34 Wildwood #34 · Dennisville, NJ 08270

$164,900

2 bd · 1.0 ba · 420 sqft · Condo · 54 Days on market

Built 1990 Good condition $393/sqft · 34% above area Est $123k · 34% over $150/mo HOA · 8% of rent ↓ 6% since listing

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Why this score? — see what drove the D 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 +16.9/30.0
• 1% rule +5.7/10.0
• DSCR +5.3/10.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Appreciation +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Just 5 homes from the lake and a short stroll to the clubhouse and pool, this beautifully maintained 2-bedroom Holly Lake retreat offers the perfect blend of comfort, location, and affordable shore ownership. Welcome to 34 Wildwood Ave in the highly desirable Holly Lake Resort. This clean, well-maintained home features 2 bedrooms and 1 full bathroom, along with thoughtful updates that add to the home’s comfort and appeal. Upgraded flooring creates a warm, elevated feel throughout the living spaces, and the roof was replaced in 2020 for added peace of mind. The home offers comfortable living and sleeping areas, a functional kitchen, and a Florida room for additional living space. Being offered mostly furnished (some exclusions), it’s easy to move right in and start enjoying your summer getaway. Step outside to enjoy both a front deck and a rear patio—ideal for relaxing or entertaining—plus a storage shed for added convenience. Own your land in the highly desirable Holly Lake Resort—offering a rare opportunity to enjoy shore living without ground rent. The annual condo fee is $1,800 (including contingency fund), covering water, sewer, trash, and full access to community amenities. Property taxes are paid separately to Dennis Township, making this an affordable and low-maintenance way to enjoy the season. Holly Lake is a gated, seasonal resort community open March 1 through November 30, offering fantastic amenities including a lake for kayaking and fishing, pools, clubhouse, playgrounds, bathhouses (one open year-round), and wooded trails. Owners are responsible for maintaining their own unit and land, while common areas are managed by the Association. Ideally located just a short drive to Wildwood, Cape May, and Sea Isle City, you’re close to all the best beaches, dining, and boardwalk attractions—while still enjoying the peace and charm of this hidden gem community. With limited inventory available, this is a great opportunity to secure your place at the shore.

Key facts

• $150 HOA
• 2 parking spots
• Community pool

Property features AI

Finance

• HOA & community: Annual condo fee of $1,800; HOA covers water, common area maintenance, pool(s) and other items; Community amenities include outdoor pool, club house, community center, game room, laundry facilities, basketball courts, beach access, gated community, common grounds, water/lake privileges and other amenities

Exterior

• Parking: Off-street parking with 2 spaces (2 total garage/parking spaces)
• Utilities: Water: Community and well; Sewer: Community septic tank; Electric cooling and hot water
• Home design: Condominium ownership
• Construction: Year built per assessor
• Exterior features: Community pool; Above- and below-grade other structures; Lot dimensions per assessor

Interior

• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: Central air conditioning with ceiling fans; Forced air heating; Propane (owned) heating fuel; Electric hot water
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Dennis Township School District (suburban): math 26% / reading 41% proficiency, ranked #284 of 472 in NJ (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Dennis Township Primary School (296 students, 19% FRL); Dennis Township Elementary/Middle Schools (math 26% / reading 41%, grade F, #265 of 431 statewide, top 63%, 363 students, 29% FRL).
• 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 $1k of loan paydown is wiped out by about $5k 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 54 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $159,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 7.8

CMA / ARV

• ARV (median comp): $122,882
• List price: $164,900
• Delta: 34.19%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-19,613
• Equity at exit: $24,587

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-7,596
• Equity at exit: $14,258

Cash invested: $46,172 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,771 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$150
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $110

Break-even live

Break-even rent $1,632

Max offer price $164,900

Occupancy floor 89%

Sensitivity live

Price	-10% $224	-5% $167	+0% $110	+5% $53	+10% $-4
Rent	-10% $-30	-5% $40	+0% $110	+5% $180	+10% $250
Rate	-1.0pp $193	-0.5pp $152	base $110	+0.5pp $67	+1.0pp $24

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Likely covers: watersewertrashlandscapingpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-22
   days on market $164,900 Active 54 DOM
2. 2026-06-21
   days on market $164,900 Active 53 DOM
3. 2026-06-21
   days on market $164,900 Active 52 DOM
4. 2026-06-18
   days on market $164,900 Active 50 DOM
5. 2026-06-17
   days on market $164,900 Active 49 DOM
6. 2026-06-16
   days on market $164,900 Active 48 DOM
7. 2026-06-15
   days on market $164,900 Active 47 DOM
8. 2026-06-13
   days on market $164,900 Active 45 DOM
9. 2026-06-12
   days on market $164,900 Active 44 DOM
10. 2026-06-09
    days on market $164,900 Active 41 DOM
11. 2026-06-08
    days on market $164,900 Active 40 DOM
12. 2026-06-07
    days on market $164,900 Active 39 DOM
13. 2026-06-07
    days on market $164,900 Active 38 DOM
14. 2026-06-04
    pricedays on market $164,900 Active 35 DOM

    Show marketing remark (2036 chars)

    Just 5 homes from the lake and a short stroll to the clubhouse and pool, this beautifully maintained 2-bedroom Holly Lake retreat offers the perfect blend of comfort, location, and affordable shore ownership. Welcome to 34 Wildwood Ave in the highly desirable Holly Lake Resort. This clean, well-maintained home features 2 bedrooms and 1 full bathroom, along with thoughtful updates that add to the home’s comfort and appeal. Upgraded flooring creates a warm, elevated feel throughout the living spaces, and the roof was replaced in 2020 for added peace of mind. The home offers comfortable living and sleeping areas, a functional kitchen, and a Florida room for additional living space. Being offered mostly furnished (some exclusions), it’s easy to move right in and start enjoying your summer getaway. Step outside to enjoy both a front deck and a rear patio—ideal for relaxing or entertaining—plus a storage shed for added convenience. Own your land in the highly desirable Holly Lake Resort—offering a rare opportunity to enjoy shore living without ground rent. The annual condo fee is $1,800 (including contingency fund), covering water, sewer, trash, and full access to community amenities. Property taxes are paid separately to Dennis Township, making this an affordable and low-maintenance way to enjoy the season. Holly Lake is a gated, seasonal resort community open March 1 through November 30, offering fantastic amenities including a lake for kayaking and fishing, pools, clubhouse, playgrounds, bathhouses (one open year-round), and wooded trails. Owners are responsible for maintaining their own unit and land, while common areas are managed by the Association. Ideally located just a short drive to Wildwood, Cape May, and Sea Isle City, you’re close to all the best beaches, dining, and boardwalk attractions—while still enjoying the peace and charm of this hidden gem community. With limited inventory available, this is a great opportunity to secure your place at the shore.

15. 2026-06-02
    days on market $174,900 Active 34 DOM
16. 2026-06-01
    days on market $174,900 Active 33 DOM
17. 2026-05-31
    days on market $174,900 Active 32 DOM
18. 2026-04-29
    listed $174,900 Active 2036-char remark

    Show marketing remark (2036 chars)

    Just 5 homes from the lake and a short stroll to the clubhouse and pool, this beautifully maintained 2-bedroom Holly Lake retreat offers the perfect blend of comfort, location, and affordable shore ownership. Welcome to 34 Wildwood Ave in the highly desirable Holly Lake Resort. This clean, well-maintained home features 2 bedrooms and 1 full bathroom, along with thoughtful updates that add to the home’s comfort and appeal. Upgraded flooring creates a warm, elevated feel throughout the living spaces, and the roof was replaced in 2020 for added peace of mind. The home offers comfortable living and sleeping areas, a functional kitchen, and a Florida room for additional living space. Being offered mostly furnished (some exclusions), it’s easy to move right in and start enjoying your summer getaway. Step outside to enjoy both a front deck and a rear patio—ideal for relaxing or entertaining—plus a storage shed for added convenience. Own your land in the highly desirable Holly Lake Resort—offering a rare opportunity to enjoy shore living without ground rent. The annual condo fee is $1,800 (including contingency fund), covering water, sewer, trash, and full access to community amenities. Property taxes are paid separately to Dennis Township, making this an affordable and low-maintenance way to enjoy the season. Holly Lake is a gated, seasonal resort community open March 1 through November 30, offering fantastic amenities including a lake for kayaking and fishing, pools, clubhouse, playgrounds, bathhouses (one open year-round), and wooded trails. Owners are responsible for maintaining their own unit and land, while common areas are managed by the Association. Ideally located just a short drive to Wildwood, Cape May, and Sea Isle City, you’re close to all the best beaches, dining, and boardwalk attractions—while still enjoying the peace and charm of this hidden gem community. With limited inventory available, this is a great opportunity to secure your place at the shore.

19. 2026-04-29
    listed $174,900 Active 2036-char remark

    Show marketing remark (2036 chars)

    Just 5 homes from the lake and a short stroll to the clubhouse and pool, this beautifully maintained 2-bedroom Holly Lake retreat offers the perfect blend of comfort, location, and affordable shore ownership. Welcome to 34 Wildwood Ave in the highly desirable Holly Lake Resort. This clean, well-maintained home features 2 bedrooms and 1 full bathroom, along with thoughtful updates that add to the home’s comfort and appeal. Upgraded flooring creates a warm, elevated feel throughout the living spaces, and the roof was replaced in 2020 for added peace of mind. The home offers comfortable living and sleeping areas, a functional kitchen, and a Florida room for additional living space. Being offered mostly furnished (some exclusions), it’s easy to move right in and start enjoying your summer getaway. Step outside to enjoy both a front deck and a rear patio—ideal for relaxing or entertaining—plus a storage shed for added convenience. Own your land in the highly desirable Holly Lake Resort—offering a rare opportunity to enjoy shore living without ground rent. The annual condo fee is $1,800 (including contingency fund), covering water, sewer, trash, and full access to community amenities. Property taxes are paid separately to Dennis Township, making this an affordable and low-maintenance way to enjoy the season. Holly Lake is a gated, seasonal resort community open March 1 through November 30, offering fantastic amenities including a lake for kayaking and fishing, pools, clubhouse, playgrounds, bathhouses (one open year-round), and wooded trails. Owners are responsible for maintaining their own unit and land, while common areas are managed by the Association. Ideally located just a short drive to Wildwood, Cape May, and Sea Isle City, you’re close to all the best beaches, dining, and boardwalk attractions—while still enjoying the peace and charm of this hidden gem community. With limited inventory available, this is a great opportunity to secure your place at the shore.

ⓘ 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: $21,255
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − HOA: −$1,800
• − Depreciation: −$4,797
• Taxable loss: −$1,277
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $1,623/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 · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained 2-bedroom Holly Lake retreat offers a blend of comfort and location. The home features updated flooring, a functional kitchen, and a Florida room for additional living space. The roof was replaced in 2020, and the exterior siding could benefit from a fresh coat of paint to enhance curb appeal and resale value.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and resale value
• Both Replace the sliding glass doors — Improves natural light and ventilation
• Both Update the kitchen appliances — Modernizes the kitchen and increases appeal
• Both Install a new roof — Ensures long-term durability and peace of mind

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and resale value ↑
• Both Replace the sliding glass doors — Improves natural light and ventilation ↑
• Both Update the kitchen appliances — Modernizes the kitchen and increases appeal ↑
• Both Install a new roof — Ensures long-term durability and peace of mind ↑

ⓘ 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: Dennis Township School District
• NCES district ID: 3403840
• Math proficiency: 26% ▼ -27.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $72,052
• Composite: 31.16/100
• National rank: #6055
• State rank: #284 of 472 in NJ

Livability — Dennisville

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

Census & demographics

• Census place: Dennisville, 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

-5.7% since first listed

4 events — show timeline

• 2026-06-04 Price Changed $164,900 CMCMLS
• 2026-06-03 Price Changed $164,900 BRIGHT MLS
• 2026-04-29 Listed $174,900 BRIGHT MLS
• 2026-04-29 Listed $174,900 CMCMLS