327 E 25th Ave #205 · North Wildwood, NJ 08260

$799,000

3 bd · 2.0 ba · 1,412 sqft · Condo public records · 19 Days on market

Built 2016

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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).

• Cash flow +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New construction, Hawaiian Beach Resort Condominiums! Located in desirable North Wildwood. These units are located 1 block from the beach, boardwalk, and amusement pier and just a stones throw to dining and entertainment. These custom designed units boast spacious, open floor plans with spacious street facing decks for entertaining family and friends. The gourmet kitchen offers granite counter tops, ss appliances, custom tile floors and plenty of natural light. The bathrooms are spacious and accented with tile flooring. The 3 bedrooms offer ceiling fans and plenty of room for your guests and family. The generous sized laundry room complete with washer and dryer round off this unit. Each unit has a two car garage with plenty of storage for beach toys. In addition to the to-be constructed structures there will be a shared Pool, cabana and out door showers to be completed in the fall of 2017. Photos are of Model unit.

Key facts

• Extra storage
• Private balcony
• Garage parking

Tags

• PRIVATE BALCONY
• UPDATED KITCHEN
• PRIVATE IN-UNIT LAUNDRY ROOM
• GARAGE PARKING
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $799k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $759k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $661k (17.3% below list).
• Recommended offer: $661k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in North 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 68/100 on livability (#318 in NJ) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: amenities C-, crime D-, commute F.
• North Wildwood School District (suburban): math 55% / reading 45% proficiency, ranked #396 of 612 in NJ (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• 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 $6k of loan paydown is wiped out by about $24k 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 19 days — a 2% lower offer ($787k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $660,553 (17.3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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?
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: 0.83% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 10.1

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-143,834
• Equity at exit: $119,133

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-143,596
• Equity at exit: $69,083

Cash invested: $223,720 (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: 10.1×

Monthly cashflow live

• Estimated rent: $6,606 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$495 /mo · $5,942/yr
• Insurance: −$333
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,387
• Net cashflow: $-226

Break-even live

Break-even rent $6,892

Max offer price $759,021

Occupancy floor 98%

Sensitivity live

Price	-10% $226	-5% $0	+0% $-226	+5% $-452	+10% $-679
Rent	-10% $-748	-5% $-487	+0% $-226	+5% $35	+10% $296
Rate	-1.0pp $176	-0.5pp $-23	base $-226	+0.5pp $-433	+1.0pp $-644

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 E Lincoln Ave #104 Wildwood, NJ	3.0	2.5	1500	$4,750	$3.17	44d	1	0.62mi
142 E Youngs Ave Unit 1309014P Wildwood, NJ	3.0	1.5	1194	$5,873	$4.92	44d	1	0.80mi
611 W Burk Ave Unit A Wildwood, NJ	2.0	1.5	1248	$12,000	$9.62	44d	1	1.33mi

HOA detail condo

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

Listing history 7 events

1. 2026-05-01
   soldstatus $780,000
2. 2026-03-28
   status Under Contract
3. 2026-03-09
   listed $799,000 Active
4. 2017-08-08
   soldstatus $379,900
5. 2017-08-01
   soldstatus $379,900 Sold Coop by Member 928-char remark

   Show marketing remark (928 chars)

   New construction, Hawaiian Beach Resort Condominiums! Located in desirable North Wildwood. These units are located 1 block from the beach, boardwalk, and amusement pier and just a stones throw to dining and entertainment. These custom designed units boast spacious, open floor plans with spacious street facing decks for entertaining family and friends. The gourmet kitchen offers granite counter tops, ss appliances, custom tile floors and plenty of natural light. The bathrooms are spacious and accented with tile flooring. The 3 bedrooms offer ceiling fans and plenty of room for your guests and family. The generous sized laundry room complete with washer and dryer round off this unit. Each unit has a two car garage with plenty of storage for beach toys. In addition to the to-be constructed structures there will be a shared Pool, cabana and out door showers to be completed in the fall of 2017. Photos are of Model unit.

6. 2017-04-10
   status Under Contract 928-char remark

   Show marketing remark (928 chars)

   New construction, Hawaiian Beach Resort Condominiums! Located in desirable North Wildwood. These units are located 1 block from the beach, boardwalk, and amusement pier and just a stones throw to dining and entertainment. These custom designed units boast spacious, open floor plans with spacious street facing decks for entertaining family and friends. The gourmet kitchen offers granite counter tops, ss appliances, custom tile floors and plenty of natural light. The bathrooms are spacious and accented with tile flooring. The 3 bedrooms offer ceiling fans and plenty of room for your guests and family. The generous sized laundry room complete with washer and dryer round off this unit. Each unit has a two car garage with plenty of storage for beach toys. In addition to the to-be constructed structures there will be a shared Pool, cabana and out door showers to be completed in the fall of 2017. Photos are of Model unit.

7. 2016-09-02
   listed $379,900 Active 928-char remark

   Show marketing remark (928 chars)

   New construction, Hawaiian Beach Resort Condominiums! Located in desirable North Wildwood. These units are located 1 block from the beach, boardwalk, and amusement pier and just a stones throw to dining and entertainment. These custom designed units boast spacious, open floor plans with spacious street facing decks for entertaining family and friends. The gourmet kitchen offers granite counter tops, ss appliances, custom tile floors and plenty of natural light. The bathrooms are spacious and accented with tile flooring. The 3 bedrooms offer ceiling fans and plenty of room for your guests and family. The generous sized laundry room complete with washer and dryer round off this unit. Each unit has a two car garage with plenty of storage for beach toys. In addition to the to-be constructed structures there will be a shared Pool, cabana and out door showers to be completed in the fall of 2017. Photos are of Model unit.

ⓘ 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: $5,942 · $495/mo
• Projected year-2 tax: $12,919 · $1,077/mo
• Expected delta: +$6,976/yr (+$581/mo · 117.4%)

ⓘ 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 · 95% 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: $79,266
• − Mortgage interest: −$44,756
• − Property taxes: −$5,942
• − Insurance: −$9,114
• − Repairs & maintenance: −$6,341
• − Management: −$6,341
• − Depreciation: −$23,244
• Taxable loss: −$16,472
• Est. tax savings @ 24.0%: +$3,953
• After-tax cash flow: $1,238/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: North Wildwood School District
• NCES district ID: 3411670
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $45,310
• Composite: 44.38/100
• National rank: #6123
• State rank: #396 of 612 in NJ

Livability — North Wildwood

• Score: 68/100
• State rank: #318
• US rank: #9827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North 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

+105.3% since first listed

7 events — show timeline

• 2026-05-01 Sold (Public Records) $780,000 Public Records
• 2026-03-28 Pending — CMCMLS
• 2026-03-09 Listed $799,000 CMCMLS
• 2017-08-08 Sold (Public Records) $379,900 Public Records
• 2017-08-01 Sold (MLS) $379,900 CMCMLS
• 2017-04-10 Pending — CMCMLS
• 2016-09-02 Listed $379,900 CMCMLS

Property tax history

+16.1%/yr

Latest (2025): $5,942 · +2.1% YoY. Source: county tax records.