113 W Roberts Ave · Wildwood, NJ 08260

$499,000

3 bd · 3.0 ba · 1,500 sqft · Condo public records · 37 Days on market

Built 1970 Excellent condition

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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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Jersey Shore Opportunity Knocks! Immaculate Condition 4 Bedroom, 2.5 Bath Colonial in highly sought neighborhood of Wildwood City. Gleaming Hardwood floors, updated Kitchen, generous room sizes, Recessed lighting and more.....

Key facts

• Built 1970
• Listed 37 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas for heating and hot water; Electric-powered cooling
• Home design: End of row townhouse; Above-grade living space approximately 1,500 finished square feet; Fee simple ownership
• Construction: Block construction; Block foundation; Other above-grade structures
• Exterior features: Other exterior features

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two bedrooms on the main level; One bedroom on the first upper level
• Bathrooms: Three full bathrooms (two on the main level, one on the first upper level)
• Heating & cooling: Baseboard hot water heating; Central air conditioning (electric)
• Interior features: Eat-in kitchen; 10 total rooms; Living room; Dining room; Attic

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $499k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $499k).
• Recommended offer: $484k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 5.6% in Wildwood — 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 74/100 on livability (#176 in NJ, #4,679 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D, schools F, crime F.
• Wildwood City School District (suburban): math 12% / reading 27% proficiency, ranked #442 of 472 in NJ (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 431 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $15k 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 $140k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($484k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $85k; list at $499k implies a 487% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $484,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 10.45%
• Cash-on-cash: 14.84%
• DSCR: 1.66
• GRM: 6.7

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $2,228
• Equity at exit: $74,403

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $109,443
• Equity at exit: $43,144

Cash invested: $139,720 (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: $6,202 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$347 /mo · $4,160/yr
• Insurance: −$208
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,302
• Net cashflow: $1,302

Break-even live

Break-even rent $4,554

Max offer price $499,000

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 E Youngs Ave Unit 1309014P Wildwood, NJ	3.0	1.5	1194	$5,873	$4.92	44d	1	0.12mi
154 E Lincoln Ave #104 Wildwood, NJ	3.0	2.5	1500	$4,750	$3.17	44d	1	0.23mi
611 W Burk Ave Unit A Wildwood, NJ	2.0	1.5	1248	$12,000	$9.62	44d	1	0.58mi

HOA detail condo

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

Listing history 26 events

1. 2026-05-06
   status Pending 228-char remark

   Show marketing remark (228 chars)

   Jersey Shore Opportunity Knocks! Immaculate Condition 4 Bedroom, 2.5 Bath Colonial in highly sought neighborhood of Wildwood City. Gleaming Hardwood floors, updated Kitchen, generous room sizes, Recessed lighting and more.....

2. 2026-05-01
   status Pending
3. 2026-03-27
   price $499,000

   Show marketing remark (228 chars)

   Jersey Shore Opportunity Knocks! Immaculate Condition 4 Bedroom, 2.5 Bath Colonial in highly sought neighborhood of Wildwood City. Gleaming Hardwood floors, updated Kitchen, generous room sizes, Recessed lighting and more.....

4. 2026-03-27
   price $499,000 228-char remark

   Show marketing remark (228 chars)

   Jersey Shore Opportunity Knocks! Immaculate Condition 4 Bedroom, 2.5 Bath Colonial in highly sought neighborhood of Wildwood City. Gleaming Hardwood floors, updated Kitchen, generous room sizes, Recessed lighting and more.....

5. 2026-03-25
   listed $515,000 Active
6. 2026-03-16
   price $515,000 228-char remark

   Show marketing remark (228 chars)

   Jersey Shore Opportunity Knocks! Immaculate Condition 4 Bedroom, 2.5 Bath Colonial in highly sought neighborhood of Wildwood City. Gleaming Hardwood floors, updated Kitchen, generous room sizes, Recessed lighting and more.....

7. 2026-02-24
   status Active 228-char remark

   Show marketing remark (228 chars)

   Jersey Shore Opportunity Knocks! Immaculate Condition 4 Bedroom, 2.5 Bath Colonial in highly sought neighborhood of Wildwood City. Gleaming Hardwood floors, updated Kitchen, generous room sizes, Recessed lighting and more.....

8. 2026-02-10
   status Pending 228-char remark

   Show marketing remark (228 chars)

   Jersey Shore Opportunity Knocks! Immaculate Condition 4 Bedroom, 2.5 Bath Colonial in highly sought neighborhood of Wildwood City. Gleaming Hardwood floors, updated Kitchen, generous room sizes, Recessed lighting and more.....

9. 2026-02-03
   price $525,000 228-char remark

   Show marketing remark (228 chars)

   Jersey Shore Opportunity Knocks! Immaculate Condition 4 Bedroom, 2.5 Bath Colonial in highly sought neighborhood of Wildwood City. Gleaming Hardwood floors, updated Kitchen, generous room sizes, Recessed lighting and more.....

10. 2026-01-06
    price $550,000 228-char remark

    Show marketing remark (228 chars)

    Jersey Shore Opportunity Knocks! Immaculate Condition 4 Bedroom, 2.5 Bath Colonial in highly sought neighborhood of Wildwood City. Gleaming Hardwood floors, updated Kitchen, generous room sizes, Recessed lighting and more.....

11. 2025-12-08
    price $575,000 228-char remark

    Show marketing remark (228 chars)

    Jersey Shore Opportunity Knocks! Immaculate Condition 4 Bedroom, 2.5 Bath Colonial in highly sought neighborhood of Wildwood City. Gleaming Hardwood floors, updated Kitchen, generous room sizes, Recessed lighting and more.....

12. 2025-11-24
    listed $599,000 Active 228-char remark

    Show marketing remark (228 chars)

    Jersey Shore Opportunity Knocks! Immaculate Condition 4 Bedroom, 2.5 Bath Colonial in highly sought neighborhood of Wildwood City. Gleaming Hardwood floors, updated Kitchen, generous room sizes, Recessed lighting and more.....

13. 2021-10-08
    price $369,900
14. 2021-09-08
    price $374,900
15. 2021-08-10
    price $379,900
16. 2021-06-13
    price $349,900
17. 2021-04-22
    price $389,900
18. 2020-12-31
    price $375,999
19. 2018-06-18
    soldstatus $85,000 Sold In-House
20. 2018-05-18
    status Under Contract
21. 2018-04-09
    price $90,000
22. 2018-03-09
    price $105,000
23. 2018-01-24
    listed $119,000 Active
24. 2006-08-18
    soldstatus $310,000
25. 2006-07-20
    historical
26. 2006-05-14
    listed $339,000

ⓘ 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: $4,160 · $347/mo
• Projected year-2 tax: $8,293 · $691/mo
• Expected delta: +$4,132/yr (+$344/mo · 99.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥95°F today · 19 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: $74,424
• − Mortgage interest: −$27,952
• − Property taxes: −$4,160
• − Insurance: −$7,614
• − Repairs & maintenance: −$5,954
• − Management: −$5,954
• − Depreciation: −$14,516
• Taxable income: $8,274
• Est. tax owed @ 24.0%: −$1,986
• After-tax cash flow: $13,634/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 · 11 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from a fresh coat of paint and some landscaping to enhance its curb appeal.

Value-add opportunities

• Resale Painting the exterior siding — A fresh coat of paint can enhance the curb appeal and make the home look more inviting to potential buyers.
• Resale Landscaping the front yard — A well-maintained front yard can improve the overall appearance of the home and make it more attractive to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — A fresh coat of paint can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Resale Landscaping the front yard — A well-maintained front yard can improve the overall appearance of the home and make it more attractive to potential buyers. ↑

ⓘ 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: Wildwood City School District
• NCES district ID: 3417940
• Math proficiency: 12% ▼ -6.00%
• Reading proficiency: 27% ▲ 5.00%
• Median HH income: $33,232
• Composite: 15.84/100
• National rank: #9261
• State rank: #442 of 472 in NJ

Livability — Wildwood

• Score: 74/100
• State rank: #176
• US rank: #4679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wildwood, 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

+47.2% since first listed

26 events — show timeline

• 2026-05-06 Pending — MOMLS
• 2026-05-01 Pending — BRIGHT MLS
• 2026-03-27 Price Changed $499,000 BRIGHT MLS
• 2026-03-27 Price Changed $499,000 MOMLS
• 2026-03-25 Listed $515,000 BRIGHT MLS
• 2026-03-16 Price Changed $515,000 MOMLS
• 2026-02-24 Relisted — MOMLS
• 2026-02-10 Pending — MOMLS
• 2026-02-03 Price Changed $525,000 MOMLS
• 2026-01-06 Price Changed $550,000 MOMLS
• 2025-12-08 Price Changed $575,000 MOMLS
• 2025-11-24 Listed $599,000 MOMLS
• 2021-10-08 Price Changed $369,900 CMCMLS
• 2021-09-08 Price Changed $374,900 CMCMLS
• 2021-08-10 Price Changed $379,900 CMCMLS
• 2021-06-13 Price Changed $349,900 CMCMLS
• 2021-04-22 Price Changed $389,900 CMCMLS
• 2020-12-31 Price Changed $375,999 CMCMLS
• 2018-06-18 Sold (MLS) $85,000 CMCMLS
• 2018-05-18 Pending — CMCMLS
• 2018-04-09 Price Changed $90,000 CMCMLS
• 2018-03-09 Price Changed $105,000 CMCMLS
• 2018-01-24 Listed $119,000 CMCMLS
• 2006-08-18 Sold (MLS) $310,000 SJSRMLS
• 2006-07-20 Listing Removed — SJSRMLS
• 2006-05-14 Listed $339,000 SJSRMLS

Property tax history

+2.9%/yr

Latest (2025): $4,160 · +2.8% YoY. Source: county tax records.