3066 Rt 9 #246 · Seaville, NJ 08230

$29,000

1 bd · 1.0 ba · 500 sqft · SingleFamily · 225 Days on market

Built 1989 Fair condition $58/sqft · 12% below area Est $33k · 12% under ↓ 16% since listing

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Why this score? — see what drove the B 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
• ARV discount +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This park model with a Florida room site 246 is located at Echo Farms Campground. It only had one bedroom room right now but it use to have 2 , but can possibly 3. The owners were remodeling it but plans changed and they now have to sell their happy place. They already remodeled the bedroom and bathroom, so they slate is still clean for you. They are leaving the drywall they were going to use to possibly add a bedroom in the Florida room or where the living room area is. There was a room divider in the living room area . Echo Farms season is April 1st to October 26th. The seasonal lot fee is $7596. You can have guest without paying . You are allowed golf carts . What are you waiting for!

Key facts

• Remodeled bathroom
• Florida room
• Remodeled bedroom

Tags

• FLORIDA ROOM
• REMODELED BEDROOM
• REMODELED BATHROOM
• GOLF CARTS ALLOWED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $29k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Upper Township School District (suburban): math 33% / reading 62% proficiency, ranked #151 of 472 in NJ (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 76 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 $200 of loan paydown is wiped out by about $870 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Recommended offer $25,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 3.72% ✓
• Cap rate: 33.27%
• Cash-on-cash: 96.34%
• DSCR: 5.29
• GRM: 2.2

CMA / ARV

• ARV (median comp): $33,142
• List price: $29,000
• Delta: -12.50%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3066 Rt 9 #196	0.00mi	2/1.0 (+1)	500 (0%)	1mo	$15,000	$30	94
3066 Route 9 Unit 8	0.00mi	2/1.0 (+1)	500 (0%)	10mo	$27,000	$54	87
60 Corson Tavern Rd #148	0.19mi	2/1.0 (+1)	450 (-10%)	2mo	$36,000	$80	68

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: 97.3%
• Equity multiple: 5.54×
• Total profit: $36,839
• Equity at exit: $4,324

10-year hold

• IRR: 99.9%
• Equity multiple: 11.54×
• Total profit: $85,610
• Equity at exit: $2,507

Cash invested: $8,120 (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 08230

• Home prices YoY: -15.3%
• Active inventory: 76
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $652

Break-even live

Break-even rent $254

Max offer price $29,000

Occupancy floor 35%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $29,000 Active 225 DOM
2. 2026-06-18
   days on market $29,000 Active 224 DOM
3. 2026-06-17
   days on market $29,000 Active 223 DOM
4. 2026-06-16
   days on market $29,000 Active 222 DOM
5. 2026-06-15
   days on market $29,000 Active 221 DOM
6. 2026-06-14
   days on market $29,000 Active 219 DOM
7. 2026-06-13
   days on market $29,000 Active 218 DOM
8. 2026-06-10
   days on market $29,000 Active 216 DOM
9. 2026-06-09
   days on market $29,000 Active 215 DOM
10. 2026-06-08
    days on market $29,000 Active 214 DOM
11. 2026-06-07
    pricedays on market $29,000 Active 213 DOM
12. 2026-06-05
    days on market $32,000 Active 210 DOM
13. 2026-06-03
    days on market $32,000 Active 209 DOM
14. 2026-06-02
    days on market $32,000 Active 208 DOM
15. 2026-06-01
    days on market $32,000 Active 207 DOM
16. 2026-05-31
    days on market $32,000 Active 206 DOM
17. 2026-05-30
    days on market $32,000 Active 205 DOM
18. 2026-04-05
    price $36,000 701-char remark

    Show marketing remark (701 chars)

    This park model with a Florida room site 246 is located at Echo Farms Campground. It only had one bedroom room right now but it use to have 2 , but can possibly 3. The owners were remodeling it but plans changed and they now have to sell their happy place. They already remodeled the bedroom and bathroom, so they slate is still clean for you. They are leaving the drywall they were going to use to possibly add a bedroom in the Florida room or where the living room area is. There was a room divider in the living room area . Echo Farms season is April 1st to October 26th. The seasonal lot fee is $7596. You can have guest without paying . You are allowed golf carts . What are you waiting for!

19. 2026-04-05
    price $38,000 701-char remark

    Show marketing remark (701 chars)

    This park model with a Florida room site 246 is located at Echo Farms Campground. It only had one bedroom room right now but it use to have 2 , but can possibly 3. The owners were remodeling it but plans changed and they now have to sell their happy place. They already remodeled the bedroom and bathroom, so they slate is still clean for you. They are leaving the drywall they were going to use to possibly add a bedroom in the Florida room or where the living room area is. There was a room divider in the living room area . Echo Farms season is April 1st to October 26th. The seasonal lot fee is $7596. You can have guest without paying . You are allowed golf carts . What are you waiting for!

20. 2025-11-06
    listed $43,000 Active 701-char remark

    Show marketing remark (701 chars)

    This park model with a Florida room site 246 is located at Echo Farms Campground. It only had one bedroom room right now but it use to have 2 , but can possibly 3. The owners were remodeling it but plans changed and they now have to sell their happy place. They already remodeled the bedroom and bathroom, so they slate is still clean for you. They are leaving the drywall they were going to use to possibly add a bedroom in the Florida room or where the living room area is. There was a room divider in the living room area . Echo Farms season is April 1st to October 26th. The seasonal lot fee is $7596. You can have guest without paying . You are allowed golf carts . What are you waiting for!

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

Taxation est. · year 1

• Rental income: $12,947
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$844
• Taxable income: $7,827
• Est. tax owed @ 24.0%: −$1,879
• After-tax cash flow: $5,945/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

This park model requires moderate renovations to update the kitchen and exterior, with some minor repairs needed. The interior walls and carpet could use a fresh coat and replacement, respectively, to enhance the home's value.

Repairs flagged

• Moderate kitchen countertops — worn and dated
• Minor exterior siding — some peeling
• Minor windows — some screens missing

Value-add opportunities

• Resale update kitchen countertops — modernizes the space
• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace worn carpet — improves comfort and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · worn and dated	Moderate	$3,000–15,000
exterior siding · some peeling	Minor	$500–3,000
windows · some screens missing	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Resale update kitchen countertops — modernizes the space ↑
• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace worn carpet — improves comfort and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Upper Township School District
• NCES district ID: 3416650
• Math proficiency: 33% ▼ -33.00%
• Reading proficiency: 62% ▼ -16.00%
• Median HH income: $78,141
• Composite: 43.29/100
• National rank: #3040
• State rank: #151 of 472 in NJ

Livability — Seaville

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

Census & demographics

• Census place: Seaville, NJ
• City population: 5,998
• Population (ZIP): 5,998

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 6% Slovak 3% Iranian 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Other Indo-European 2% Spanish 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: ▼ -62.62%
• Current HPI: 347.2196
• 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

-16.3% since first listed

3 events — show timeline

• 2026-04-05 Price Changed $36,000 BRIGHT MLS
• 2026-04-05 Price Changed $38,000 BRIGHT MLS
• 2025-11-06 Listed $43,000 BRIGHT MLS