133 Hands Rd · Belleplain, NJ 08270-9106

$129,900

3 bd · 1.0 ba · 1,098 sqft · SingleFamily · 23 Days on market

Built 1920 Fair condition $118/sqft · 47% below area Est $244k · 47% under ↓ 8% since listing

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Appreciation +5.0/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Bring a new vision to this home nestled on a peaceful rural setting in Belleplain. Home offers being away from all the hustle and Bustles of life and yet a short drive to town and beaches. This is an Estate and is being sold "as is - where is'. Seller did not occupy home. Seller is only willing to excepting CASH offers. Buyer is responsible for all inspections, certifications, and due diligence. Great opportunity for an Investor, Handyman, or Buyer looking to obtain and build equity. Property is being shown by Appointment Only! Easy to show!

Key facts

• Built 1920
• Listed 23 days

Property features AI

Exterior

• Parking: Gravel driveway
• Utilities: Well water; Private sewer; Electric hot water
• Home design: Single-family house; For sale
• Construction: Vinyl siding
• Exterior features: Porch; Storage building; Blue vinyl exterior

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane gas heating
• Interior features: Wall-to-wall carpet; Living room; Eat-in kitchen; Slab foundation (no basement)
• Laundry & utility: Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-11 ($-136/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (13.6% below list).
• Recommended offer: $112k (13.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#513 in NJ) — a working-class tenant base; expect higher turnover. Strengths: housing B; Watch: cost of living D, schools F, amenities F.
• 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.
• Market conditions: 1 active listings in the ZIP; 877 units permitted in Cape May County in 2024 (35 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($898 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,203 (13.6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.86% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 9.6

CMA / ARV

• ARV (median comp): $243,866
• List price: $129,900
• Delta: -46.73%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.2%
• Equity multiple: 1.41×
• Total profit: $14,945
• Equity at exit: $58,409

10-year hold

• IRR: 9.9%
• Equity multiple: 2.49×
• Total profit: $54,256
• Equity at exit: $90,015

Cash invested: $36,372 (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 08270-9106

• Active inventory: 1
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-11

Break-even live

Break-even rent $1,136

Max offer price $128,264

Occupancy floor 96%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-06
   listed $129,900 Active 553-char remark

ⓘ 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: $13,464
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$3,779
• Taxable loss: −$2,343
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $427/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 · 14 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and appeal to buyers. Key areas for improvement include the kitchen, bathroom, exterior siding, flooring, and interior walls.

Repairs flagged

• Major Kitchen cabinets — Old cabinets need replacement or renovation.
• Major Bathroom — Outdated and small, needs a full renovation.
• Minor Exterior siding — Some discoloration, minor touch-up needed.
• Major Flooring — Carpeted floors in poor condition, need replacement.
• Major Interior walls — Peeling paint and outdated paneling, needs full renovation.

Value-add opportunities

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinets will attract more buyers.
• Resale Bathroom renovation — Modern bathroom with updated fixtures and layout will attract more buyers.
• Both Exterior painting — Fresh paint will improve curb appeal and home value.
• Both Flooring replacement — New flooring will improve the home's appearance and functionality.
• Both Interior wall renovation — Fresh paint and updated paneling will improve the home's appearance and functionality.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Old cabinets need replacement or renovation.	Major	$15,000–50,000
Bathroom · Outdated and small, needs a full renovation.	Major	$15,000–50,000
Exterior siding · Some discoloration, minor touch-up needed.	Minor	$500–3,000
Flooring · Carpeted floors in poor condition, need replacement.	Major	$15,000–50,000
Interior walls · Peeling paint and outdated paneling, needs full renovation.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$60,500–203,000

Value-add ROI direction

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinets will attract more buyers. ↑
• Resale Bathroom renovation — Modern bathroom with updated fixtures and layout will attract more buyers. ↑
• Both Exterior painting — Fresh paint will improve curb appeal and home value. ↑
• Both Flooring replacement — New flooring will improve the home's appearance and functionality. ↑
• Both Interior wall renovation — Fresh paint and updated paneling will 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: 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 — Belleplain

• Score: 57/100
• State rank: #513
• US rank: #21796

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belleplain, NJ

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-7.6% since first listed

3 events — show timeline

• 2026-06-16 Sold (MLS) $120,000 CMCMLS
• 2026-05-29 Pending — CMCMLS
• 2026-05-06 Listed $129,900 CMCMLS