165 Freemont Ave #516 · Woodbine, NJ 08270

$82,000

2 bd · 1.0 ba · 800 sqft · SingleFamily · 110 Days on market

Built 2008 Fair condition Est $113k · 27% under ↓ 29% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Appreciation +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome Home! This sun-drenched cottage, Unit #516, is located in the gated New Jersey shore community of Carol Lynn Resorts East in Woodbine. From April 1st to November 1st, enjoy seasonal resort-style living just minutes from the shore. Conveniently positioned near the front of the community, this home offers easy entry and exit. The covered front porch with durable composite decking provides a wonderful space to relax or entertain, surrounded by mature trees that offer shade on warm summer days. Inside, the open layout with vaulted ceilings creates a bright, welcoming feel, complemented by newer ceiling fans. The Florida room features Cape May wicker furniture, Levolor blinds, and a queen pull-out bed — perfect for hosting family and friends after a beach day. Large windows in the living and dining areas bring in plenty of natural light and enhance the coastal vibe. The kitchen is well equipped with a propane stove/oven combo, refrigerator, built-in microwave, double sink, garbage disposal, ample cabinetry, and a breakfast bar that seats four. A rare bonus — this unit includes a dishwasher, a stackable washer/dryer right off the kitchen and a tankless water heater for unlimited hot water. This fully furnished 2-bedroom home offers both front and rear bedrooms with built-in dressers, nightstands, and mirrored closets. The full bath includes a tub/shower combo, vanity, and skylight for added light. Carol Lynn Resorts East is an all-ages community near Belleplain State Forest and offers a pool, bathhouses, playground, and basketball court. There are no guest fees, and pets and golf carts are welcome. The sale also includes an 8' x 10' shed. Annual land lease is $9,300 (utilities not included). All buyers must be park approved. Don’t miss your chance to own this turnkey, fully furnished seasonal getaway — schedule your appointment today.

Key facts

• 2 parking spots
• Community pool
• Built 2008

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#498 in NJ) — a working-class tenant base; expect higher turnover. Strengths: crime A+; Watch: employment D, schools F, amenities F.
• Woodbine School District (rural): math 25% / reading 40% proficiency, ranked #552 of 612 in NJ (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 60 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 $567 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $74,620 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 2.37% ✓
• Cap rate: 20.43%
• Cash-on-cash: 50.47%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $112,800
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Fremont Ave #514	0.00mi	2/1.0	806 (+1%)	24mo	$113,250	$141	79
165 Fremont Ave #702	0.36mi	2/1.0	800 (0%)	13mo	$125,000	$156	73
165 Fremont Ave #508	0.36mi	1/1.0 (-1)	806 (+1%)	10mo	$82,000	$102	69

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: 48.2%
• Equity multiple: 3.10×
• Total profit: $48,248
• Equity at exit: $12,226

10-year hold

• IRR: 53.9%
• Equity multiple: 6.28×
• Total profit: $121,332
• Equity at exit: $7,090

Cash invested: $22,960 (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 08270

• Home prices YoY: -1.4%
• Active inventory: 60
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,940 medium
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $966

Break-even live

Break-even rent $717

Max offer price $82,000

Occupancy floor 45%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $82,000 Active 110 DOM
2. 2026-06-17
   days on market $82,000 Active 109 DOM
3. 2026-06-16
   days on market $82,000 Active 108 DOM
4. 2026-06-15
   days on market $82,000 Active 107 DOM
5. 2026-06-13
   days on market $82,000 Active 105 DOM
6. 2026-06-12
   days on market $82,000 Active 104 DOM
7. 2026-06-09
   days on market $82,000 Active 101 DOM
8. 2026-06-08
   days on market $82,000 Active 100 DOM
9. 2026-06-07
   days on market $82,000 Active 99 DOM
10. 2026-06-07
    days on market $82,000 Active 98 DOM
11. 2026-06-04
    days on market $82,000 Active 95 DOM
12. 2026-06-02
    days on market $82,000 Active 94 DOM
13. 2026-06-01
    days on market $82,000 Active 93 DOM
14. 2026-05-31
    days on market $82,000 Active 92 DOM
15. 2026-03-01
    listed $82,000 Active 1892-char remark

    Show marketing remark (1892 chars)

    Welcome Home! This sun-drenched cottage, Unit #516, is located in the gated New Jersey shore community of Carol Lynn Resorts East in Woodbine. From April 1st to November 1st, enjoy seasonal resort-style living just minutes from the shore. Conveniently positioned near the front of the community, this home offers easy entry and exit. The covered front porch with durable composite decking provides a wonderful space to relax or entertain, surrounded by mature trees that offer shade on warm summer days. Inside, the open layout with vaulted ceilings creates a bright, welcoming feel, complemented by newer ceiling fans. The Florida room features Cape May wicker furniture, Levolor blinds, and a queen pull-out bed — perfect for hosting family and friends after a beach day. Large windows in the living and dining areas bring in plenty of natural light and enhance the coastal vibe. The kitchen is well equipped with a propane stove/oven combo, refrigerator, built-in microwave, double sink, garbage disposal, ample cabinetry, and a breakfast bar that seats four. A rare bonus — this unit includes a dishwasher, a stackable washer/dryer right off the kitchen and a tankless water heater for unlimited hot water. This fully furnished 2-bedroom home offers both front and rear bedrooms with built-in dressers, nightstands, and mirrored closets. The full bath includes a tub/shower combo, vanity, and skylight for added light. Carol Lynn Resorts East is an all-ages community near Belleplain State Forest and offers a pool, bathhouses, playground, and basketball court. There are no guest fees, and pets and golf carts are welcome. The sale also includes an 8' x 10' shed. Annual land lease is $9,300 (utilities not included). All buyers must be park approved. Don’t miss your chance to own this turnkey, fully furnished seasonal getaway — schedule your appointment today.

16. 2026-02-15
    historical $82,000 1892-char remark

    Show marketing remark (1892 chars)

    Welcome Home! This sun-drenched cottage, Unit #516, is located in the gated New Jersey shore community of Carol Lynn Resorts East in Woodbine. From April 1st to November 1st, enjoy seasonal resort-style living just minutes from the shore. Conveniently positioned near the front of the community, this home offers easy entry and exit. The covered front porch with durable composite decking provides a wonderful space to relax or entertain, surrounded by mature trees that offer shade on warm summer days. Inside, the open layout with vaulted ceilings creates a bright, welcoming feel, complemented by newer ceiling fans. The Florida room features Cape May wicker furniture, Levolor blinds, and a queen pull-out bed — perfect for hosting family and friends after a beach day. Large windows in the living and dining areas bring in plenty of natural light and enhance the coastal vibe. The kitchen is well equipped with a propane stove/oven combo, refrigerator, built-in microwave, double sink, garbage disposal, ample cabinetry, and a breakfast bar that seats four. A rare bonus — this unit includes a dishwasher, a stackable washer/dryer right off the kitchen and a tankless water heater for unlimited hot water. This fully furnished 2-bedroom home offers both front and rear bedrooms with built-in dressers, nightstands, and mirrored closets. The full bath includes a tub/shower combo, vanity, and skylight for added light. Carol Lynn Resorts East is an all-ages community near Belleplain State Forest and offers a pool, bathhouses, playground, and basketball court. There are no guest fees, and pets and golf carts are welcome. The sale also includes an 8' x 10' shed. Annual land lease is $9,300 (utilities not included). All buyers must be park approved. Don’t miss your chance to own this turnkey, fully furnished seasonal getaway — schedule your appointment today.

17. 2024-05-31
    historical
18. 2023-10-30
    listed $116,000 Active

ⓘ 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: $23,277
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$2,385
• Taxable income: $10,934
• Est. tax owed @ 24.0%: −$2,624
• After-tax cash flow: $8,964/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 · 12 photos

Fair 45/100 Cosmetic rehab

This home is in fair condition with cosmetic repairs and maintenance needed. It has potential for increased value with updates to the interior, landscaping, and HVAC/mechanicals.

Repairs flagged

• Minor Ceiling fans — Ceiling fans are present but not visible in the photos.
• Minor Furniture and decor — Furniture and decor appear outdated.
• Minor Paint — Paint appears faded in some areas.
• Minor Landscaping — No visible landscaping or curb appeal.

Value-add opportunities

• Both Painting and updating furniture and decor — Painting and updating furniture and decor can improve the home's appearance and appeal to potential buyers or renters.
• Both Landscaping — Landscaping can improve the home's curb appeal and increase its value.
• Both Ceiling fans — Ceiling fans can improve the home's comfort and energy efficiency, making it more appealing to potential buyers or renters.
• Both HVAC/mechanicals — Upgrading HVAC/mechanicals can improve the home's comfort and energy efficiency, making it more appealing to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Ceiling fans · Ceiling fans are present but not visible in the photos.	Minor	$500–3,000
Furniture and decor · Furniture and decor appear outdated.	Minor	$500–3,000
Paint · Paint appears faded in some areas.	Minor	$500–3,000
Landscaping · No visible landscaping or curb appeal.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Painting and updating furniture and decor — Painting and updating furniture and decor can improve the home's appearance and appeal to potential buyers or renters. ↑
• Both Landscaping — Landscaping can improve the home's curb appeal and increase its value. ↑
• Both Ceiling fans — Ceiling fans can improve the home's comfort and energy efficiency, making it more appealing to potential buyers or renters. ↑
• Both HVAC/mechanicals — Upgrading HVAC/mechanicals can improve the home's comfort and energy efficiency, making it more appealing to potential buyers or renters. ↑

ⓘ 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: Woodbine School District
• NCES district ID: 3418090
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 40% ▬ 0.00%
• Median HH income: $37,646
• Composite: 29.8/100
• National rank: #11712
• State rank: #552 of 612 in NJ

Livability — Woodbine

• Score: 59/100
• State rank: #498
• US rank: #20502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbine, NJ
• Population (ZIP): 8,239

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Two or more races 11% Black 6%
• Hispanic origin (detail): Puerto Rican 8% Cuban 1%
• Common ancestry: Romanian 5% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1% German/W. Germanic 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: ▼ -4.19%
• Current HPI: 300.6266
• 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

-29.3% since first listed

4 events — show timeline

• 2026-03-01 Listed $82,000 BRIGHT MLS
• 2026-02-15 Coming Soon $82,000 BRIGHT MLS
• 2024-05-31 Listing Removed — BRIGHT MLS
• 2023-10-30 Listed $116,000 BRIGHT MLS