17 Channel Dr · Lower, NJ 08260

$249,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily · 197 Days on market

Built 1972 ↓ 8% 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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

It's not every day that you'll find a waterfront property at the shore at this price point! Welcome to Shawcrest Community & Marina, where coastal living meets year-round convenience. This 3-bedroom, 1-bath manufactured home sits on a desirable corner lot directly facing the bay, offering unbeatable sunset views. Step inside to an eat-in kitchen and a comfortable living room, perfect for relaxing after a day on the water or the beach. Enjoy extra living space in the front screened-in porch, the Florida room, and a small back patio. The property features a large fenced-in concrete yard, perfect for low-maintenance living, plus a shed for storage. Located just minutes from the Wildwood boardwalk, beaches, and restaurants, and only a short drive to Cape May, this home offers the best of everything along the Jersey Shore. With quick access to the Parkway, getting around is easy. Shawcrest is a welcoming year-round, all-ages land-lease community offering great amenities, including a fishing area, basketball court, and options to rent boat or jet ski slips right in the marina. Whether you’re looking for a shore getaway or a full-time coastal home, this property delivers comfort, location, and lifestyle — all with those unforgettable Shawcrest sunsets. Monthly lot rent for the 2026 season is $1250/month which includes sewer, water, trash, common area maintenance, and access to the community amenities. There is also a monthly fee of $10 added to rent each month for Lower Twp fees. Buyers must complete the Shawcrest application and be approved by management before submitting the offer.

Key facts

• Built 1972
• Listed 197 days

Property features AI

Finance

• Other: Pets allowed on a case-by-case basis
• Financial info: Ground rent/annual ground rent applies; Lease not considered
• HOA & community: Located in Shawcrest park (land lease community); Land lease monthly (ground rent) of $1,250; Park pads numbered (park has pads)

Exterior

• Parking: On-street parking; Other parking
• Utilities: Public water; Public sewer; Natural gas available; Propane available
• Home design: Manufactured single-wide home; One story (single level); Entry on first floor; Bay-facing (water oriented)
• Construction: Modular/manufactured construction with vinyl siding; Slab foundation; Built as a Skyliner model; Includes a shed; Building winterized
• Exterior features: Street lights nearby; Chain link fence enclosing yard; Corner lot with rear yard and side yards; Rented lot (ground rent exists); Year-round access; Has water view; 100 feet of water frontage; Boat/launch ramp (public) nearby; Private dock site; Bayfront location

Interior

• Kitchen: Built-in range; Wall oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Propane (owned) heating fuel; Central air; Window unit(s) for cooling
• Interior features: Tub/shower; Eat-in kitchen; Wood stove; Furnished; Entry-level bedroom
• Laundry & utility: Washer; Electric dryer; Electric water heater

🏷️ Possibly a rental listed for sale. The $249,000 price doesn't fit this home's estimated sale value (~$572,400) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $4k ($51k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $249k).
• Recommended offer: $219k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lower Township Elementary School District (suburban): math 20% / reading 35% proficiency, ranked #367 of 472 in NJ (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 437 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $2k of loan paydown is wiped out by about $7k 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 $70k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $219,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 3.05% ✓
• Cap rate: 26.96%
• Cash-on-cash: 73.81%
• DSCR: 4.28
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $572,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Morning Glory Rd	0.07mi	3/1.0	1,100 (-8%)	18mo	$136,000	$124	68
15 Channel Dr	0.01mi	2/1.0 (-1)	1,050 (-12%)	19mo	$170,000	$162	58
212 W Buttercup Rd	0.53mi	3/1.5	1,100 (-8%)	13mo	$525,000	$477	48
142 W Morning Glory Rd	0.63mi	3/1.5	1,056 (-12%)	21mo	$612,500	$580	31

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: 73.6%
• Equity multiple: 4.34×
• Total profit: $232,893
• Equity at exit: $37,127

10-year hold

• IRR: 77.4%
• Equity multiple: 8.96×
• Total profit: $554,961
• Equity at exit: $21,529

Cash invested: $69,720 (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: 2.7×

Monthly cashflow live

• Estimated rent: $7,606 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,597
• Net cashflow: $4,288

Break-even live

Break-even rent $2,178

Max offer price $249,000

Occupancy floor 39%

Sensitivity live

Price	-10% $4,460	-5% $4,374	+0% $4,288	+5% $4,202	+10% $4,116
Rent	-10% $3,687	-5% $3,988	+0% $4,288	+5% $4,589	+10% $4,889
Rate	-1.0pp $4,414	-0.5pp $4,352	base $4,288	+0.5pp $4,224	+1.0pp $4,158

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 W Burk Ave Unit A Wildwood, NJ	2.0	1.5	1248	$12,000	$9.62	44d	1	0.65mi
206 W Spencer Ave Wildwood, NJ	2.0	1.0	750	$2,000	$2.67	45d	1	1.06mi
142 E Youngs Ave Unit 1309014P Wildwood, NJ	3.0	1.5	1194	$5,873	$4.92	44d	1	1.17mi
154 E Lincoln Ave #104 Wildwood, NJ	3.0	2.5	1500	$4,750	$3.17	44d	1	1.31mi

Listing history 24 events

1. 2026-06-21
   days on market $249,000 Active 197 DOM
2. 2026-06-18
   days on market $249,000 Active 195 DOM
3. 2026-06-17
   days on market $249,000 Active 194 DOM
4. 2026-06-17
   price $249,000 Active 193 DOM
5. 2026-06-16
   days on market $274,900 Active 193 DOM
6. 2026-06-15
   days on market $274,900 Active 192 DOM
7. 2026-06-13
   days on market $274,900 Active 190 DOM
8. 2026-06-12
   days on market $274,900 Active 189 DOM
9. 2026-06-09
   days on market $274,900 Active 186 DOM
10. 2026-06-08
    days on market $274,900 Active 185 DOM
11. 2026-06-07
    days on market $274,900 Active 184 DOM
12. 2026-06-07
    days on market $274,900 Active 183 DOM
13. 2026-06-04
    days on market $274,900 Active 180 DOM
14. 2026-06-02
    days on marketlisting id $274,900 Active 179 DOM
15. 2026-06-01
    listing id $274,900 Active 178 DOM
16. 2026-05-31
    days on market $274,900 Active 178 DOM
17. 2026-04-11
    price $274,900
18. 2026-04-10
    price $274,900 1623-char remark

    Show marketing remark (1623 chars)

    It's not every day that you'll find a waterfront property at the shore at this price point! Welcome to Shawcrest Community & Marina, where coastal living meets year-round convenience. This 3-bedroom, 1-bath manufactured home sits on a desirable corner lot directly facing the bay, offering unbeatable sunset views. Step inside to an eat-in kitchen and a comfortable living room, perfect for relaxing after a day on the water or the beach. Enjoy extra living space in the front screened-in porch, the Florida room, and a small back patio. The property features a large fenced-in concrete yard, perfect for low-maintenance living, plus a shed for storage. Located just minutes from the Wildwood boardwalk, beaches, and restaurants, and only a short drive to Cape May, this home offers the best of everything along the Jersey Shore. With quick access to the Parkway, getting around is easy. Shawcrest is a welcoming year-round, all-ages land-lease community offering great amenities, including a fishing area, basketball court, and options to rent boat or jet ski slips right in the marina. Whether you’re looking for a shore getaway or a full-time coastal home, this property delivers comfort, location, and lifestyle — all with those unforgettable Shawcrest sunsets. Monthly lot rent for the 2026 season is $1250/month which includes sewer, water, trash, common area maintenance, and access to the community amenities. There is also a monthly fee of $10 added to rent each month for Lower Twp fees. Buyers must complete the Shawcrest application and be approved by management before submitting the offer.

19. 2026-01-20
    price $279,000 1623-char remark

    Show marketing remark (1623 chars)

    It's not every day that you'll find a waterfront property at the shore at this price point! Welcome to Shawcrest Community & Marina, where coastal living meets year-round convenience. This 3-bedroom, 1-bath manufactured home sits on a desirable corner lot directly facing the bay, offering unbeatable sunset views. Step inside to an eat-in kitchen and a comfortable living room, perfect for relaxing after a day on the water or the beach. Enjoy extra living space in the front screened-in porch, the Florida room, and a small back patio. The property features a large fenced-in concrete yard, perfect for low-maintenance living, plus a shed for storage. Located just minutes from the Wildwood boardwalk, beaches, and restaurants, and only a short drive to Cape May, this home offers the best of everything along the Jersey Shore. With quick access to the Parkway, getting around is easy. Shawcrest is a welcoming year-round, all-ages land-lease community offering great amenities, including a fishing area, basketball court, and options to rent boat or jet ski slips right in the marina. Whether you’re looking for a shore getaway or a full-time coastal home, this property delivers comfort, location, and lifestyle — all with those unforgettable Shawcrest sunsets. Monthly lot rent for the 2026 season is $1250/month which includes sewer, water, trash, common area maintenance, and access to the community amenities. There is also a monthly fee of $10 added to rent each month for Lower Twp fees. Buyers must complete the Shawcrest application and be approved by management before submitting the offer.

20. 2026-01-19
    price $279,000
21. 2025-12-06
    price $288,900 1623-char remark

    Show marketing remark (1623 chars)

    It's not every day that you'll find a waterfront property at the shore at this price point! Welcome to Shawcrest Community & Marina, where coastal living meets year-round convenience. This 3-bedroom, 1-bath manufactured home sits on a desirable corner lot directly facing the bay, offering unbeatable sunset views. Step inside to an eat-in kitchen and a comfortable living room, perfect for relaxing after a day on the water or the beach. Enjoy extra living space in the front screened-in porch, the Florida room, and a small back patio. The property features a large fenced-in concrete yard, perfect for low-maintenance living, plus a shed for storage. Located just minutes from the Wildwood boardwalk, beaches, and restaurants, and only a short drive to Cape May, this home offers the best of everything along the Jersey Shore. With quick access to the Parkway, getting around is easy. Shawcrest is a welcoming year-round, all-ages land-lease community offering great amenities, including a fishing area, basketball court, and options to rent boat or jet ski slips right in the marina. Whether you’re looking for a shore getaway or a full-time coastal home, this property delivers comfort, location, and lifestyle — all with those unforgettable Shawcrest sunsets. Monthly lot rent for the 2026 season is $1250/month which includes sewer, water, trash, common area maintenance, and access to the community amenities. There is also a monthly fee of $10 added to rent each month for Lower Twp fees. Buyers must complete the Shawcrest application and be approved by management before submitting the offer.

22. 2025-12-05
    listed $288,900 Active
23. 2025-12-03
    historical $288,900
24. 2025-11-28
    listed $298,500 Active 1623-char remark

    Show marketing remark (1623 chars)

    It's not every day that you'll find a waterfront property at the shore at this price point! Welcome to Shawcrest Community & Marina, where coastal living meets year-round convenience. This 3-bedroom, 1-bath manufactured home sits on a desirable corner lot directly facing the bay, offering unbeatable sunset views. Step inside to an eat-in kitchen and a comfortable living room, perfect for relaxing after a day on the water or the beach. Enjoy extra living space in the front screened-in porch, the Florida room, and a small back patio. The property features a large fenced-in concrete yard, perfect for low-maintenance living, plus a shed for storage. Located just minutes from the Wildwood boardwalk, beaches, and restaurants, and only a short drive to Cape May, this home offers the best of everything along the Jersey Shore. With quick access to the Parkway, getting around is easy. Shawcrest is a welcoming year-round, all-ages land-lease community offering great amenities, including a fishing area, basketball court, and options to rent boat or jet ski slips right in the marina. Whether you’re looking for a shore getaway or a full-time coastal home, this property delivers comfort, location, and lifestyle — all with those unforgettable Shawcrest sunsets. Monthly lot rent for the 2026 season is $1250/month which includes sewer, water, trash, common area maintenance, and access to the community amenities. There is also a monthly fee of $10 added to rent each month for Lower Twp fees. Buyers must complete the Shawcrest application and be approved by management before submitting the offer.

ⓘ 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: $91,278
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$7,302
• − Management: −$7,302
• − Depreciation: −$7,244
• Taxable income: $50,502
• Est. tax owed @ 24.0%: −$12,120
• After-tax cash flow: $39,340/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: Lower Township Elementary School District
• NCES district ID: 3409150
• Math proficiency: 20% ▼ -16.00%
• Reading proficiency: 35% ▼ -9.00%
• Median HH income: $54,089
• Composite: 24.47/100
• National rank: #7662
• State rank: #367 of 472 in NJ

Livability — Lower

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

-7.9% since first listed

8 events — show timeline

• 2026-04-11 Price Changed $274,900 BRIGHT MLS
• 2026-04-10 Price Changed $274,900 CMCMLS
• 2026-01-20 Price Changed $279,000 CMCMLS
• 2026-01-19 Price Changed $279,000 BRIGHT MLS
• 2025-12-06 Price Changed $288,900 CMCMLS
• 2025-12-05 Listed $288,900 BRIGHT MLS
• 2025-12-03 Coming Soon $288,900 BRIGHT MLS
• 2025-11-28 Listed $298,500 CMCMLS