7 Barbers Ln · South Seaville, NJ 08210

$338,000

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 28 Days on market

Built 1983 0.29 ac lot Est $427k · 21% under

---

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 +13.9/30.0
• DSCR +4.2/10.0
• 1% rule +4.1/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a Summer home at the beach or an Airbnb but dont want to pay Beach prices, then you have found your home. Completely remodeled 3 bed 2 bath rancher with 2 car garage just off of Route 9 minutes from Avalon , Sea Isle City and Stone Harbor. Like to Golf. 3 miles to Avalon Country Club or Shore Gate Golf Club. Like the Casinos. Easy access to the Garden State Parkway then a short ride to Atlantic City. Want to just stay at home and relax. Then enjoy the large deck in the fenced in back yard. Don't want to deal with maintenace. New Kitchen with Granite Countertops and Stainless Steel Appliances. New Bathrooms, Windows and Flooring. New Gas Furnace and Central Air. New Washer and Dryer New Garage Door with New Openers and Keypad. Feshly painted Garage Floor and stained rear Deck. Driveway can easily park 4 cars. Take advantage of the low interest rates to get the vacation home that you always wanted.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $338k.

Deal economics

• At list price, monthly cash flow is $38 ($459/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (8.7% below list).
• Recommended offer: $309k (8.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Dennis Township School District (suburban): math 26% / reading 41% proficiency, ranked #284 of 472 in NJ (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 144 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 $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 28 days — a 2% lower offer ($333k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• 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 $308,629 (8.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.91% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $427,008
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2005 N Route 9	0.52mi	3/1.5	1,500 (-2%)	2mo	$405,000	$270	68
109 Hagen Rd	0.30mi	2/2.0 (-1)	1,366 (-11%)	1mo	$380,000	$278	62
34 Cedar Ln	0.60mi	3/2.5	1,557 (+1%)	14mo	$469,900	$302	56
14 Cedar Dr	0.59mi	3/1.0	1,516 (-1%)	16mo	$335,000	$221	53
6 Timothy Ln	0.74mi	3/2.0	1,484 (-3%)	19mo	$430,000	$290	44

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-52,250
• Equity at exit: $50,397

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-42,015
• Equity at exit: $29,224

Cash invested: $94,640 (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: 144
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,086 medium
• Mortgage (P&I): −$1,773
• Tax from tax record: −$487 /mo · $5,839/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $38

Break-even live

Break-even rent $3,038

Max offer price $338,000

Occupancy floor 94%

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: $84,500
• Closing costs: $10,140
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2021-10-04
   soldstatus $330,000
2. 2021-09-10
   soldstatus $330,000 Sold Coop by Member 922-char remark

   Show marketing remark (922 chars)

   Looking for a Summer home at the beach or an Airbnb but dont want to pay Beach prices, then you have found your home. Completely remodeled 3 bed 2 bath rancher with 2 car garage just off of Route 9 minutes from Avalon , Sea Isle City and Stone Harbor. Like to Golf. 3 miles to Avalon Country Club or Shore Gate Golf Club. Like the Casinos. Easy access to the Garden State Parkway then a short ride to Atlantic City. Want to just stay at home and relax. Then enjoy the large deck in the fenced in back yard. Don't want to deal with maintenace. New Kitchen with Granite Countertops and Stainless Steel Appliances. New Bathrooms, Windows and Flooring. New Gas Furnace and Central Air. New Washer and Dryer New Garage Door with New Openers and Keypad. Feshly painted Garage Floor and stained rear Deck. Driveway can easily park 4 cars. Take advantage of the low interest rates to get the vacation home that you always wanted.

3. 2021-09-10
   soldstatus $330,000 Sold 922-char remark

   Show marketing remark (922 chars)

   Looking for a Summer home at the beach or an Airbnb but dont want to pay Beach prices, then you have found your home. Completely remodeled 3 bed 2 bath rancher with 2 car garage just off of Route 9 minutes from Avalon , Sea Isle City and Stone Harbor. Like to Golf. 3 miles to Avalon Country Club or Shore Gate Golf Club. Like the Casinos. Easy access to the Garden State Parkway then a short ride to Atlantic City. Want to just stay at home and relax. Then enjoy the large deck in the fenced in back yard. Don't want to deal with maintenace. New Kitchen with Granite Countertops and Stainless Steel Appliances. New Bathrooms, Windows and Flooring. New Gas Furnace and Central Air. New Washer and Dryer New Garage Door with New Openers and Keypad. Feshly painted Garage Floor and stained rear Deck. Driveway can easily park 4 cars. Take advantage of the low interest rates to get the vacation home that you always wanted.

4. 2021-09-09
   status Under Contract 922-char remark

   Show marketing remark (922 chars)

   Looking for a Summer home at the beach or an Airbnb but dont want to pay Beach prices, then you have found your home. Completely remodeled 3 bed 2 bath rancher with 2 car garage just off of Route 9 minutes from Avalon , Sea Isle City and Stone Harbor. Like to Golf. 3 miles to Avalon Country Club or Shore Gate Golf Club. Like the Casinos. Easy access to the Garden State Parkway then a short ride to Atlantic City. Want to just stay at home and relax. Then enjoy the large deck in the fenced in back yard. Don't want to deal with maintenace. New Kitchen with Granite Countertops and Stainless Steel Appliances. New Bathrooms, Windows and Flooring. New Gas Furnace and Central Air. New Washer and Dryer New Garage Door with New Openers and Keypad. Feshly painted Garage Floor and stained rear Deck. Driveway can easily park 4 cars. Take advantage of the low interest rates to get the vacation home that you always wanted.

5. 2021-09-09
   status Pending

   Show marketing remark (922 chars)

   Looking for a Summer home at the beach or an Airbnb but dont want to pay Beach prices, then you have found your home. Completely remodeled 3 bed 2 bath rancher with 2 car garage just off of Route 9 minutes from Avalon , Sea Isle City and Stone Harbor. Like to Golf. 3 miles to Avalon Country Club or Shore Gate Golf Club. Like the Casinos. Easy access to the Garden State Parkway then a short ride to Atlantic City. Want to just stay at home and relax. Then enjoy the large deck in the fenced in back yard. Don't want to deal with maintenace. New Kitchen with Granite Countertops and Stainless Steel Appliances. New Bathrooms, Windows and Flooring. New Gas Furnace and Central Air. New Washer and Dryer New Garage Door with New Openers and Keypad. Feshly painted Garage Floor and stained rear Deck. Driveway can easily park 4 cars. Take advantage of the low interest rates to get the vacation home that you always wanted.

6. 2021-09-09
   historical Under Contract 922-char remark

   Show marketing remark (922 chars)

   Looking for a Summer home at the beach or an Airbnb but dont want to pay Beach prices, then you have found your home. Completely remodeled 3 bed 2 bath rancher with 2 car garage just off of Route 9 minutes from Avalon , Sea Isle City and Stone Harbor. Like to Golf. 3 miles to Avalon Country Club or Shore Gate Golf Club. Like the Casinos. Easy access to the Garden State Parkway then a short ride to Atlantic City. Want to just stay at home and relax. Then enjoy the large deck in the fenced in back yard. Don't want to deal with maintenace. New Kitchen with Granite Countertops and Stainless Steel Appliances. New Bathrooms, Windows and Flooring. New Gas Furnace and Central Air. New Washer and Dryer New Garage Door with New Openers and Keypad. Feshly painted Garage Floor and stained rear Deck. Driveway can easily park 4 cars. Take advantage of the low interest rates to get the vacation home that you always wanted.

7. 2021-08-12
   listed $338,000 Active 922-char remark

   Show marketing remark (922 chars)

   Looking for a Summer home at the beach or an Airbnb but dont want to pay Beach prices, then you have found your home. Completely remodeled 3 bed 2 bath rancher with 2 car garage just off of Route 9 minutes from Avalon , Sea Isle City and Stone Harbor. Like to Golf. 3 miles to Avalon Country Club or Shore Gate Golf Club. Like the Casinos. Easy access to the Garden State Parkway then a short ride to Atlantic City. Want to just stay at home and relax. Then enjoy the large deck in the fenced in back yard. Don't want to deal with maintenace. New Kitchen with Granite Countertops and Stainless Steel Appliances. New Bathrooms, Windows and Flooring. New Gas Furnace and Central Air. New Washer and Dryer New Garage Door with New Openers and Keypad. Feshly painted Garage Floor and stained rear Deck. Driveway can easily park 4 cars. Take advantage of the low interest rates to get the vacation home that you always wanted.

8. 2021-08-12
   listed $338,000 Active 922-char remark

   Show marketing remark (922 chars)

   Looking for a Summer home at the beach or an Airbnb but dont want to pay Beach prices, then you have found your home. Completely remodeled 3 bed 2 bath rancher with 2 car garage just off of Route 9 minutes from Avalon , Sea Isle City and Stone Harbor. Like to Golf. 3 miles to Avalon Country Club or Shore Gate Golf Club. Like the Casinos. Easy access to the Garden State Parkway then a short ride to Atlantic City. Want to just stay at home and relax. Then enjoy the large deck in the fenced in back yard. Don't want to deal with maintenace. New Kitchen with Granite Countertops and Stainless Steel Appliances. New Bathrooms, Windows and Flooring. New Gas Furnace and Central Air. New Washer and Dryer New Garage Door with New Openers and Keypad. Feshly painted Garage Floor and stained rear Deck. Driveway can easily park 4 cars. Take advantage of the low interest rates to get the vacation home that you always wanted.

9. 2021-08-12
   listed $338,000 Active

   Show marketing remark (922 chars)

   Looking for a Summer home at the beach or an Airbnb but dont want to pay Beach prices, then you have found your home. Completely remodeled 3 bed 2 bath rancher with 2 car garage just off of Route 9 minutes from Avalon , Sea Isle City and Stone Harbor. Like to Golf. 3 miles to Avalon Country Club or Shore Gate Golf Club. Like the Casinos. Easy access to the Garden State Parkway then a short ride to Atlantic City. Want to just stay at home and relax. Then enjoy the large deck in the fenced in back yard. Don't want to deal with maintenace. New Kitchen with Granite Countertops and Stainless Steel Appliances. New Bathrooms, Windows and Flooring. New Gas Furnace and Central Air. New Washer and Dryer New Garage Door with New Openers and Keypad. Feshly painted Garage Floor and stained rear Deck. Driveway can easily park 4 cars. Take advantage of the low interest rates to get the vacation home that you always wanted.

10. 2007-03-23
    soldstatus $283,900
11. 2007-03-17
    soldstatus $283,900
12. 2007-02-07
    historical
13. 2006-08-10
    listed $289,900
14. 1991-12-16
    soldstatus $119,700
15. 1990-08-27
    soldstatus $95,000

ⓘ 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: $5,839 · $487/mo
• Projected year-2 tax: $7,128 · $594/mo
• Expected delta: +$1,288/yr (+$107/mo · 22.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,035
• − Mortgage interest: −$18,933
• − Property taxes: −$5,839
• − Insurance: −$1,690
• − Repairs & maintenance: −$2,963
• − Management: −$2,963
• − Depreciation: −$9,833
• Taxable loss: −$5,185
• Est. tax savings @ 24.0%: +$1,245
• After-tax cash flow: $1,703/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: Dennis Township School District
• NCES district ID: 3403840
• Math proficiency: 26% ▼ -27.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $72,052
• Composite: 31.16/100
• National rank: #6055
• State rank: #284 of 472 in NJ

Livability — South Seaville

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

Census & demographics

• City population: 53
• 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

+247.4% since first listed

15 events — show timeline

• 2021-10-04 Sold (Public Records) $330,000 Public Records
• 2021-09-10 Sold (MLS) $330,000 SJSRMLS
• 2021-09-10 Sold (MLS) $330,000 CMCMLS
• 2021-09-09 Pending — CMCMLS
• 2021-09-09 Pending — BRIGHT MLS
• 2021-09-09 Contingent — SJSRMLS
• 2021-08-12 Listed $338,000 BRIGHT MLS
• 2021-08-12 Listed $338,000 SJSRMLS
• 2021-08-12 Listed $338,000 CMCMLS
• 2007-03-23 Sold (MLS) $283,900 SJSRMLS
• 2007-03-17 Sold (Public Records) $283,900 Public Records
• 2007-02-07 Listing Removed — SJSRMLS
• 2006-08-10 Listed $289,900 SJSRMLS
• 1991-12-16 Sold (Public Records) $119,700 Public Records
• 1990-08-27 Sold (Public Records) $95,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $5,839 · +12.6% YoY. Source: county tax records.