000 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: $3,947 · $329/mo
• Projected year-2 tax: $9,443 · $787/mo
• Expected delta: +$5,497/yr (+$458/mo · 139.3%)

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

Taxation est. · year 1

• Rental income: $119,577
• − Mortgage interest: −$33,609
• − Property taxes: −$3,947
• − Insurance: −$3,000
• − Repairs & maintenance: −$9,566
• − Management: −$9,566
• − Depreciation: −$17,455
• Taxable income: $42,434
• Est. tax owed @ 24.0%: −$10,184
• After-tax cash flow: $39,577/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: North Wildwood School District
• NCES district ID: 3411670
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $45,310
• Composite: 44.38/100
• National rank: #6123
• State rank: #396 of 612 in NJ

Livability — North Wildwood

• Score: 68/100
• State rank: #318
• US rank: #9827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Wildwood, NJ
• Population (ZIP): 12,913

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 7% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 3%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 12% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -243.83%
• Current HPI: 551.3393
• 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

-17.7% since first listed

3 events — show timeline

• 2026-04-16 Price Changed $599,999 CMCMLS
• 2026-03-21 Price Changed $699,999 CMCMLS
• 2026-02-18 Listed $729,000 CMCMLS

Property tax history

+3.4%/yr

Latest (2025): $3,947 · +2.1% YoY. Source: county tax records.