631 W Montgomery Ave · Wildwood, NJ 08260

$699,900

2 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 30 Days on market

Built 1963 Est $475k · 47% over

---

Why this score? — see what drove the C 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Experience the best of back bay living at 631 W. Montgomery Ave. Perfectly positioned on a corner lot with views of Ottens Harbor, this charming 2-bedroom ranch captures the essence of laid-back Wildwood living. Inside, you’ll find a spacious living room and a large eat-in kitchen with a center island, ideal for gathering after a day on the water. Step outside to your private outdoor oasis featuring an in-ground pool, covered dining area, ample entertaining space, and a storage shed for all your beach and boating gear. Located in a sought-after Back Bay neighborhood, you’re just a short walk to Bunkers Marina on Post Creek, perfect for boating or docking your boat as well as Shi

Key facts

• In-ground pool
• Large eat-in kitchen
• Corner lot

Tags

• CORNER LOT
• VIEWS OF OTTENS HARBOR
• LARGE EAT-IN KITCHEN
• PRIVATE OUTDOOR OASIS
• IN-GROUND POOL
• COVERED DINING AREA

Property features AI

Exterior

• Parking: Other parking (see remarks)
• Utilities: Public / city water; Public / city sewer; On-demand hot water
• Home design: Vinyl exterior; Grey exterior color; Offered for sale
• Construction: Vinyl construction
• Exterior features: Patio; Built-in grill; Fenced yard; Storage building; In-ground pool

Interior

• Kitchen: Range / gas stove; Self-cleaning oven; Microwave; Refrigerator; Dishwasher; Eat-in kitchen
• Bedrooms: 2 bedrooms
• Flooring: Wood flooring; Tile flooring; Wall-to-wall carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Gas fireplace; Smoke/fire alarm / detector; Walk-in closet; Window treatments, curtains and blinds; Total of 5 rooms (includes living room, eat-in kitchen and other rooms); 1st floor master bedroom; Partial basement with inside entrance, crawl space and slab elements (see remarks)
• Laundry & utility: Washer and dryer; On-demand hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $700k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $700k).
• Recommended offer: $689k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 4 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 $21k 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 $196k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($689k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $700k implies a 1173% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $689,401 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.38% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.68%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $474,792
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
427 1/2 W Roberts Ave	0.30mi	2/1.0	1,044 (-4%)	14mo	$375,000	$359	68
504 W Oak Ave	0.46mi	3/2.0 (+1)	1,158 (+7%)	1mo	$700,000	$604	58
440 W Youngs Ave	0.31mi	3/2.0 (+1)	1,154 (+6%)	18mo	$505,000	$438	50
40 Morning Glory Rd	0.66mi	3/1.0 (+1)	1,100 (+2%)	18mo	$136,000	$124	47
15 Channel Dr	0.72mi	2/1.0	1,050 (-3%)	19mo	$170,000	$162	45
212 W Buttercup Rd	0.74mi	3/1.5 (+1)	1,100 (+2%)	13mo	$525,000	$477	45
4210 Arctic Ave	0.50mi	3/2.0 (+1)	954 (-12%)	7mo	$452,500	$474	42
404 W Pine Ave	0.61mi	2/1.5	948 (-12%)	13mo	$458,745	$484	37
29 Buttercup Rd	0.67mi	3/1.5 (+1)	950 (-12%)	8mo	$170,000	$179	34
113 W Hildreth Ave	0.73mi	2/2.5	940 (-13%)	19mo	$373,000	$397	22

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $64,313
• Equity at exit: $104,357

10-year hold

• IRR: 17.6%
• Equity multiple: 2.46×
• Total profit: $285,277
• Equity at exit: $60,515

Cash invested: $195,972 (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: 6.0×

Monthly cashflow live

• Estimated rent: $9,665 medium
• Mortgage (P&I): −$3,670
• Tax from tax record: −$459 /mo · $5,508/yr
• Insurance: −$292
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,030
• Net cashflow: $2,788

Break-even live

Break-even rent $6,136

Max offer price $699,900

Occupancy floor 66%

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: $174,975
• Closing costs: $20,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 W Burk Ave Unit A Wildwood, NJ	2.0	1.5	1248	$12,000	$9.62	44d	1	0.09mi
206 W Spencer Ave Wildwood, NJ	2.0	1.0	750	$2,000	$2.67	44d	1	0.49mi
142 E Youngs Ave Unit 1309014P Wildwood, NJ	3.0	1.5	1194	$5,873	$4.92	44d	1	0.72mi
154 E Lincoln Ave #104 Wildwood, NJ	3.0	2.5	1500	$4,750	$3.17	44d	1	0.76mi

Listing history 4 events

1. 2026-05-09
   status Under Contract
2. 2026-04-09
   listed $699,900 Active
3. 1999-11-12
   soldstatus $55,000
4. 1977-11-30
   soldstatus $17,000

ⓘ 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: $5,508 · $459/mo
• Projected year-2 tax: $11,468 · $956/mo
• Expected delta: +$5,960/yr (+$497/mo · 108.2%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% 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: $115,984
• − Mortgage interest: −$39,205
• − Property taxes: −$5,508
• − Insurance: −$8,618
• − Repairs & maintenance: −$9,279
• − Management: −$9,279
• − Depreciation: −$20,361
• Taxable income: $23,734
• Est. tax owed @ 24.0%: −$5,696
• After-tax cash flow: $27,761/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

+4017.1% since first listed

4 events — show timeline

• 2026-05-09 Pending — CMCMLS
• 2026-04-09 Listed $699,900 CMCMLS
• 1999-11-12 Sold (Public Records) $55,000 Public Records
• 1977-11-30 Sold (Public Records) $17,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $5,508 · +2.9% YoY. Source: county tax records.