2503 S Route 9 · Middle, NJ 08232

$89,999

2 bd · 1.0 ba · 750 sqft · Manufactured · 50 Days on market

Built 1973 Good condition

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy, coastal living in this stunning, nearly new 2025 Clayton Peridot (16' x 58') located in the highly desirable 55+ community of Edgewood Village. Offering 928 sq. ft. of well-designed living space, this home was built just one year ago and has been only lightly used, offering a modern, turn-key lifestyle at an incredibly affordable price point. The open-concept layout is highlighted by a spacious kitchen with a center island and bright, efficient LED lighting throughout. Designed for comfort and sustainability, this home features central AC and a high-efficiency water heater. Step outside to enjoy the beautiful front porch with clean white vinyl railings—the perfect spot to sip your morning coffee while taking in the quiet, wooded setting this park is known for. The property also includes a 1-year-old 6' x 8' storage shed for your beach gear. Situated among other newer, updated homes with highly responsive park management, you’ll enjoy true pride of ownership. Perfectly positioned just minutes from the sun-soaked beaches of the Wildwoods and the historic, gas-lamp-lit streets of Cape May. This home is priced to sell—fast!

Key facts

• Newer roof
• Remodeled kitchen
• Brand new windows

Tags

• CORNER LOT
• NEWER ROOF
• BRAND NEW WINDOWS
• NEW SEWER SERVICE LINE
• UPDATED TIE DOWNS
• REMODELED KITCHEN

Property features AI

Exterior

• Parking: Parking pad for 1 car; Concrete driveway
• Utilities: Private sewer; Private water; Electric hot water
• Home design: Vinyl exterior; House is listed for sale
• Construction: Vinyl siding
• Exterior features: Patio; Cable TV available; Sidewalks; Light blue exterior

Interior

• Kitchen: Range; Oven; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Electric cooling; Ceiling fan; Window AC
• Interior features: Vinyl flooring; Smoke/Fire detector; Partial furniture included; Window treatments included; Total of 7 rooms; Living room; Den / TV room; Eat-in kitchen; Pantry; Laundry / utility room; Crawl space basement
• Laundry & utility: Washer; Dryer; Laundry / utility room; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% 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.
• Middle Township Public School District (suburban): math 15% / reading 38% proficiency, ranked #372 of 472 in NJ (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 83 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $87,299 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.80% ✓
• Cap rate: 15.04%
• Cash-on-cash: 31.24%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.08×
• Total profit: $27,217
• Equity at exit: $13,419

10-year hold

• IRR: 33.7%
• Equity multiple: 4.08×
• Total profit: $77,594
• Equity at exit: $7,781

Cash invested: $25,200 (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 08232

• Home prices YoY: -17.3%
• Active inventory: 83
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $656

Break-even live

Break-even rent $787

Max offer price $89,999

Occupancy floor 54%

Sensitivity live

Price	-10% $718	-5% $687	+0% $656	+5% $625	+10% $594
Rent	-10% $528	-5% $592	+0% $656	+5% $720	+10% $784
Rate	-1.0pp $701	-0.5pp $679	base $656	+0.5pp $633	+1.0pp $609

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $89,999 Active 50 DOM
2. 2026-06-18
   days on market $89,999 Active 48 DOM
3. 2026-06-17
   days on market $89,999 Active 47 DOM
4. 2026-06-16
   days on market $89,999 Active 46 DOM
5. 2026-06-15
   days on market $89,999 Active 45 DOM
6. 2026-06-13
   days on market $89,999 Active 43 DOM
7. 2026-06-12
   days on market $89,999 Active 42 DOM
8. 2026-06-09
   days on market $89,999 Active 39 DOM
9. 2026-06-08
   days on market $89,999 Active 38 DOM
10. 2026-06-07
    days on market $89,999 Active 37 DOM
11. 2026-06-07
    days on market $89,999 Active 36 DOM
12. 2026-06-04
    days on market $89,999 Active 33 DOM
13. 2026-06-02
    days on market $89,999 Active 32 DOM
14. 2026-06-01
    days on market $89,999 Active 31 DOM
15. 2026-05-31
    days on market $89,999 Active 30 DOM
16. 2026-05-22
    soldstatus $170,000 Sold Coop by Member 1172-char remark

    Show marketing remark (1172 chars)

    Welcome to easy, coastal living in this stunning, nearly new 2025 Clayton Peridot (16' x 58') located in the highly desirable 55+ community of Edgewood Village. Offering 928 sq. ft. of well-designed living space, this home was built just one year ago and has been only lightly used, offering a modern, turn-key lifestyle at an incredibly affordable price point. The open-concept layout is highlighted by a spacious kitchen with a center island and bright, efficient LED lighting throughout. Designed for comfort and sustainability, this home features central AC and a high-efficiency water heater. Step outside to enjoy the beautiful front porch with clean white vinyl railings—the perfect spot to sip your morning coffee while taking in the quiet, wooded setting this park is known for. The property also includes a 1-year-old 6' x 8' storage shed for your beach gear. Situated among other newer, updated homes with highly responsive park management, you’ll enjoy true pride of ownership. Perfectly positioned just minutes from the sun-soaked beaches of the Wildwoods and the historic, gas-lamp-lit streets of Cape May. This home is priced to sell—fast!

17. 2026-05-01
    listed $89,999 Active
18. 2026-04-04
    status Under Contract 1172-char remark

    Show marketing remark (1172 chars)

    Welcome to easy, coastal living in this stunning, nearly new 2025 Clayton Peridot (16' x 58') located in the highly desirable 55+ community of Edgewood Village. Offering 928 sq. ft. of well-designed living space, this home was built just one year ago and has been only lightly used, offering a modern, turn-key lifestyle at an incredibly affordable price point. The open-concept layout is highlighted by a spacious kitchen with a center island and bright, efficient LED lighting throughout. Designed for comfort and sustainability, this home features central AC and a high-efficiency water heater. Step outside to enjoy the beautiful front porch with clean white vinyl railings—the perfect spot to sip your morning coffee while taking in the quiet, wooded setting this park is known for. The property also includes a 1-year-old 6' x 8' storage shed for your beach gear. Situated among other newer, updated homes with highly responsive park management, you’ll enjoy true pride of ownership. Perfectly positioned just minutes from the sun-soaked beaches of the Wildwoods and the historic, gas-lamp-lit streets of Cape May. This home is priced to sell—fast!

19. 2026-03-25
    listed $154,999 Active 1172-char remark

    Show marketing remark (1172 chars)

    Welcome to easy, coastal living in this stunning, nearly new 2025 Clayton Peridot (16' x 58') located in the highly desirable 55+ community of Edgewood Village. Offering 928 sq. ft. of well-designed living space, this home was built just one year ago and has been only lightly used, offering a modern, turn-key lifestyle at an incredibly affordable price point. The open-concept layout is highlighted by a spacious kitchen with a center island and bright, efficient LED lighting throughout. Designed for comfort and sustainability, this home features central AC and a high-efficiency water heater. Step outside to enjoy the beautiful front porch with clean white vinyl railings—the perfect spot to sip your morning coffee while taking in the quiet, wooded setting this park is known for. The property also includes a 1-year-old 6' x 8' storage shed for your beach gear. Situated among other newer, updated homes with highly responsive park management, you’ll enjoy true pride of ownership. Perfectly positioned just minutes from the sun-soaked beaches of the Wildwoods and the historic, gas-lamp-lit streets of Cape May. This home is priced to sell—fast!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥96°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 · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,411
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$2,618
• Taxable income: $6,846
• Est. tax owed @ 24.0%: −$1,643
• After-tax cash flow: $6,228/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 · 13 photos

Good 80/100 Cosmetic rehab

This 2-bedroom, 1-bathroom home in Edgewood Park Village is in good condition with recent updates and a well-maintained exterior. It offers a bright and inviting space with a recently remodeled kitchen and new windows, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and home value
• Rental Clean gutters — Keeps home in good condition and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and home value ↑
• Rental Clean gutters — Keeps home in good condition and prevents water damage ↑

ⓘ 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: Middle Township Public School District
• NCES district ID: 3410020
• Math proficiency: 15% ▼ -18.00%
• Reading proficiency: 38% ▼ -7.00%
• Median HH income: $59,228
• Composite: 24.09/100
• National rank: #7754
• State rank: #372 of 472 in NJ

Livability — Middle

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

Census & demographics

• Census place: Whitesboro, NJ
• Population (ZIP): 20,200

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 52% Black 33% Two or more races 22% White 6% Asian 3%
• Hispanic origin (detail): Mexican 15% Puerto Rican 12% Dominican 14%
• Common ancestry: Hispanic 1%
• Foreign-born: 30% · Canada, Jamaica, Vietnam
• Languages at home: 44% English-only · Spanish 48% French/Haitian/Cajun 5% Other Indo-European 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: ▼ -72.51%
• Current HPI: 346.2085
• 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

+9.7% since first listed

4 events — show timeline

• 2026-05-22 Sold (MLS) $170,000 CMCMLS
• 2026-05-01 Listed $89,999 CMCMLS
• 2026-04-04 Pending — CMCMLS
• 2026-03-25 Listed $154,999 CMCMLS