2241 Us-9 · Dennis, NJ 08210

$112,000

3 bd · 1.0 ba · 400 sqft · Manufactured · 121 Days on market

Built 2024 Excellent condition $500/mo HOA · 23% of rent

---

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
• Condition / age +4.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tamerlane Campground, located in Ocean View (Dennis Township), NJ, just a few minutes from Sea Isle City & Cape May. This offers a serene, wooded setting featuring full hookup sites (amp electric, water, sewer, cable), cabin rentals, and a heated pool. Positioned near the Jersey Cape beaches, it provides a quiet, family-friendly atmosphere with a mix of seasonal and daily sites. This 2024 Camper has been decked out with everything you need and more! Brand New flooring, furnished to create an ideal affordable option for a shore getaway. Fenced yard for dogs and 2 large storage sheds for all your storage needs. Massive Florida Room addition built last year for those must needed summer nights.

Key facts

• Fenced yard
• Large storage sheds
• Heated pool

Tags

• HEATED POOL
• FENCED YARD
• LARGE STORAGE SHEDS
• FLORIDA ROOM ADDITION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $112k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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.
• Market conditions: 144 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 $774 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: HOA is 23% of rent.

Recommended offer $98,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.95% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.25%
• DSCR: 1.77
• GRM: 4.3

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $10,903
• Equity at exit: $16,700

10-year hold

• IRR: 18.2%
• Equity multiple: 2.53×
• Total profit: $47,846
• Equity at exit: $9,684

Cash invested: $31,360 (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 08210

• Home prices YoY: -22.3%
• Active inventory: 144
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,183 medium
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$500
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $451

Break-even live

Break-even rent $1,613

Max offer price $112,000

Occupancy floor 74%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr
• Likely covers: watersewerelectriccablepool

Listing history 16 events

1. 2026-06-18
   days on market $112,000 Active 121 DOM
2. 2026-06-17
   days on market $112,000 Active 120 DOM
3. 2026-06-16
   days on market $112,000 Active 119 DOM
4. 2026-06-15
   days on market $112,000 Active 118 DOM
5. 2026-06-13
   days on market $112,000 Active 116 DOM
6. 2026-06-12
   days on market $112,000 Active 115 DOM
7. 2026-06-09
   days on market $112,000 Active 112 DOM
8. 2026-06-08
   days on market $112,000 Active 111 DOM
9. 2026-06-07
   days on market $112,000 Active 110 DOM
10. 2026-06-07
    days on market $112,000 Active 109 DOM
11. 2026-06-04
    days on market $112,000 Active 106 DOM
12. 2026-06-02
    days on market $112,000 Active 105 DOM
13. 2026-06-01
    days on market $112,000 Active 104 DOM
14. 2026-05-31
    days on market $112,000 Active 103 DOM
15. 2026-02-18
    listed $112,000 Active 705-char remark

    Show marketing remark (705 chars)

    Tamerlane Campground, located in Ocean View (Dennis Township), NJ, just a few minutes from Sea Isle City & Cape May. This offers a serene, wooded setting featuring full hookup sites (amp electric, water, sewer, cable), cabin rentals, and a heated pool. Positioned near the Jersey Cape beaches, it provides a quiet, family-friendly atmosphere with a mix of seasonal and daily sites. This 2024 Camper has been decked out with everything you need and more! Brand New flooring, furnished to create an ideal affordable option for a shore getaway. Fenced yard for dogs and 2 large storage sheds for all your storage needs. Massive Florida Room addition built last year for those must needed summer nights.

16. 2026-02-17
    listed $112,000 Active 705-char remark

    Show marketing remark (705 chars)

    Tamerlane Campground, located in Ocean View (Dennis Township), NJ, just a few minutes from Sea Isle City & Cape May. This offers a serene, wooded setting featuring full hookup sites (amp electric, water, sewer, cable), cabin rentals, and a heated pool. Positioned near the Jersey Cape beaches, it provides a quiet, family-friendly atmosphere with a mix of seasonal and daily sites. This 2024 Camper has been decked out with everything you need and more! Brand New flooring, furnished to create an ideal affordable option for a shore getaway. Fenced yard for dogs and 2 large storage sheds for all your storage needs. Massive Florida Room addition built last year for those must needed summer nights.

ⓘ 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: $26,199
• − Mortgage interest: −$6,274
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$2,096
• − Management: −$2,096
• − HOA: −$6,000
• − Depreciation: −$3,258
• Taxable income: $4,236
• Est. tax owed @ 24.0%: −$1,017
• After-tax cash flow: $4,393/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

Excellent 95/100 None rehab

This 2024 camper is in excellent condition with modern amenities and a well-maintained exterior. It offers a serene, wooded setting with full hookup sites and a Florida room addition. The home is move-in ready and would be an ideal affordable option for a shore getaway.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and could attract more visitors
• Both Addition of outdoor lighting — Improves safety and enhances the home's curb appeal
• Both Painting the exterior — Fresh paint can make the home look more inviting and well-maintained

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and could attract more visitors ↑
• Both Addition of outdoor lighting — Improves safety and enhances the home's curb appeal ↑
• Both Painting the exterior — Fresh paint can make the home look more inviting and well-maintained ↑

ⓘ 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 — Dennis

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

Census & demographics

• Population (ZIP): 17,278

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 8% Black 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Subsaharan African 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -100.23%
• Current HPI: 349.1624
• 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

+0.0% since first listed

2 events — show timeline

• 2026-02-18 Listed $112,000 BRIGHT MLS
• 2026-02-17 Listed $112,000 SJSRMLS