401 Washington Ave · Woodbine, NJ 08270

$139,900

3 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 21 Days on market

Built 1910 7,405 sqft lot Est $186k · 25% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Appreciation +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large two story home features 4 Bedrooms 1 1/2 Baths, hardwood floors in Living Room & Dining Room brick fireplace in Living Room, newer Kitchen & 1 car detached Garge on corner lot.

Key facts

• 7,405 sq ft lot
• Built 1910
• Listed 21 days

Property features AI

Finance

• Other: Not in a federal flood zone
• Financial info: Ownership: Fee simple; Property condition: Major rehab needed

Exterior

• Parking: On-street parking
• Utilities: Public water; Septic system exists; Electric service available; Natural gas available
• Home design: Detached structure; Shingle roof; Frame construction
• Construction: Foundation: Brick/mortar; Built year: estimated; Frame construction; Shingle roof
• Exterior features: Exterior lighting; Corner lot; Cleared lot; Lot dimensions approximately 44 x 143

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 3 bedrooms on the first upper level
• Flooring: Wood floors
• Bathrooms: 2 full bathrooms (1 on main level, 1 on first upper level)
• Heating & cooling: Electric cooling fuel; Electric hot water; Heating fuel: Electric (natural gas available)
• Interior features: Dining area; Recessed lighting; Wood floors; Brick fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $937 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (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; 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 $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.79% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.69%
• DSCR: 2.28
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $186,264
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Jackson Ave	0.08mi	3/2.0	1,448 (-9%)	19mo	$170,000	$117	65
225 Jefferson Ave	0.22mi	3/1.5	1,368 (-14%)	15mo	$134,000	$98	52
613 Madison Ave	0.38mi	3/2.0	1,372 (-14%)	16mo	$349,900	$255	46

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: 23.0%
• Equity multiple: 1.95×
• Total profit: $37,060
• Equity at exit: $20,860

10-year hold

• IRR: 31.0%
• Equity multiple: 3.79×
• Total profit: $109,410
• Equity at exit: $12,096

Cash invested: $39,172 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$247 /mo · $2,958/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $937

Break-even live

Break-even rent $1,315

Max offer price $139,900

Occupancy floor 58%

Sensitivity live

Price	-10% $1,016	-5% $976	+0% $937	+5% $897	+10% $857
Rent	-10% $739	-5% $838	+0% $937	+5% $1,035	+10% $1,134
Rate	-1.0pp $1,007	-0.5pp $972	base $937	+0.5pp $900	+1.0pp $863

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 Madison Ave Woodbine, NJ	3.0	1.5	1314	$2,500	$1.90	22d	1	0.28mi

Listing history 11 events

1. 2026-06-02
   status $139,900 Pending 21 DOM
2. 2026-05-06
   listed $139,900 Active 972-char remark
3. 2020-07-08
   price $52,500
4. 2004-03-23
   soldstatus $131,500
5. 2004-03-18
   soldstatus $131,500

   Show marketing remark (194 chars)

   Large two story home features 4 Bedrooms 1 1/2 Baths, hardwood floors in Living Room & Dining Room brick fireplace in Living Room, newer Kitchen & 1 car detached Garge on corner lot.

6. 2004-01-31
   historical

   Show marketing remark (194 chars)

   Large two story home features 4 Bedrooms 1 1/2 Baths, hardwood floors in Living Room & Dining Room brick fireplace in Living Room, newer Kitchen & 1 car detached Garge on corner lot.

7. 2004-01-14
   listed $129,900

   Show marketing remark (194 chars)

   Large two story home features 4 Bedrooms 1 1/2 Baths, hardwood floors in Living Room & Dining Room brick fireplace in Living Room, newer Kitchen & 1 car detached Garge on corner lot.

8. 2001-10-26
   soldstatus $48,000
9. 2001-10-22
   historical
10. 2001-10-04
    listed $49,900
11. 1995-10-03
    soldstatus $55,000

ⓘ 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: $2,958 · $247/mo
• Projected year-2 tax: $3,221 · $268/mo
• Expected delta: +$263/yr (+$22/mo · 8.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$7,837
• − Property taxes: −$2,958
• − Insurance: −$700
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$4,070
• Taxable income: $9,636
• Est. tax owed @ 24.0%: −$2,313
• After-tax cash flow: $8,926/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: 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

+154.4% since first listed

12 events — show timeline

• 2026-06-02 Pending — BRIGHT MLS
• 2026-05-27 Contingent — BRIGHT MLS
• 2026-05-06 Listed $139,900 BRIGHT MLS
• 2020-07-08 Price Changed $52,500 CMCMLS
• 2004-03-23 Sold (Public Records) $131,500 Public Records
• 2004-03-18 Sold (MLS) $131,500 SJSRMLS
• 2004-01-31 Listing Removed — SJSRMLS
• 2004-01-14 Listed $129,900 SJSRMLS
• 2001-10-26 Sold (MLS) $48,000 SJSRMLS
• 2001-10-22 Listing Removed — SJSRMLS
• 2001-10-04 Listed $49,900 SJSRMLS
• 1995-10-03 Sold (Public Records) $55,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,958 · +1.4% YoY. Source: county tax records.