324 Sanderling Ln · Bargaintown, NJ 08232

$344,000

4 bd · 3.0 ba · 1,872 sqft · MultiFamily · 106 Days on market

Built 2013 $184/sqft · 33% below area Est $513k · 33% under $500/mo HOA · 14% of rent

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Why this score? — see what drove the D+ 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 +12.6/30.0
• 1% rule +5.4/10.0
• DSCR +3.8/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Egg Harbor Twp Luxury Bayfront Townhome in Desirable Bayport! Welcome to this stunning, 3-story townhome in Bayport. Where luxury meets the bay, you'll wake up every morning to beautiful water views. This exquisite home features a thoughtfully designed four-bedroom layout, with three bedrooms on the top floor and a versatile fourth bedroom on the entry level. The primary suite is a true retreat, boasting a private bath and a spacious walk-in closet. The heart of the home is the gorgeous eat-in island kitchen, complete with premium maple cabinets, stainless steel appliances, and elegant granite counters—perfect for entertaining. Step out onto the private balcony directly off the kitchen to savor the bay breezes. Finishes throughout include beautiful hardwood and tile flooring, ensuring a look of timeless quality. Additional highlights include a 1-car attached garage for convenience. Beyond your door, the community offers an exceptional resort-style lifestyle with amenities including a CLUBHOUSE, saltwater POOL, and FITNESS CENTER. Enjoy easy access to the excitement of the casinos and beaches, with a private beach nearby. Don't miss this opportunity to live the ultimate bayfront life.

Key facts

• Water views
• Private balcony
• Bayfront townhome

Tags

• BAYFRONT TOWNHOME
• WATER VIEWS
• PRIVATE BALCONY
• EAT-IN ISLAND KITCHEN
• PREMIUM MAPLE CABINETS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $344k.

Deal economics

• At list price, monthly cash flow is $-41 ($-491/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (1.7% below list).
• Meets the 1% rule at list price ($4k rent vs $344k).
• Recommended offer: $313k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.2% in Bargaintown — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Egg Harbor Township School District (suburban): math 18% / reading 46% proficiency, ranked #311 of 472 in NJ (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 84 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 672 units permitted in Atlantic County in 2024 (258 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.
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($313k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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 $175k; list at $344k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $313,040 (9.0% 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. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.04% ✓
• Cap rate: 6.15%
• Cash-on-cash: -0.51%
• DSCR: 0.98
• GRM: 8.0

CMA / ARV

• ARV (median comp): $512,824
• List price: $344,000
• Delta: -32.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-57,989
• Equity at exit: $51,292

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-52,386
• Equity at exit: $29,743

Cash invested: $96,320 (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 08232

• Home prices YoY: -17.3%
• Active inventory: 84
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,590 medium
• Mortgage (P&I): −$1,804
• Tax est. 1.5%: −$430 /mo · $5,160/yr
• Insurance: −$143
• HOA: −$500
• Vacancy / Maint / Mgmt: −$754
• Net cashflow: $-41

Break-even live

Break-even rent $3,642

Max offer price $338,075

Occupancy floor 96%

Sensitivity live

Price	-10% $197	-5% $78	+0% $-41	+5% $-160	+10% $-279
Rent	-10% $-325	-5% $-183	+0% $-41	+5% $101	+10% $243
Rate	-1.0pp $132	-0.5pp $47	base $-41	+0.5pp $-130	+1.0pp $-221

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: $86,000
• Closing costs: $10,320
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Fairhill Ave Egg Harbor Township, NJ	4.0	2.5	2208	$3,750	$1.70	13d	1	1.30mi
1 Broadmoor Dr Egg Harbor Township, NJ	5.0	2.5	2488	$3,400	$1.37	21d	1	1.38mi

HOA detail

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

Listing history 31 events

1. 2026-06-19
   days on market $344,000 Active 106 DOM
2. 2026-06-18
   days on market $344,000 Active 105 DOM
3. 2026-06-17
   days on market $344,000 Active 104 DOM
4. 2026-06-16
   days on market $344,000 Active 103 DOM
5. 2026-06-15
   days on market $344,000 Active 102 DOM
6. 2026-06-14
   days on market $344,000 Active 100 DOM
7. 2026-06-13
   pricedays on market $344,000 Active 99 DOM
8. 2026-06-10
   days on market $359,000 Active 97 DOM
9. 2026-06-09
   days on market $359,000 Active 96 DOM
10. 2026-06-08
    days on market $359,000 Active 95 DOM
11. 2026-06-07
    days on market $359,000 Active 94 DOM
12. 2026-06-02
    days on market $359,000 Active 89 DOM
13. 2026-06-01
    days on market $359,000 Active 88 DOM
14. 2026-05-31
    days on market $359,000 Active 87 DOM
15. 2026-05-30
    days on market $359,000 Active 86 DOM
16. 2026-03-05
    listed $359,000 Active 1208-char remark

    Show marketing remark (1208 chars)

    Egg Harbor Twp Luxury Bayfront Townhome in Desirable Bayport! Welcome to this stunning, 3-story townhome in Bayport. Where luxury meets the bay, you'll wake up every morning to beautiful water views. This exquisite home features a thoughtfully designed four-bedroom layout, with three bedrooms on the top floor and a versatile fourth bedroom on the entry level. The primary suite is a true retreat, boasting a private bath and a spacious walk-in closet. The heart of the home is the gorgeous eat-in island kitchen, complete with premium maple cabinets, stainless steel appliances, and elegant granite counters—perfect for entertaining. Step out onto the private balcony directly off the kitchen to savor the bay breezes. Finishes throughout include beautiful hardwood and tile flooring, ensuring a look of timeless quality. Additional highlights include a 1-car attached garage for convenience. Beyond your door, the community offers an exceptional resort-style lifestyle with amenities including a CLUBHOUSE, saltwater POOL, and FITNESS CENTER. Enjoy easy access to the excitement of the casinos and beaches, with a private beach nearby. Don't miss this opportunity to live the ultimate bayfront life.

17. 2026-02-28
    historical $3,350
18. 2026-01-31
    listed $3,350
19. 2024-08-24
    historical $4,495
20. 2024-05-14
    listed $4,495
21. 2024-04-26
    historical $4,495
22. 2024-04-08
    listed $4,495
23. 2015-03-26
    soldstatus $175,000 Sold 506-char remark

    Show marketing remark (506 chars)

    Stunning 3 BR, 2.5 Bath Townhome with Bay Views. Eat-In KIT Features Breakfast Bar, 42'' Custom Cabinetry, Granite Countertops, SS Appliances & Deck. Enjoy Bay Views. MBR Suite w/Walk-In Closet & Full Master Bath. Basement. One Car Garage. Underground Sprinklers. Energy Efficient. Community Features Clubhouse with Outdoor Heated Pool, State-Of-The-Art Fitness Center & Library. Close to Stockton College. The Ideal Jersey Shore Home To Live In Or Use As An Investment. ''Incredible Price''!

24. 2015-03-02
    historical 506-char remark

    Show marketing remark (506 chars)

    Stunning 3 BR, 2.5 Bath Townhome with Bay Views. Eat-In KIT Features Breakfast Bar, 42'' Custom Cabinetry, Granite Countertops, SS Appliances & Deck. Enjoy Bay Views. MBR Suite w/Walk-In Closet & Full Master Bath. Basement. One Car Garage. Underground Sprinklers. Energy Efficient. Community Features Clubhouse with Outdoor Heated Pool, State-Of-The-Art Fitness Center & Library. Close to Stockton College. The Ideal Jersey Shore Home To Live In Or Use As An Investment. ''Incredible Price''!

25. 2015-01-21
    listed $189,900 Active 506-char remark

    Show marketing remark (506 chars)

    Stunning 3 BR, 2.5 Bath Townhome with Bay Views. Eat-In KIT Features Breakfast Bar, 42'' Custom Cabinetry, Granite Countertops, SS Appliances & Deck. Enjoy Bay Views. MBR Suite w/Walk-In Closet & Full Master Bath. Basement. One Car Garage. Underground Sprinklers. Energy Efficient. Community Features Clubhouse with Outdoor Heated Pool, State-Of-The-Art Fitness Center & Library. Close to Stockton College. The Ideal Jersey Shore Home To Live In Or Use As An Investment. ''Incredible Price''!

26. 2014-12-03
    historical
27. 2014-09-05
    listed $209,900 Active
28. 2014-08-15
    historical
29. 2014-02-24
    listed $209,900
30. 2012-10-31
    historical
31. 2012-07-01
    listed Under Contract

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,084
• − Mortgage interest: −$19,269
• − Property taxes: −$5,160
• − Insurance: −$1,720
• − Repairs & maintenance: −$3,447
• − Management: −$3,447
• − HOA: −$6,000
• − Depreciation: −$10,007
• Taxable loss: −$5,966
• Est. tax savings @ 24.0%: +$1,432
• After-tax cash flow: $941/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: Egg Harbor Township School District
• NCES district ID: 3404560
• Math proficiency: 18% ▼ -24.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $71,612
• Composite: 29.81/100
• National rank: #6421
• State rank: #311 of 472 in NJ

Livability — Bargaintown

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

Census & demographics

• Census place: Bargaintown, NJ
• Population (ZIP): 20,200

Population outlook (Atlantic County) Hauer SSP2

• Today (2025): 268,948 people
• By 2030: 264,497 · -1.7%
• By 2040: 252,261 · -6.2%
• By 2050: 237,846 · -11.6%
• By 2075: 210,650 · -21.7%
• By 2100: 180,234 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 52% Black 33% Two or more races 22% White 6% Asian 3%
• Hispanic origin (detail): Mexican 15% Puerto Rican 12% Dominican 14%
• Common ancestry: Hispanic 1%
• Foreign-born: 30% · Canada, Jamaica, Vietnam
• Languages at home: 44% English-only · Spanish 48% French/Haitian/Cajun 5% Other Indo-European 1%

Political lean MEDSL · Atlantic

• 2024 margin: Toss-up / Even · D 47.7% · R 50.7% · Other 1.6%
• 2008→2024 swing: -18.1pp toward R · 2008: 15.1pp · 2024: -3.0pp
• All cycles: 2024: R+3.0 2020: D+6.7 2016: D+6.2 2012: D+17.2 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.51%
• Current HPI: 346.2085
• 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

+71.0% since first listed

16 events — show timeline

• 2026-03-05 Listed $359,000 SJSRMLS
• 2026-02-28 Rental Removed $3,350 SJSRMLS
• 2026-01-31 Listed for Rent $3,350 SJSRMLS
• 2024-08-24 Rental Removed $4,495 SJSRMLS
• 2024-05-14 Listed for Rent $4,495 SJSRMLS
• 2024-04-26 Rental Removed $4,495 SJSRMLS
• 2024-04-08 Listed for Rent $4,495 SJSRMLS
• 2015-03-26 Sold (MLS) $175,000 MOMLS
• 2015-03-02 Delisted — MOMLS
• 2015-01-21 Listed $189,900 MOMLS
• 2014-12-03 Listing Removed — SJSRMLS
• 2014-09-05 Listed $209,900 SJSRMLS
• 2014-08-15 Listing Removed — SJSRMLS
• 2014-02-24 Listed $209,900 SJSRMLS
• 2012-10-31 Listing Removed — SJSRMLS
• 2012-07-01 Listed — SJSRMLS