5600 Seaview Ave #34 · Wildwood Crest, NJ 08260

$317,400

1 bd · 1.0 ba · 514 sqft · Condo public records · 251 Days on market

Built 1910 $618/sqft · 7% below area Est $343k · 7% 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 +29.8/30.0
• ARV discount +10.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location! Just 2½ blocks to the beach and close to the Wildwood Boardwalk, restaurants, bakeries, Crest Pier, Scoop Taylor Park, and the beach. This turnkey top-floor corner condo at Costa Del Sol offers a private covered balcony with an ocean view and overlooks the sparkling pool below. Enjoy a beautifully updated modern bathroom with glass shower doors, windows updated in 2021, and an updated eat-in kitchen featuring granite countertops and a new gas stove. The stylish ceramic “beachy” tile flooring flows through the kitchen and dining areas, while the cozy bedroom offers a queen bed, full bed, and large closet. A convenient stackable washer and dryer add to the easy shore lifestyle. This seasonal building operates from late March through November. Costa Del Sol is now open and ready for the 2026 summer season! The condo fee includes fire, flood, and liability insurance, as well as pool maintenance, trash removal, exterior upkeep, natural gas, water, and sewer. Don’t miss this opportunity to own the perfect beach retreat or a smart investment property with excellent rental potential!

Key facts

• Glass shower doors
• Ocean view
• Granite countertops

Tags

• PRIVATE COVERED BALCONY
• OCEAN VIEW
• UPDATED MODERN BATHROOM
• GLASS SHOWER DOORS
• UPDATED EAT-IN KITCHEN
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $317k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $317k).
• Recommended offer: $279k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 2.7% in Wildwood Crest — 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 70/100 on livability (#257 in NJ) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: amenities C-, commute F, cost of living F.
• Wildwood Crest Borough School District (suburban): math 35% / reading 45% proficiency, ranked #493 of 612 in NJ (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 431 active listings in the ZIP; 2 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 $2k of loan paydown is wiped out by about $10k 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

• It's been on market 251 days — a 12% lower offer ($279k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $138k; list at $317k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $279,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.79%
• DSCR: 1.70
• GRM: 6.7

CMA / ARV

• ARV (median comp): $342,825
• List price: $317,400
• Delta: -7.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.2%
• Equity multiple: 0.96×
• Total profit: $-3,967
• Equity at exit: $47,325

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $58,130
• Equity at exit: $27,443

Cash invested: $88,872 (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 08260

• Home prices YoY: -30.7%
• Active inventory: 431
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,940 medium
• Mortgage (P&I): −$1,664
• Tax from tax record: −$147 /mo · $1,758/yr
• Insurance: −$132
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$827
• Net cashflow: $743

Break-even live

Break-even rent $3,000

Max offer price $317,400

Occupancy floor 76%

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: $79,350
• Closing costs: $9,522
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 W Heather Rd Unit 1309025P Wildwood Crest, NJ	2.0	1.0	699	$4,563	$6.53	43d	1	0.31mi
206 W Spencer Ave Wildwood, NJ	2.0	1.0	750	$2,000	$2.67	44d	1	0.89mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewertrashgaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $317,400 Active 251 DOM
2. 2026-06-17
   days on market $317,400 Active 250 DOM
3. 2026-06-16
   days on market $317,400 Active 249 DOM
4. 2026-06-15
   days on market $317,400 Active 248 DOM
5. 2026-06-13
   days on market $317,400 Active 246 DOM
6. 2026-06-12
   days on market $317,400 Active 245 DOM
7. 2026-06-09
   days on market $317,400 Active 242 DOM
8. 2026-06-08
   days on market $317,400 Active 241 DOM
9. 2026-06-07
   days on market $317,400 Active 240 DOM
10. 2026-06-07
    days on market $317,400 Active 239 DOM
11. 2026-06-04
    days on market $317,400 Active 236 DOM
12. 2026-06-02
    days on market $317,400 Active 235 DOM
13. 2026-06-01
    days on market $317,400 Active 234 DOM
14. 2026-05-31
    days on market $317,400 Active 233 DOM
15. 2026-05-21
    price $317,400 1147-char remark

    Show marketing remark (1147 chars)

    Location, location, location! Just 2½ blocks to the beach and close to the Wildwood Boardwalk, restaurants, bakeries, Crest Pier, Scoop Taylor Park, and the beach. This turnkey top-floor corner condo at Costa Del Sol offers a private covered balcony with an ocean view and overlooks the sparkling pool below. Enjoy a beautifully updated modern bathroom with glass shower doors, windows updated in 2021, and an updated eat-in kitchen featuring granite countertops and a new gas stove. The stylish ceramic “beachy” tile flooring flows through the kitchen and dining areas, while the cozy bedroom offers a queen bed, full bed, and large closet. A convenient stackable washer and dryer add to the easy shore lifestyle. This seasonal building operates from late March through November. Costa Del Sol is now open and ready for the 2026 summer season! The condo fee includes fire, flood, and liability insurance, as well as pool maintenance, trash removal, exterior upkeep, natural gas, water, and sewer. Don’t miss this opportunity to own the perfect beach retreat or a smart investment property with excellent rental potential!

16. 2025-10-27
    price $319,900 1147-char remark

    Show marketing remark (1147 chars)

    Location, location, location! Just 2½ blocks to the beach and close to the Wildwood Boardwalk, restaurants, bakeries, Crest Pier, Scoop Taylor Park, and the beach. This turnkey top-floor corner condo at Costa Del Sol offers a private covered balcony with an ocean view and overlooks the sparkling pool below. Enjoy a beautifully updated modern bathroom with glass shower doors, windows updated in 2021, and an updated eat-in kitchen featuring granite countertops and a new gas stove. The stylish ceramic “beachy” tile flooring flows through the kitchen and dining areas, while the cozy bedroom offers a queen bed, full bed, and large closet. A convenient stackable washer and dryer add to the easy shore lifestyle. This seasonal building operates from late March through November. Costa Del Sol is now open and ready for the 2026 summer season! The condo fee includes fire, flood, and liability insurance, as well as pool maintenance, trash removal, exterior upkeep, natural gas, water, and sewer. Don’t miss this opportunity to own the perfect beach retreat or a smart investment property with excellent rental potential!

17. 2025-10-10
    listed $329,900 Active 1147-char remark

    Show marketing remark (1147 chars)

    Location, location, location! Just 2½ blocks to the beach and close to the Wildwood Boardwalk, restaurants, bakeries, Crest Pier, Scoop Taylor Park, and the beach. This turnkey top-floor corner condo at Costa Del Sol offers a private covered balcony with an ocean view and overlooks the sparkling pool below. Enjoy a beautifully updated modern bathroom with glass shower doors, windows updated in 2021, and an updated eat-in kitchen featuring granite countertops and a new gas stove. The stylish ceramic “beachy” tile flooring flows through the kitchen and dining areas, while the cozy bedroom offers a queen bed, full bed, and large closet. A convenient stackable washer and dryer add to the easy shore lifestyle. This seasonal building operates from late March through November. Costa Del Sol is now open and ready for the 2026 summer season! The condo fee includes fire, flood, and liability insurance, as well as pool maintenance, trash removal, exterior upkeep, natural gas, water, and sewer. Don’t miss this opportunity to own the perfect beach retreat or a smart investment property with excellent rental potential!

18. 2021-04-14
    soldstatus $137,900
19. 2021-03-26
    soldstatus $137,900 Sold Coop by Member 1020-char remark

    Show marketing remark (1020 chars)

    It's Beach Time! Enjoy your very own little getaway down the shore at Costa Del Sol. Unit 34 on the top floor, North West corner of the building. Over looks the pool with a peek of the Ocean from your large private covered balcony. The unit features an updated eat in kitchen with granite counters. Wood tile plank flooring throughout kitchen, dining area, living area and bathroom. Large bedroom with large closet. This unit even has a stackable washer and dryer. 2 1/2 blocks to the beach and 2 blocks to the start of the boardwalk. Perfect location within walking distance to numerous restaurants. Enjoy the beach, the pool and all the best the Wildwoods offers then come back to relax in your own little place down the shore. Condo fee covers, Flood insurance, common area insurance and maintenance, pool maintenance, BBQ grill upkeep and propane, water, sewer and gas, everything except electric and cable. Capital contribution of 3 months of condo fees and a $250.00 document prep fee paid to Association by buyer.

20. 2021-01-18
    status Under Contract 1020-char remark

    Show marketing remark (1020 chars)

    It's Beach Time! Enjoy your very own little getaway down the shore at Costa Del Sol. Unit 34 on the top floor, North West corner of the building. Over looks the pool with a peek of the Ocean from your large private covered balcony. The unit features an updated eat in kitchen with granite counters. Wood tile plank flooring throughout kitchen, dining area, living area and bathroom. Large bedroom with large closet. This unit even has a stackable washer and dryer. 2 1/2 blocks to the beach and 2 blocks to the start of the boardwalk. Perfect location within walking distance to numerous restaurants. Enjoy the beach, the pool and all the best the Wildwoods offers then come back to relax in your own little place down the shore. Condo fee covers, Flood insurance, common area insurance and maintenance, pool maintenance, BBQ grill upkeep and propane, water, sewer and gas, everything except electric and cable. Capital contribution of 3 months of condo fees and a $250.00 document prep fee paid to Association by buyer.

21. 2020-09-11
    price $137,900 1020-char remark

    Show marketing remark (1020 chars)

    It's Beach Time! Enjoy your very own little getaway down the shore at Costa Del Sol. Unit 34 on the top floor, North West corner of the building. Over looks the pool with a peek of the Ocean from your large private covered balcony. The unit features an updated eat in kitchen with granite counters. Wood tile plank flooring throughout kitchen, dining area, living area and bathroom. Large bedroom with large closet. This unit even has a stackable washer and dryer. 2 1/2 blocks to the beach and 2 blocks to the start of the boardwalk. Perfect location within walking distance to numerous restaurants. Enjoy the beach, the pool and all the best the Wildwoods offers then come back to relax in your own little place down the shore. Condo fee covers, Flood insurance, common area insurance and maintenance, pool maintenance, BBQ grill upkeep and propane, water, sewer and gas, everything except electric and cable. Capital contribution of 3 months of condo fees and a $250.00 document prep fee paid to Association by buyer.

22. 2020-08-07
    price $139,900 1020-char remark

    Show marketing remark (1020 chars)

    It's Beach Time! Enjoy your very own little getaway down the shore at Costa Del Sol. Unit 34 on the top floor, North West corner of the building. Over looks the pool with a peek of the Ocean from your large private covered balcony. The unit features an updated eat in kitchen with granite counters. Wood tile plank flooring throughout kitchen, dining area, living area and bathroom. Large bedroom with large closet. This unit even has a stackable washer and dryer. 2 1/2 blocks to the beach and 2 blocks to the start of the boardwalk. Perfect location within walking distance to numerous restaurants. Enjoy the beach, the pool and all the best the Wildwoods offers then come back to relax in your own little place down the shore. Condo fee covers, Flood insurance, common area insurance and maintenance, pool maintenance, BBQ grill upkeep and propane, water, sewer and gas, everything except electric and cable. Capital contribution of 3 months of condo fees and a $250.00 document prep fee paid to Association by buyer.

23. 2020-07-13
    listed $142,000 Active 1020-char remark

    Show marketing remark (1020 chars)

    It's Beach Time! Enjoy your very own little getaway down the shore at Costa Del Sol. Unit 34 on the top floor, North West corner of the building. Over looks the pool with a peek of the Ocean from your large private covered balcony. The unit features an updated eat in kitchen with granite counters. Wood tile plank flooring throughout kitchen, dining area, living area and bathroom. Large bedroom with large closet. This unit even has a stackable washer and dryer. 2 1/2 blocks to the beach and 2 blocks to the start of the boardwalk. Perfect location within walking distance to numerous restaurants. Enjoy the beach, the pool and all the best the Wildwoods offers then come back to relax in your own little place down the shore. Condo fee covers, Flood insurance, common area insurance and maintenance, pool maintenance, BBQ grill upkeep and propane, water, sewer and gas, everything except electric and cable. Capital contribution of 3 months of condo fees and a $250.00 document prep fee paid to Association by buyer.

24. 2019-07-26
    price $104,900
25. 2019-04-20
    price $115,000

ⓘ 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: $1,758 · $147/mo
• Projected year-2 tax: $4,831 · $403/mo
• Expected delta: +$3,073/yr (+$256/mo · 174.8%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥95°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,277
• − Mortgage interest: −$17,779
• − Property taxes: −$1,758
• − Insurance: −$6,706
• − Repairs & maintenance: −$3,782
• − Management: −$3,782
• − Depreciation: −$9,233
• Taxable income: $4,236
• Est. tax owed @ 24.0%: −$1,017
• After-tax cash flow: $7,895/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: Wildwood Crest Borough School District
• NCES district ID: 3417970
• Math proficiency: 35% ▬ 0.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $55,087
• Composite: 37.39/100
• National rank: #8922
• State rank: #493 of 612 in NJ

Livability — Wildwood Crest

• Score: 70/100
• State rank: #257
• US rank: #7359

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wildwood Crest, NJ
• Population (ZIP): 12,913

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 7% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 10% Puerto Rican 3%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 1%
• Foreign-born: 9% · Canada
• Languages at home: 84% English-only · Spanish 12% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -243.83%
• Current HPI: 551.3393
• 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

+176.0% since first listed

11 events — show timeline

• 2026-05-21 Price Changed $317,400 CMCMLS
• 2025-10-27 Price Changed $319,900 CMCMLS
• 2025-10-10 Listed $329,900 CMCMLS
• 2021-04-14 Sold (Public Records) $137,900 Public Records
• 2021-03-26 Sold (MLS) $137,900 CMCMLS
• 2021-01-18 Pending — CMCMLS
• 2020-09-11 Price Changed $137,900 CMCMLS
• 2020-08-07 Price Changed $139,900 CMCMLS
• 2020-07-13 Listed $142,000 CMCMLS
• 2019-07-26 Price Changed $104,900 CMCMLS
• 2019-04-20 Price Changed $115,000 CMCMLS

Property tax history

+2.1%/yr

Latest (2025): $1,758 · +1.4% YoY. Source: county tax records.