124 W Montgomery Ave · Wildwood, NJ 08260

$674,815

3 bd · 2.5 ba · 1,500 sqft · SingleFamily · 49 Days on market

Built 2026 Est $660k · at est. $253/mo HOA · 4% 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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +6.5/15.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits- zoned in the R2 zoning district 124 & 128 Montgomery Ave. Separately the lots can accommodate single-family homes or combine to build up to 3 townhomes per zoning district guidelines. Each lot is 4,000sf. Within walking distance to the vibrant commercial district including shops, restaurants and bars.

Key facts

• Wildwood boardwalk
• Sunset beach
• Open airy kitchen

Tags

• CAPE MAY LIGHTHOUSE
• CAPE MAY COUNTY ZOO
• SUNSET BEACH
• WILDWOOD BOARDWALK
• NEW-CONSTRUCTION TOWNHOME
• OPEN AIRY KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $675k.

Deal economics

• At list price, monthly cash flow is $825 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $675k).
• Recommended offer: $655k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.6% in 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 74/100 on livability (#176 in NJ, #4,679 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D, crime F, cost of living F.
• Wildwood City School District (suburban): math 12% / reading 27% proficiency, ranked #442 of 472 in NJ (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Glenwood Avenue Elementary School (math 8% / reading 27%, grade F, #1,065 of 1,303 statewide, top 83%, 396 students, 89% FRL); Wildwood Middle School (math 12% / reading 22%, grade F, #409 of 431 statewide, top 95%, 172 students, 87% FRL); Wildwood High School (math 22% / reading 47%, grade F, #239 of 399 statewide, top 61%, 263 students, 69% FRL) — zoned schools at 82% FRL track the district average.
• Market conditions: 436 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $5k of loan paydown is wiped out by about $20k 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

• It's been on market 49 days — a 3% lower offer ($655k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $654,570 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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 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: 1.03% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.95%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $660,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3815 Arctic Ave	0.29mi	3/2.0	1,560 (+4%)	11mo	$780,000	$500	69
4112 Park #2	0.17mi	3/2.0	1,692 (+13%)	5mo	$645,000	$381	64
505 W Pine Ave	0.62mi	4/2.0 (+1)	1,500 (0%)	3mo	$760,000	$507	62
151 E Leaming Ave #200	0.38mi	4/2.0 (+1)	1,630 (+9%)	2mo	$730,000	$448	59
428 W Pine Ave	0.59mi	2/2.0 (-1)	1,487 (-1%)	7mo	$600,000	$403	58
519 W Montgomery Ave Unit A	0.36mi	3/2.0	1,278 (-15%)	16mo	$562,123	$440	43
120 W Poplar Ave	0.74mi	3/2.5	1,680 (+12%)	13mo	$390,000	$232	35
435 W Pine Ave	0.62mi	2/2.0 (-1)	1,696 (+13%)	11mo	$815,000	$481	33
122 W Magnolia Ave	0.69mi	3/2.0	1,281 (-15%)	12mo	$503,000	$393	32

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-56,700
• Equity at exit: $100,617

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $18,704
• Equity at exit: $58,346

Cash invested: $188,948 (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: 8.1×

Monthly cashflow live

• Estimated rent: $6,943 medium
• Mortgage (P&I): −$3,539
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$281
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$253
• Vacancy / Maint / Mgmt: −$1,458
• Net cashflow: $825

Break-even live

Break-even rent $5,898

Max offer price $674,815

Occupancy floor 83%

Sensitivity live

Price	-10% $1,207	-5% $1,016	+0% $825	+5% $634	+10% $443
Rent	-10% $277	-5% $551	+0% $825	+5% $1,099	+10% $1,373
Rate	-1.0pp $1,165	-0.5pp $997	base $825	+0.5pp $650	+1.0pp $472

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: $168,704
• Closing costs: $20,244
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 E Youngs Ave Unit 1309014P Wildwood, NJ	3.0	1.5	1194	$5,873	$4.92	45d	1	0.25mi
154 E Lincoln Ave #104 Wildwood, NJ	3.0	2.5	1500	$4,750	$3.17	45d	1	0.41mi
611 W Burk Ave Unit A Wildwood, NJ	2.0	1.5	1248	$12,000	$9.62	45d	1	0.48mi

HOA detail

• Monthly dues: $253 · $3,036/yr

Listing history 13 events

1. 2026-06-12
   statusdays on marketlisting id $674,815 Pending 49 DOM
2. 2026-03-05
   status Under Contract
3. 2026-01-19
   listed $674,815 Active
4. 2025-11-12
   soldstatus $620,000 Sold In-House 328-char remark

   Show marketing remark (511 chars)

   Opportunity awaits- zoned in the R2 zoning district this lot can be sold together with 128 W Montgomery Ave -add MLS number. Separately the lot can accommodate a single-family home or combine with 128 W Montgomery Ave to build up to 3 townhomes per zoning district guidelines. Each lot is 4,000sf. Within walking distance to the vibrant commercial district including shops, restaurants and bars. All information should be confirmed with Wildwood zoning. All building permits are the responsibility of the buyer.

5. 2025-11-12
   soldstatus $620,000 Sold In-House 511-char remark

   Show marketing remark (511 chars)

   Opportunity awaits- zoned in the R2 zoning district this lot can be sold together with 128 W Montgomery Ave -add MLS number. Separately the lot can accommodate a single-family home or combine with 128 W Montgomery Ave to build up to 3 townhomes per zoning district guidelines. Each lot is 4,000sf. Within walking distance to the vibrant commercial district including shops, restaurants and bars. All information should be confirmed with Wildwood zoning. All building permits are the responsibility of the buyer.

6. 2024-11-20
   status Under Contract 511-char remark

   Show marketing remark (328 chars)

   Opportunity awaits- zoned in the R2 zoning district 124 & 128 Montgomery Ave. Separately the lots can accommodate single-family homes or combine to build up to 3 townhomes per zoning district guidelines. Each lot is 4,000sf. Within walking distance to the vibrant commercial district including shops, restaurants and bars.

7. 2024-11-20
   status Under Contract 328-char remark

   Show marketing remark (328 chars)

   Opportunity awaits- zoned in the R2 zoning district 124 & 128 Montgomery Ave. Separately the lots can accommodate single-family homes or combine to build up to 3 townhomes per zoning district guidelines. Each lot is 4,000sf. Within walking distance to the vibrant commercial district including shops, restaurants and bars.

8. 2024-11-01
   status Active 511-char remark

   Show marketing remark (328 chars)

   Opportunity awaits- zoned in the R2 zoning district 124 & 128 Montgomery Ave. Separately the lots can accommodate single-family homes or combine to build up to 3 townhomes per zoning district guidelines. Each lot is 4,000sf. Within walking distance to the vibrant commercial district including shops, restaurants and bars.

9. 2024-11-01
   status Active 328-char remark

   Show marketing remark (328 chars)

   Opportunity awaits- zoned in the R2 zoning district 124 & 128 Montgomery Ave. Separately the lots can accommodate single-family homes or combine to build up to 3 townhomes per zoning district guidelines. Each lot is 4,000sf. Within walking distance to the vibrant commercial district including shops, restaurants and bars.

10. 2024-10-21
    status Under Contract 511-char remark

    Show marketing remark (328 chars)

    Opportunity awaits- zoned in the R2 zoning district 124 & 128 Montgomery Ave. Separately the lots can accommodate single-family homes or combine to build up to 3 townhomes per zoning district guidelines. Each lot is 4,000sf. Within walking distance to the vibrant commercial district including shops, restaurants and bars.

11. 2024-10-21
    status Under Contract 328-char remark

    Show marketing remark (328 chars)

    Opportunity awaits- zoned in the R2 zoning district 124 & 128 Montgomery Ave. Separately the lots can accommodate single-family homes or combine to build up to 3 townhomes per zoning district guidelines. Each lot is 4,000sf. Within walking distance to the vibrant commercial district including shops, restaurants and bars.

12. 2024-10-04
    listed $630,000 Active 328-char remark

    Show marketing remark (511 chars)

    Opportunity awaits- zoned in the R2 zoning district this lot can be sold together with 128 W Montgomery Ave -add MLS number. Separately the lot can accommodate a single-family home or combine with 128 W Montgomery Ave to build up to 3 townhomes per zoning district guidelines. Each lot is 4,000sf. Within walking distance to the vibrant commercial district including shops, restaurants and bars. All information should be confirmed with Wildwood zoning. All building permits are the responsibility of the buyer.

13. 2024-10-04
    listed $315,000 Active 511-char remark

    Show marketing remark (511 chars)

    Opportunity awaits- zoned in the R2 zoning district this lot can be sold together with 128 W Montgomery Ave -add MLS number. Separately the lot can accommodate a single-family home or combine with 128 W Montgomery Ave to build up to 3 townhomes per zoning district guidelines. Each lot is 4,000sf. Within walking distance to the vibrant commercial district including shops, restaurants and bars. All information should be confirmed with Wildwood zoning. All building permits are the responsibility of the buyer.

ⓘ 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: $1,921 · $160/mo
• Projected year-2 tax: $9,362 · $780/mo
• Expected delta: +$7,441/yr (+$620/mo · 387.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $83,310
• − Mortgage interest: −$37,800
• − Property taxes: −$1,921
• − Insurance: −$8,493
• − Repairs & maintenance: −$6,665
• − Management: −$6,665
• − HOA: −$3,036
• − Depreciation: −$19,631
• Taxable loss: −$900
• Est. tax savings @ 24.0%: +$216
• After-tax cash flow: $10,116/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: Wildwood City School District
• NCES district ID: 3417940
• Math proficiency: 12% ▼ -6.00%
• Reading proficiency: 27% ▲ 5.00%
• Median HH income: $33,232
• Composite: 15.84/100
• National rank: #9261
• State rank: #442 of 472 in NJ

Livability — Wildwood

• Score: 74/100
• State rank: #176
• US rank: #4679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: 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

+7.1% since first listed

12 events — show timeline

• 2026-03-05 Pending — CMCMLS
• 2026-01-19 Listed $674,815 CMCMLS
• 2025-11-12 Sold (MLS) $620,000 CMCMLS
• 2025-11-12 Sold (MLS) $620,000 CMCMLS
• 2024-11-20 Pending — CMCMLS
• 2024-11-20 Pending — CMCMLS
• 2024-11-01 Relisted — CMCMLS
• 2024-11-01 Relisted — CMCMLS
• 2024-10-21 Pending — CMCMLS
• 2024-10-21 Pending — CMCMLS
• 2024-10-04 Listed $315,000 CMCMLS
• 2024-10-04 Listed $630,000 CMCMLS

Property tax history

+3.3%/yr

Latest (2024): $1,921 · +2.5% YoY. Source: county tax records.