9 Cape Cv · Woodbine, NJ 08270

$57,000

1 bd · 1.0 ba · 691 sqft · SingleFamily · 25 Days on market

Built 1979 Poor 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 +3.0/10.0
• Livability +3.0/5.0
• Appreciation +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Now available in Carol Lynn Resort! This home has an affordable asking price of $49,900 and LOW fees! This is 2 bedroom home has so many features that you will surely want to call this home. The kitchen is roomy and has a functional layout open to the dining area and living room. The large primary bedroom is in the back and the bunk room is across from the bathroom. Behind the Florida Room is a large deck. The roof is brand new. .. so is the mini-split that provides the heat and air along with the beds and couch in the Florida Room. This community has a pool, boat yard and bath houses with laundry facilities. Seasonal Campers pay $185 per month maintenance fees. Maintenance fees cover water, sewer, trash removal, leaf pick up, repairs and maintenance to roads, bathhouses, swimming pool and all common areas. What are you waiting for? At a price like this, you will not want to delay. Call to schedule an appointment to see this today.

Key facts

• Private deck
• Bunk room
• Four season room

Tags

• FOUR SEASON ROOM
• UPDATED KITCHEN
• BUNK ROOM
• UPDATED BATHROOM
• PRIVATE DECK
• PRIVATE PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $57k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $57k).
• Recommended offer: $56k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#498 in NJ) — a working-class tenant base; expect higher turnover. Strengths: crime A+; Watch: employment D, schools F, amenities F.
• Woodbine School District (rural): math 25% / reading 40% proficiency, ranked #552 of 612 in NJ (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 60 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 $394 of loan paydown is wiped out by about $2k 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $42k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $56,145 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.15% ✓
• Cap rate: 27.85%
• Cash-on-cash: 76.99%
• DSCR: 4.43
• GRM: 2.6

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: 77.0%
• Equity multiple: 4.51×
• Total profit: $56,007
• Equity at exit: $8,499

10-year hold

• IRR: 80.6%
• Equity multiple: 9.32×
• Total profit: $132,856
• Equity at exit: $4,928

Cash invested: $15,960 (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 08270

• Home prices YoY: -1.4%
• Active inventory: 60
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$299
• Tax est. 1.5%: −$71 /mo · $855/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $1,024

Break-even live

Break-even rent $499

Max offer price $57,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,063	-5% $1,044	+0% $1,024	+5% $1,004	+10% $985
Rent	-10% $882	-5% $953	+0% $1,024	+5% $1,095	+10% $1,166
Rate	-1.0pp $1,053	-0.5pp $1,038	base $1,024	+0.5pp $1,009	+1.0pp $994

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $57,000 Active 25 DOM
2. 2026-06-18
   days on market $57,000 Active 23 DOM
3. 2026-06-17
   days on market $57,000 Active 22 DOM
4. 2026-06-16
   days on market $57,000 Active 21 DOM
5. 2026-06-15
   days on market $57,000 Active 20 DOM
6. 2026-06-13
   days on market $57,000 Active 18 DOM
7. 2026-06-12
   days on market $57,000 Active 17 DOM
8. 2026-06-09
   days on market $57,000 Active 14 DOM
9. 2026-06-08
   days on market $57,000 Active 13 DOM
10. 2026-06-07
    days on market $57,000 Active 12 DOM
11. 2026-06-07
    days on market $57,000 Active 11 DOM
12. 2026-06-04
    days on market $57,000 Active 8 DOM
13. 2026-06-02
    days on market $57,000 Active 7 DOM
14. 2026-06-01
    days on market $57,000 Active 6 DOM
15. 2026-05-31
    days on market $57,000 Active 5 DOM
16. 2026-05-26
    listed $57,000 Active
17. 2023-11-17
    soldstatus $42,000 Sold In-House 945-char remark

    Show marketing remark (945 chars)

    Now available in Carol Lynn Resort! This home has an affordable asking price of $49,900 and LOW fees! This is 2 bedroom home has so many features that you will surely want to call this home. The kitchen is roomy and has a functional layout open to the dining area and living room. The large primary bedroom is in the back and the bunk room is across from the bathroom. Behind the Florida Room is a large deck. The roof is brand new. .. so is the mini-split that provides the heat and air along with the beds and couch in the Florida Room. This community has a pool, boat yard and bath houses with laundry facilities. Seasonal Campers pay $185 per month maintenance fees. Maintenance fees cover water, sewer, trash removal, leaf pick up, repairs and maintenance to roads, bathhouses, swimming pool and all common areas. What are you waiting for? At a price like this, you will not want to delay. Call to schedule an appointment to see this today.

18. 2023-11-10
    status Under Contract 945-char remark

    Show marketing remark (945 chars)

    Now available in Carol Lynn Resort! This home has an affordable asking price of $49,900 and LOW fees! This is 2 bedroom home has so many features that you will surely want to call this home. The kitchen is roomy and has a functional layout open to the dining area and living room. The large primary bedroom is in the back and the bunk room is across from the bathroom. Behind the Florida Room is a large deck. The roof is brand new. .. so is the mini-split that provides the heat and air along with the beds and couch in the Florida Room. This community has a pool, boat yard and bath houses with laundry facilities. Seasonal Campers pay $185 per month maintenance fees. Maintenance fees cover water, sewer, trash removal, leaf pick up, repairs and maintenance to roads, bathhouses, swimming pool and all common areas. What are you waiting for? At a price like this, you will not want to delay. Call to schedule an appointment to see this today.

19. 2023-10-13
    listed $49,900 Active 945-char remark

    Show marketing remark (945 chars)

    Now available in Carol Lynn Resort! This home has an affordable asking price of $49,900 and LOW fees! This is 2 bedroom home has so many features that you will surely want to call this home. The kitchen is roomy and has a functional layout open to the dining area and living room. The large primary bedroom is in the back and the bunk room is across from the bathroom. Behind the Florida Room is a large deck. The roof is brand new. .. so is the mini-split that provides the heat and air along with the beds and couch in the Florida Room. This community has a pool, boat yard and bath houses with laundry facilities. Seasonal Campers pay $185 per month maintenance fees. Maintenance fees cover water, sewer, trash removal, leaf pick up, repairs and maintenance to roads, bathhouses, swimming pool and all common areas. What are you waiting for? At a price like this, you will not want to delay. Call to schedule an appointment to see this today.

20. 2022-06-13
    soldstatus $22,000 Closed 541-char remark

    Show marketing remark (541 chars)

    17 minutes to the beach from this seasonal resort style mobile home located in Carol Lynn Resorts. The park fees and taxes are a low $2500 a year on this unit. Seasonal occupancy from April to November. The unit will come completely furnished and ready to move in. There are many community amenities here including an onsite Pool, bath houses, laundry facilities and basketball courts. This 1 bedroom 1 bath unit has been well maintained and cared for. Here is your chance to have a Summer home at the Jersey shore for pennies on the dollar.

21. 2022-06-10
    status Pending 541-char remark

    Show marketing remark (541 chars)

    17 minutes to the beach from this seasonal resort style mobile home located in Carol Lynn Resorts. The park fees and taxes are a low $2500 a year on this unit. Seasonal occupancy from April to November. The unit will come completely furnished and ready to move in. There are many community amenities here including an onsite Pool, bath houses, laundry facilities and basketball courts. This 1 bedroom 1 bath unit has been well maintained and cared for. Here is your chance to have a Summer home at the Jersey shore for pennies on the dollar.

22. 2022-05-14
    price $30,000 541-char remark

    Show marketing remark (541 chars)

    17 minutes to the beach from this seasonal resort style mobile home located in Carol Lynn Resorts. The park fees and taxes are a low $2500 a year on this unit. Seasonal occupancy from April to November. The unit will come completely furnished and ready to move in. There are many community amenities here including an onsite Pool, bath houses, laundry facilities and basketball courts. This 1 bedroom 1 bath unit has been well maintained and cared for. Here is your chance to have a Summer home at the Jersey shore for pennies on the dollar.

23. 2022-04-29
    price $35,900 541-char remark

    Show marketing remark (541 chars)

    17 minutes to the beach from this seasonal resort style mobile home located in Carol Lynn Resorts. The park fees and taxes are a low $2500 a year on this unit. Seasonal occupancy from April to November. The unit will come completely furnished and ready to move in. There are many community amenities here including an onsite Pool, bath houses, laundry facilities and basketball courts. This 1 bedroom 1 bath unit has been well maintained and cared for. Here is your chance to have a Summer home at the Jersey shore for pennies on the dollar.

24. 2022-04-03
    price $40,000 541-char remark

    Show marketing remark (541 chars)

    17 minutes to the beach from this seasonal resort style mobile home located in Carol Lynn Resorts. The park fees and taxes are a low $2500 a year on this unit. Seasonal occupancy from April to November. The unit will come completely furnished and ready to move in. There are many community amenities here including an onsite Pool, bath houses, laundry facilities and basketball courts. This 1 bedroom 1 bath unit has been well maintained and cared for. Here is your chance to have a Summer home at the Jersey shore for pennies on the dollar.

25. 2022-03-17
    listed $45,000 Active 541-char remark

    Show marketing remark (541 chars)

    17 minutes to the beach from this seasonal resort style mobile home located in Carol Lynn Resorts. The park fees and taxes are a low $2500 a year on this unit. Seasonal occupancy from April to November. The unit will come completely furnished and ready to move in. There are many community amenities here including an onsite Pool, bath houses, laundry facilities and basketball courts. This 1 bedroom 1 bath unit has been well maintained and cared for. Here is your chance to have a Summer home at the Jersey shore for pennies on the dollar.

ⓘ 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: $21,537
• − Mortgage interest: −$3,193
• − Property taxes: −$855
• − Insurance: −$285
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$1,658
• Taxable income: $12,100
• Est. tax owed @ 24.0%: −$2,904
• After-tax cash flow: $9,383/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 · 1 photo

Poor 20/100 Extensive rehab

This seasonal home requires extensive repairs and updates to its roof, exterior, interior walls/paint, flooring, windows, HVAC/mechanicals, and landscaping. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major kitchen — No photos of the kitchen show any condition.
• Major bathroom — No photos of the bathroom show any condition.
• Major roof — No photos of the roof show any condition.
• Major exterior — No photos of the exterior show any condition.
• Major flooring — No photos of the flooring show any condition.
• Major interior walls/paint — No photos of the interior walls/paint show any condition.
• Major windows — No photos of the windows show any condition.
• Major foundation/structure — No photos of the foundation/structure show any condition.
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals show any condition.
• Major landscaping/curb appeal — No photos of the landscaping/curb appeal show any condition.

Value-add opportunities

• Both New roof — A new roof would significantly improve the home's appearance and functionality.
• Both New flooring — New flooring would improve the home's appearance and functionality.
• Both New interior walls/paint — New interior walls/paint would improve the home's appearance and functionality.
• Both New windows — New windows would improve the home's appearance and functionality.
• Both New HVAC/mechanicals — New HVAC/mechanicals would improve the home's functionality and energy efficiency.
• Both Landscaping and curb appeal — Landscaping and curb appeal would improve the home's appearance and functionality.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen · No photos of the kitchen show any condition.	Major	$15,000–50,000
bathroom · No photos of the bathroom show any condition.	Major	$15,000–50,000
roof · No photos of the roof show any condition.	Major	$15,000–50,000
exterior · No photos of the exterior show any condition.	Major	$15,000–50,000
flooring · No photos of the flooring show any condition.	Major	$15,000–50,000
interior walls/paint · No photos of the interior walls/paint show any condition.	Major	$15,000–50,000
windows · No photos of the windows show any condition.	Major	$15,000–50,000
foundation/structure · No photos of the foundation/structure show any condition.	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals show any condition.	Major	$15,000–50,000
landscaping/curb appeal · No photos of the landscaping/curb appeal show any condition.	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both New roof — A new roof would significantly improve the home's appearance and functionality. ↑
• Both New flooring — New flooring would improve the home's appearance and functionality. ↑
• Both New interior walls/paint — New interior walls/paint would improve the home's appearance and functionality. ↑
• Both New windows — New windows would improve the home's appearance and functionality. ↑
• Both New HVAC/mechanicals — New HVAC/mechanicals would improve the home's functionality and energy efficiency. ↑
• Both Landscaping and curb appeal — Landscaping and curb appeal would improve the home's appearance and functionality. ↑

ⓘ 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: Woodbine School District
• NCES district ID: 3418090
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $37,646
• Composite: 29.8/100
• National rank: #11712
• State rank: #552 of 612 in NJ

Livability — Woodbine

• Score: 59/100
• State rank: #498
• US rank: #20502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbine, NJ
• Population (ZIP): 8,239

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Two or more races 11% Black 6%
• Hispanic origin (detail): Puerto Rican 8% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1% German/W. Germanic 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: ▼ -4.19%
• Current HPI: 300.6266
• 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

+26.7% since first listed

10 events — show timeline

• 2026-05-26 Listed $57,000 FSBO.com
• 2023-11-17 Sold (MLS) $42,000 CMCMLS
• 2023-11-10 Pending — CMCMLS
• 2023-10-13 Listed $49,900 CMCMLS
• 2022-06-13 Sold (MLS) $22,000 BRIGHT MLS
• 2022-06-10 Pending — BRIGHT MLS
• 2022-05-14 Price Changed $30,000 BRIGHT MLS
• 2022-04-29 Price Changed $35,900 BRIGHT MLS
• 2022-04-03 Price Changed $40,000 BRIGHT MLS
• 2022-03-17 Listed $45,000 BRIGHT MLS