300 Hand Ave · Cape May Court House, NJ 08210

$300,000

4 bd · 2.0 ba · 1,614 sqft · SingleFamily public records · 14 Days on market

Built 1890 Est $445k · 33% under

---

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).

• Cash flow +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

RARE OPPORTUNITY for the right person to own a four bedroom, two bath home in Court House at well below market value. While located within easy walking distance of the downtown shopping area the home site has a country feel with older trees and song birds. It's also convenently situated to enjoy the nearby Cape May county beaches and attractions. The home itself has plenty of room for a growing family. As a BONUS there is an out building with electric and heat that is perfect for the hobbyist or perhaps a husband looking for a man cave to call home. It's potential as a rental INVESTMENT INCOME property should also be taken into consideration. Easy to see. Call for your appointment today

Key facts

• Built 1890
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Cap rate 8.1% vs local median 2.7% in Cape May Court House — 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 67/100 on livability (#323 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A-, housing B+, health & safety B+; Watch: amenities F, commute F, cost of living F.
• Middle Township Public School District (suburban): math 15% / reading 38% proficiency, ranked #372 of 472 in NJ (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 148 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 $2k of loan paydown is wiped out by about $9k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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.
• Current owner paid $145k; list at $300k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,000

Questions for the listing agent

1. Built in 1890 — 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. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $445,464
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Hand Ave	0.00mi	4/2.0	1,614 (0%)	1mo	$276,000	$171	99
9 Goshen Rd	0.13mi	4/2.0	1,638 (+2%)	8mo	$430,000	$263	85
215 S Boyd St	0.28mi	3/2.0 (-1)	1,596 (-1%)	6mo	$655,000	$410	75
307 Mechanic St	0.08mi	3/2.5 (-1)	1,440 (-11%)	16mo	$430,000	$299	58
14 W Atlantic Ave	0.41mi	3/2.0 (-1)	1,436 (-11%)	1mo	$465,000	$324	56
20 E Mechanic St	0.51mi	3/1.0 (-1)	1,652 (+2%)	8mo	$325,000	$197	56
211 S Boyd St	0.27mi	3/1.0 (-1)	1,649 (+2%)	23mo	$455,000	$276	56
26 Crest Rd	0.63mi	3/3.0 (-1)	1,624 (+1%)	7mo	$466,277	$287	55
11 Country Dr	0.39mi	4/2.5	1,833 (+14%)	6mo	$459,000	$250	52
19 Winding Way	0.74mi	3/2.0 (-1)	1,632 (+1%)	13mo	$550,000	$337	48
309 3rd St	0.66mi	3/2.0 (-1)	1,728 (+7%)	17mo	$395,000	$229	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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-19,683
• Equity at exit: $44,731

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $20,093
• Equity at exit: $25,939

Cash invested: $84,000 (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: 148
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,089 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$288 /mo · $3,451/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$649
• Net cashflow: $454

Break-even live

Break-even rent $2,514

Max offer price $300,000

Occupancy floor 80%

Sensitivity live

Price	-10% $624	-5% $539	+0% $454	+5% $369	+10% $285
Rent	-10% $210	-5% $332	+0% $454	+5% $576	+10% $698
Rate	-1.0pp $605	-0.5pp $531	base $454	+0.5pp $377	+1.0pp $298

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-08
   status Under Contract
2. 2026-03-25
   listed $300,000 Active
3. 2026-03-23
   listed $300,000
4. 2016-11-08
   soldstatus $145,000
5. 2016-10-26
   soldstatus $145,000 Sold In-House 695-char remark

   Show marketing remark (695 chars)

   RARE OPPORTUNITY for the right person to own a four bedroom, two bath home in Court House at well below market value. While located within easy walking distance of the downtown shopping area the home site has a country feel with older trees and song birds. It's also convenently situated to enjoy the nearby Cape May county beaches and attractions. The home itself has plenty of room for a growing family. As a BONUS there is an out building with electric and heat that is perfect for the hobbyist or perhaps a husband looking for a man cave to call home. It's potential as a rental INVESTMENT INCOME property should also be taken into consideration. Easy to see. Call for your appointment today

6. 2016-08-31
   status Under Contract 695-char remark

   Show marketing remark (695 chars)

   RARE OPPORTUNITY for the right person to own a four bedroom, two bath home in Court House at well below market value. While located within easy walking distance of the downtown shopping area the home site has a country feel with older trees and song birds. It's also convenently situated to enjoy the nearby Cape May county beaches and attractions. The home itself has plenty of room for a growing family. As a BONUS there is an out building with electric and heat that is perfect for the hobbyist or perhaps a husband looking for a man cave to call home. It's potential as a rental INVESTMENT INCOME property should also be taken into consideration. Easy to see. Call for your appointment today

7. 2016-07-01
   historical Under Contract Con/Show 695-char remark

   Show marketing remark (695 chars)

   RARE OPPORTUNITY for the right person to own a four bedroom, two bath home in Court House at well below market value. While located within easy walking distance of the downtown shopping area the home site has a country feel with older trees and song birds. It's also convenently situated to enjoy the nearby Cape May county beaches and attractions. The home itself has plenty of room for a growing family. As a BONUS there is an out building with electric and heat that is perfect for the hobbyist or perhaps a husband looking for a man cave to call home. It's potential as a rental INVESTMENT INCOME property should also be taken into consideration. Easy to see. Call for your appointment today

8. 2016-06-15
   price $149,900 695-char remark

   Show marketing remark (695 chars)

   RARE OPPORTUNITY for the right person to own a four bedroom, two bath home in Court House at well below market value. While located within easy walking distance of the downtown shopping area the home site has a country feel with older trees and song birds. It's also convenently situated to enjoy the nearby Cape May county beaches and attractions. The home itself has plenty of room for a growing family. As a BONUS there is an out building with electric and heat that is perfect for the hobbyist or perhaps a husband looking for a man cave to call home. It's potential as a rental INVESTMENT INCOME property should also be taken into consideration. Easy to see. Call for your appointment today

9. 2016-04-11
   listed $159,900 Active 695-char remark

   Show marketing remark (695 chars)

   RARE OPPORTUNITY for the right person to own a four bedroom, two bath home in Court House at well below market value. While located within easy walking distance of the downtown shopping area the home site has a country feel with older trees and song birds. It's also convenently situated to enjoy the nearby Cape May county beaches and attractions. The home itself has plenty of room for a growing family. As a BONUS there is an out building with electric and heat that is perfect for the hobbyist or perhaps a husband looking for a man cave to call home. It's potential as a rental INVESTMENT INCOME property should also be taken into consideration. Easy to see. Call for your appointment today

ⓘ 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: $3,451 · $288/mo
• Projected year-2 tax: $5,460 · $455/mo
• Expected delta: +$2,010/yr (+$167/mo · 58.2%)

ⓘ 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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,065
• − Mortgage interest: −$16,805
• − Property taxes: −$3,451
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,965
• − Management: −$2,965
• − Depreciation: −$8,727
• Taxable income: $652
• Est. tax owed @ 24.0%: −$157
• After-tax cash flow: $5,296/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: Middle Township Public School District
• NCES district ID: 3410020
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 38% ▼ -7.00%
• Median HH income: $59,228
• Composite: 24.09/100
• National rank: #7754
• State rank: #372 of 472 in NJ

Livability — Cape May Court House

• Score: 67/100
• State rank: #323
• US rank: #10157

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cape May Court House, NJ
• 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

+87.6% since first listed

9 events — show timeline

• 2026-04-08 Pending — CMCMLS
• 2026-03-25 Listed $300,000 CMCMLS
• 2026-03-23 Listed $300,000 CMCMLS
• 2016-11-08 Sold (Public Records) $145,000 Public Records
• 2016-10-26 Sold (MLS) $145,000 CMCMLS
• 2016-08-31 Pending — CMCMLS
• 2016-07-01 Contingent — CMCMLS
• 2016-06-15 Price Changed $149,900 CMCMLS
• 2016-04-11 Listed $159,900 CMCMLS

Property tax history

-0.1%/yr

Latest (2025): $3,451 · +2.5% YoY. Source: county tax records.