4112 Park Blvd Unit G · Wildwood, NJ 08260

$669,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 13 Days on market

Built 2023 Est $569k · 17% over $625/mo HOA · 9% 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).

• Cash flow +22.9/30.0
• DSCR +7.4/10.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4112 Park Blvd. —you can move right in and be ready for the summer—an almost-new, beautifully designed modern condo offering style, comfort, and convenience. This stunning home features a private entrance that opens into a spacious great room with shaker-style cabinetry, a large kitchen island, stainless steel appliances, and a cozy family room fireplace. The dining area opens to a private deck where you can relax, enjoy the salt air, and soak in the sunshine that fills this bright and airy condo. The thoughtfully designed layout includes two generously sized bedrooms, a beautifully appointed full bath, and a luxurious primary suite complete with a large walk-in closet and spacious en-suite bath. Additional highlights include an efficient laundry room, a rear deck overlooking the pool and peaceful common area, and a shared garage with ample storage space. A private heated and air-conditioned workshop/storage room offers incredible versatility, while three garage entrances provide added convenience. Enjoy the covered patio overlooking the beautifully maintained common area and indoor pool, as well as the outdoor shower for easy beach-day cleanups. Located just across the street from the Byrne  Community center for exercise and recreation, and only two blocks from the bay, this exceptional property offers the perfect blend of coastal living and modern amenities. Don’t miss this incredible opportunity to own your private retreat at 4112  Park Blvd.

Key facts

• Designer kitchen
• Walk-in closet
• Private entrance

Tags

• HEATED POOL
• PRIVATE ENTRANCE
• DESIGNER KITCHEN
• ELECTRIC FIREPLACE
• WALK-IN CLOSET
• 220V OUTLET

Property features AI

Finance

• Other: Located in FEMA flood zone AE; Accessibility features: 36"+ wide halls, 32"+ wide doors, and multiple access exits; Ground rent paid annually; Building has one unit (single-unit building)
• HOA & community: Monthly HOA/condo fee includes common area maintenance, all ground fee, pool(s), reserve funds, snow removal, insurance, and lawn maintenance; Association amenities include common grounds, fencing, and swimming pool; Pets allowed with no pet restrictions

Exterior

• Parking: Attached garage (1 space) with garage door opener and additional storage area; One driveway space (concrete driveway); On-street parking; Two total garage and parking spaces
• Utilities: Public water; Public sewer; Natural gas available; Cable TV/internet service; Municipal trash service
• Home design: Condominium, garden-style building (1–4 floors); Unit/flat, single-floor unit; Entry level: 1; Three total stories in building; Shore Pro builder; Excellent condition; Shingle roof; Facing within a building that is winterized
• Construction: Cement siding; Concrete perimeter foundation; Year built (source: Assessor)
• Exterior features: Multiple balconies; Outside shower; Sidewalks; Underground lawn sprinkler; Backs to open common area; Poolside location with year-round access

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Self-cleaning oven; Gas range; Stainless steel appliances; Icemaker; Extra refrigerator/freezer; Instant hot water
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate plank flooring; Ceramic tile
• Bathrooms: Two full bathrooms on the main level; Master bath
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (natural gas); Ceiling fans; Instant hot water heater (tankless)
• Interior features: Open floor plan with combination kitchen and living area; Breakfast area; Kitchen island; Pantry; Recessed lighting; Crown moldings; Ceiling fans; Walk-in closets; Window treatments; Walk-in shower; 9'+ ceilings; Drywall walls and ceilings; No one above (no stacked unit above)
• Laundry & utility: Washer (front loading) included; Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $669k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $669k).
• Cap rate 8.4% 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 $5k of loan paydown is wiped out by about $20k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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.

Recommended offer $669,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $569,400
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 W Montgomery Ave Unit A	0.28mi	3/2.0	1,278 (-2%)	16mo	$562,123	$440	70
117 E Spicer Ave	0.26mi	4/1.5 (+1)	1,229 (-6%)	2mo	$452,500	$368	70
504 W Oak Ave	0.36mi	3/2.0	1,158 (-11%)	1mo	$700,000	$604	64
122 W Magnolia Ave	0.57mi	3/2.0	1,281 (-2%)	12mo	$503,000	$393	61
516 W Oak Ave	0.38mi	3/2.0	1,248 (-4%)	18mo	$855,000	$685	61
440 W Youngs Ave	0.16mi	3/2.0	1,154 (-11%)	18mo	$505,000	$438	59
428 W Pine Ave	0.42mi	2/2.0 (-1)	1,487 (+14%)	7mo	$600,000	$403	45
114 E 26th Ave	0.73mi	4/2.0 (+1)	1,416 (+9%)	2mo	$559,000	$395	45
207 W 26th Ave	0.70mi	3/2.0	1,456 (+12%)	13mo	$800,000	$549	37

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-33,423
• Equity at exit: $99,750

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $67,620
• Equity at exit: $57,843

Cash invested: $187,320 (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 08260

• Home prices YoY: -30.7%
• Active inventory: 431
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $7,243 medium
• Mortgage (P&I): −$3,508
• Tax from tax record: −$133 /mo · $1,600/yr
• Insurance: −$279
• HOA: −$625
• Vacancy / Maint / Mgmt: −$1,521
• Net cashflow: $1,176

Break-even live

Break-even rent $5,754

Max offer price $669,000

Occupancy floor 79%

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: $167,250
• Closing costs: $20,070
• 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	43d	1	0.30mi
154 E Lincoln Ave #104 Wildwood, NJ	3.0	2.5	1500	$4,750	$3.17	43d	1	0.34mi
611 W Burk Ave Unit A Wildwood, NJ	2.0	1.5	1248	$12,000	$9.62	43d	1	0.43mi

HOA detail

• Monthly dues: $625 · $7,500/yr
• Likely covers: pool

Listing history 11 events

1. 2026-06-18
   days on market $669,000 Active 13 DOM
2. 2026-06-17
   days on market $669,000 Active 12 DOM
3. 2026-06-16
   days on market $669,000 Active 11 DOM
4. 2026-06-15
   days on market $669,000 Active 10 DOM
5. 2026-06-13
   days on market $669,000 Active 8 DOM
6. 2026-06-12
   days on market $669,000 Active 7 DOM
7. 2026-06-09
   days on market $669,000 Active 4 DOM
8. 2026-06-08
   days on market $669,000 Active 3 DOM
9. 2026-06-07
   days on market $669,000 Active 2 DOM
10. 2026-06-07
    remarks 687-char remark
11. 2026-06-07
    listed $669,000 Active 1 DOM

ⓘ 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: $1,600 · $133/mo
• Projected year-2 tax: $9,129 · $761/mo
• Expected delta: +$7,529/yr (+$627/mo · 470.5%)

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

Taxation est. · year 1

• Rental income: $86,913
• − Mortgage interest: −$37,474
• − Property taxes: −$1,600
• − Insurance: −$3,345
• − Repairs & maintenance: −$6,953
• − Management: −$6,953
• − HOA: −$7,500
• − Depreciation: −$19,462
• Taxable income: $3,625
• Est. tax owed @ 24.0%: −$870
• After-tax cash flow: $13,246/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 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

+187.1% since first listed

10 events — show timeline

• 2026-06-05 Listed $669,000 BRIGHT MLS
• 2026-06-03 Listed $669,000 CMCMLS
• 2025-06-09 Listing Removed — BRIGHT MLS
• 2025-05-27 Listed $650,000 BRIGHT MLS
• 2023-05-09 Sold (Public Records) $619,000 Public Records
• 2023-04-27 Sold (Public Records) $585,000 Public Records
• 2021-03-02 Listing Removed — BRIGHT MLS
• 2021-02-05 Listed $199,900 BRIGHT MLS
• 2003-10-28 Sold (Public Records) $367,000 Public Records
• 2003-08-13 Sold (Public Records) $233,000 Public Records

Property tax history

-4.0%/yr

Latest (2022): $1,600 · +2.8% YoY. Source: county tax records.