300 E Marina Dr Unit A-5 · North Wildwood, NJ 08260

$509,000

2 bd · 1.0 ba · 836 sqft · Condo · 29 Days on market

Built 1976 Good condition

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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
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to The Anglesea Colony Gardens II where you can enjoy Million Dollar Views at Half the Price!!! The Condominium Units here rarely transfer so don’t miss your opportunity at this affordable Oceanfront complex in this very private and secluded section of Anglesea. Enjoy the stunning Inlet & Ocean Views that welcome you from the moment you arrive. Easy access into this first level unit while providing wonderful views, enjoyable ocean breezes and the pleasantly landscaped surroundings add to the allure. The Association is responsibly maintained, the grounds are impeccably cared for, you will experience unreal sunrises while you sip your morning coffee and enjoy the cool oce

Key facts

• Ocean views
• Inlet views
• 2 parking spots

Tags

• OCEAN VIEWS
• INLET VIEWS
• LANDSCAPED SURROUNDINGS
• NEW ELECTRICAL SERVICE
• NEW BASEBOARD HEATERS
• NEW ELECTRIC HOT WATER HEATER

Property features AI

Finance

• HOA & community: Condo fee of $375

Exterior

• Parking: Parking for 2 cars; Blacktop driveway; Shared driveway
• Utilities: City water; City sewer; Electric hot water
• Home design: Condominium unit; First-floor entry; Unit A-5
• Exterior features: Patio; Storage facilities; Cable TV available; Year-round usage allowed; Owners may have pets

Interior

• Kitchen: Range; Self-cleaning oven; Microwave; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 2 bedrooms (Unit A-5, first floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating with baseboard and multi-zone controls; Multi-zone cooling with wall AC
• Interior features: Living room and dining area; Smoke/Fire detector; Blinds included; 5 total rooms
• Laundry & utility: Washer; Dryer; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $509k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $7k ($81k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $509k).
• Recommended offer: $501k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.2% vs local median 3.7% 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: 437 active listings in the ZIP; 1 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 $15k 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 $143k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($501k) is reasonable based on typical stale-listing flexibility.

Recommended offer $501,365 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.55% ✓
• Cap rate: 22.21%
• Cash-on-cash: 56.85%
• DSCR: 3.53
• GRM: 3.3

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: 55.3%
• Equity multiple: 3.44×
• Total profit: $347,781
• Equity at exit: $75,894

10-year hold

• IRR: 60.3%
• Equity multiple: 7.02×
• Total profit: $857,416
• Equity at exit: $44,009

Cash invested: $142,520 (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: 437
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $13,000 medium
• Mortgage (P&I): −$2,669
• Tax est. 1.5%: −$636 /mo · $7,635/yr
• Insurance: −$212
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,730
• Net cashflow: $6,752

Break-even live

Break-even rent $4,453

Max offer price $509,000

Occupancy floor 43%

Sensitivity live

Price	-10% $7,104	-5% $6,928	+0% $6,752	+5% $6,577	+10% $6,401
Rent	-10% $5,725	-5% $6,239	+0% $6,752	+5% $7,266	+10% $7,779
Rate	-1.0pp $7,009	-0.5pp $6,882	base $6,752	+0.5pp $6,621	+1.0pp $6,486

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: $127,250
• Closing costs: $15,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	44d	1	0.34mi

HOA detail condo

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

Listing history 16 events

1. 2026-06-21
   days on market $509,000 Active 29 DOM
2. 2026-06-18
   days on market $509,000 Active 27 DOM
3. 2026-06-17
   days on market $509,000 Active 26 DOM
4. 2026-06-16
   days on market $509,000 Active 25 DOM
5. 2026-06-15
   days on market $509,000 Active 24 DOM
6. 2026-06-13
   days on market $509,000 Active 22 DOM
7. 2026-06-12
   days on market $509,000 Active 21 DOM
8. 2026-06-09
   days on market $509,000 Active 18 DOM
9. 2026-06-08
   days on market $509,000 Active 17 DOM
10. 2026-06-07
    days on market $509,000 Active 16 DOM
11. 2026-06-07
    days on market $509,000 Active 15 DOM
12. 2026-06-04
    days on market $509,000 Active 12 DOM
13. 2026-06-02
    days on market $509,000 Active 11 DOM
14. 2026-06-01
    days on market $509,000 Active 10 DOM
15. 2026-05-31
    days on market $509,000 Active 9 DOM
16. 2026-05-22
    listed $509,000 Active

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

Taxation est. · year 1

• Rental income: $156,000
• − Mortgage interest: −$28,512
• − Property taxes: −$7,635
• − Insurance: −$2,545
• − Repairs & maintenance: −$12,480
• − Management: −$12,480
• − Depreciation: −$14,807
• Taxable income: $77,541
• Est. tax owed @ 24.0%: −$18,610
• After-tax cash flow: $62,419/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 · 20 photos

Good 80/100 Cosmetic rehab

This well-maintained, oceanfront townhouse in Anglesea Colony Gardens II is move-in ready with minimal repairs needed and a good condition score.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property 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: 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

1 event — show timeline

• 2026-05-22 Listed $509,000 CMCMLS