103 Wilkshire · Bargaintown, NJ 08234

$489,900

4 bd · 2.5 ba · 2,208 sqft · SingleFamily public records · 26 Days on market

Built 2021 0.25 ac lot Est $534k · 8% under

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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 +11.9/30.0
• ARV discount +11.2/15.0
• 1% rule +4.4/10.0
• DSCR +3.5/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW AND IMPROVED PRICE! Welcome to this beautiful 4BD 2.5 BA 2 story homes, less than 5 years old and located on a quiet cul de sac which backs to the woods for added privacy. As you enter the front door you have a den and or perfect space for a home office. Your custom EIK has quartz countertops, 42 inch cabinets and a center island along with a breakfast nook. You also have a large pantry. The family room overlooks your EIK which is a perfect set up for entertaining. The upstairs has 3 very nice sized bedrooms along with a designated full bath and your Master BD has a walk in closet and it’s own private Master Bath. Your laundry room is located upstairs which makes it very convenien

Key facts

• Breakfast nook
• Quartz countertops
• Backs to the woods

Tags

• BACKS TO THE WOODS
• CUSTOM EIK
• QUARTZ COUNTERTOPS
• 42 INCH CABINETS
• CENTER ISLAND
• BREAKFAST NOOK

Property features AI

Finance

• Other: Not in floodplain; Zoned RES

Exterior

• Parking: Attached two-car garage with automatic door opener; Space for two exterior vehicles
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Residential property; 2–5 years old; Property is for sale
• Construction: Vinyl exterior
• Exterior features: Vinyl siding; Patio; Concrete driveway; Curbs and sidewalks; Insulated glass; Cul-de-sac lot; Wooded lot

Interior

• Kitchen: Gas stove; Microwave; Dishwasher; Garbage disposal; Refrigerator; Kitchen with eat-in area and breakfast nook; Pantry; Kitchen island
• Bedrooms: Upper-level bedrooms (several); Main-level bedroom (includes a breakfast nook)
• Flooring: Tile; Wall-to-wall carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom; Upper-level full baths
• Heating & cooling: Central air conditioning; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Carbon monoxide detector; Smoke/fire alarm; Kitchen center island; Walk-in closet; Storage; Blinds
• Laundry & utility: Washer; Dryer; Laundry/utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $490k.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $468k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $461k (6.0% below list).
• Recommended offer: $461k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.2% in Bargaintown — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Egg Harbor Township School District (suburban): math 18% / reading 46% proficiency, ranked #311 of 472 in NJ (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 357 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($483k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $59k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $460,521 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.94% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $534,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Windswept Dr	0.33mi	4/2.5	2,192 (-1%)	3mo	$540,000	$246	81
119 Woodberry Dr	0.28mi	4/2.5	2,250 (+2%)	10mo	$535,000	$238	76
1055 Old Zion Rd	0.47mi	4/2.5	2,192 (-1%)	3mo	$530,000	$242	75
7 Beechnut Ave	0.48mi	4/2.5	2,340 (+6%)	9mo	$519,990	$222	60
203 Tallowwood	0.25mi	4/2.5	2,538 (+15%)	8mo	$620,000	$244	57
312 Knollwood Dr	0.46mi	3/3.0 (-1)	2,090 (-5%)	8mo	$585,000	$280	56
311 Reynolds Rd	0.64mi	3/2.5 (-1)	2,300 (+4%)	5mo	$518,000	$225	54
61 Burnside Dr	0.56mi	4/3.0	2,394 (+8%)	7mo	$440,000	$184	52
129 Bridle Path Dr	0.42mi	4/3.5	2,446 (+11%)	11mo	$600,000	$245	49
23 Sturbridge Ct	0.73mi	4/2.5	2,063 (-7%)	7mo	$500,000	$242	49
310 Superior Rd	0.66mi	4/2.5	1,906 (-14%)	7mo	$479,900	$252	41
220 Ontario Ave	0.72mi	3/2.5 (-1)	2,011 (-9%)	11mo	$439,900	$219	38

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-87,013
• Equity at exit: $73,046

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-84,757
• Equity at exit: $42,358

Cash invested: $137,172 (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 08234

• Home prices YoY: -6.7%
• Active inventory: 357
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $4,605 medium
• Mortgage (P&I): −$2,569
• Tax from tax record: −$989 /mo · $11,873/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$967
• Net cashflow: $-125

Break-even live

Break-even rent $4,763

Max offer price $467,906

Occupancy floor 98%

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: $122,475
• Closing costs: $14,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Fairhill Ave Egg Harbor Township, NJ	4.0	2.5	2208	$3,750	$1.70	13d	1	1.17mi
102 Julie Dr Northfield, NJ	5.0	3.5	2860	$7,000	$2.45	44d	1	1.28mi
1 Broadmoor Dr Egg Harbor Township, NJ	5.0	2.5	2488	$3,400	$1.37	21d	1	1.50mi

Listing history 20 events

1. 2026-06-19
   days on market $489,900 Active 26 DOM
2. 2026-06-18
   days on market $489,900 Active 25 DOM
3. 2026-06-17
   days on market $489,900 Active 24 DOM
4. 2026-06-16
   days on market $489,900 Active 23 DOM
5. 2026-06-15
   days on market $489,900 Active 22 DOM
6. 2026-06-14
   days on market $489,900 Active 20 DOM
7. 2026-06-13
   pricedays on market $489,900 Active 19 DOM
8. 2026-06-10
   days on market $524,900 Active 17 DOM
9. 2026-06-09
   days on market $524,900 Active 16 DOM
10. 2026-06-08
    days on market $524,900 Active 15 DOM
11. 2026-06-07
    days on market $524,900 Active 14 DOM
12. 2026-06-02
    pricedays on market $524,900 Active 9 DOM
13. 2026-06-01
    days on market $549,000 Active 8 DOM
14. 2026-05-31
    days on market $549,000 Active 7 DOM
15. 2026-05-30
    days on market $549,000 Active 6 DOM
16. 2026-05-23
    listed $549,000 Active
17. 2021-02-09
    soldstatus $2,262,000
18. 2020-11-16
    listed $342,990
19. 2020-11-16
    historical
20. 2020-11-16
    historical

ⓘ 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: $11,873 · $989/mo
• Projected year-2 tax: $12,036 · $1,003/mo
• Expected delta: +$163/yr (+$14/mo · 1.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,263
• − Mortgage interest: −$27,442
• − Property taxes: −$11,873
• − Insurance: −$2,450
• − Repairs & maintenance: −$4,421
• − Management: −$4,421
• − Depreciation: −$14,252
• Taxable loss: −$9,596
• Est. tax savings @ 24.0%: +$2,303
• After-tax cash flow: $809/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: Egg Harbor Township School District
• NCES district ID: 3404560
• Math proficiency: 18% ▼ -24.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $71,612
• Composite: 29.81/100
• National rank: #6421
• State rank: #311 of 472 in NJ

Livability — Bargaintown

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

Census & demographics

• Census place: Bargaintown, NJ
• Population (ZIP): 46,856

Population outlook (Atlantic County) Hauer SSP2

• Today (2025): 268,948 people
• By 2030: 264,497 · -1.7%
• By 2040: 252,261 · -6.2%
• By 2050: 237,846 · -11.6%
• By 2075: 210,650 · -21.7%
• By 2100: 180,234 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 16% Asian 13% Black 9% Two or more races 9%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 3% Italian 1% Slovak 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 73% English-only · Spanish 12% Other Indo-European 4% Tagalog/Filipino 3%

Political lean MEDSL · Atlantic

• 2024 margin: Toss-up / Even · D 47.7% · R 50.7% · Other 1.6%
• 2008→2024 swing: -18.1pp toward R · 2008: 15.1pp · 2024: -3.0pp
• All cycles: 2024: R+3.0 2020: D+6.7 2016: D+6.2 2012: D+17.2 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.76%
• Current HPI: 319.2948
• 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

+60.1% since first listed

5 events — show timeline

• 2026-05-23 Listed $549,000 SJSRMLS
• 2021-02-09 Sold (Public Records) $2,262,000 Public Records
• 2020-11-16 Listing Removed — BRIGHT MLS
• 2020-11-16 Listing Removed — BRIGHT MLS
• 2020-11-16 Listed $342,990 BRIGHT MLS

Property tax history

+25.8%/yr

Latest (2025): $11,873 · +1.4% YoY. Source: county tax records.