111 W Roberts Ave · Wildwood, NJ 08260

$409,900

4 bd · 1.5 ba · 1,504 sqft · SingleFamily public records · 30 Days on market

Built 1931 Est $662k · 38% under

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks in Wildwood! This 4-bedroom, 1.5-bath single family home is a diamond in the rough, waiting for the right vision to bring it back to life. The home comes with a set of professionally designed renovation plans to raise home, put garage underneath, and reconfigure floorplan to a 4 bed, 2 bath home. With new development and revitalization projects all around, this is your chance to get in early and create your dream beach home – or develop a standout investment property. Square footage taken from tax records and should be verified by buyer prior to purchase. The property is being sold in its current condition, "AS IS. "

Key facts

• Built 1931
• Listed 30 days

Property features AI

Exterior

• Utilities: City water; City sewer; Natural gas hot water
• Home design: For sale
• Exterior features: Located 4 blocks from the bay; Located 4 blocks from the beach

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom; 1 lavatory
• Heating & cooling: Natural gas heating
• Interior features: Seven total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $410k.

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 ($5k rent vs $410k).
• Recommended offer: $404k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% 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; 2 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $12k 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 $115k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $100k; list at $410k implies a 310% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $403,751 (1.5% below list)

Questions for the listing agent

1. Built in 1931 — 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: 1.32% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.78%
• DSCR: 1.75
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $661,760
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3815 Arctic Ave	0.18mi	3/2.0 (-1)	1,560 (+4%)	11mo	$780,000	$500	70
505 W Pine Ave	0.55mi	4/2.0	1,500 (-0%)	3mo	$760,000	$507	69
4112 Park #2	0.15mi	3/2.0 (-1)	1,692 (+12%)	5mo	$645,000	$381	61
151 E Leaming Ave #200	0.46mi	4/2.0	1,630 (+8%)	2mo	$730,000	$448	60
114 E 26th Ave	0.70mi	4/2.0	1,416 (-6%)	2mo	$559,000	$395	54
207 W 26th Ave	0.71mi	3/2.0 (-1)	1,456 (-3%)	13mo	$800,000	$549	44
519 W Montgomery Ave Unit A	0.42mi	3/2.0 (-1)	1,278 (-15%)	16mo	$562,123	$440	35
120 W Poplar Ave	0.61mi	3/2.5 (-1)	1,680 (+12%)	12mo	$390,000	$232	32
122 W Magnolia Ave	0.57mi	3/2.0 (-1)	1,281 (-15%)	12mo	$503,000	$393	32

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $8,892
• Equity at exit: $61,117

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $105,422
• Equity at exit: $35,441

Cash invested: $114,772 (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: 6.3×

Monthly cashflow live

• Estimated rent: $5,429 medium
• Mortgage (P&I): −$2,150
• Tax from tax record: −$364 /mo · $4,364/yr
• Insurance: −$171
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,140
• Net cashflow: $1,179

Break-even live

Break-even rent $3,937

Max offer price $409,900

Occupancy floor 73%

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: $102,475
• Closing costs: $12,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.12mi
154 E Lincoln Ave #104 Wildwood, NJ	3.0	2.5	1500	$4,750	$3.17	43d	1	0.23mi

Listing history 12 events

1. 2026-06-04
   statusdays on market $409,900 Under Contract 30 DOM
2. 2026-06-02
   days on market $409,900 Active 29 DOM
3. 2026-06-01
   days on market $409,900 Active 28 DOM
4. 2026-05-31
   days on market $409,900 Active 27 DOM
5. 2026-05-04
   historical Withdrawn/Release Listing 659-char remark

   Show marketing remark (659 chars)

   Opportunity knocks in Wildwood! This 4-bedroom, 1.5-bath single family home is a diamond in the rough, waiting for the right vision to bring it back to life. The home comes with a set of professionally designed renovation plans to raise home, put garage underneath, and reconfigure floorplan to a 4 bed, 2 bath home. With new development and revitalization projects all around, this is your chance to get in early and create your dream beach home – or develop a standout investment property. Square footage taken from tax records and should be verified by buyer prior to purchase. The property is being sold in its current condition, "AS IS. "

6. 2026-05-04
   listed $409,900 Active

   Show marketing remark (659 chars)

   Opportunity knocks in Wildwood! This 4-bedroom, 1.5-bath single family home is a diamond in the rough, waiting for the right vision to bring it back to life. The home comes with a set of professionally designed renovation plans to raise home, put garage underneath, and reconfigure floorplan to a 4 bed, 2 bath home. With new development and revitalization projects all around, this is your chance to get in early and create your dream beach home – or develop a standout investment property. Square footage taken from tax records and should be verified by buyer prior to purchase. The property is being sold in its current condition, "AS IS. "

7. 2025-11-11
   listed $419,900 Active 659-char remark

   Show marketing remark (659 chars)

   Opportunity knocks in Wildwood! This 4-bedroom, 1.5-bath single family home is a diamond in the rough, waiting for the right vision to bring it back to life. The home comes with a set of professionally designed renovation plans to raise home, put garage underneath, and reconfigure floorplan to a 4 bed, 2 bath home. With new development and revitalization projects all around, this is your chance to get in early and create your dream beach home – or develop a standout investment property. Square footage taken from tax records and should be verified by buyer prior to purchase. The property is being sold in its current condition, "AS IS. "

8. 2025-10-23
   historical Expired 659-char remark

   Show marketing remark (659 chars)

   Opportunity knocks in Wildwood! This 4-bedroom, 1.5-bath single family home is a diamond in the rough, waiting for the right vision to bring it back to life. The home comes with a set of professionally designed renovation plans to raise home, put garage underneath, and reconfigure floorplan to a 4 bed, 2 bath home. With new development and revitalization projects all around, this is your chance to get in early and create your dream beach home – or develop a standout investment property. Square footage taken from tax records and should be verified by buyer prior to purchase. The property is being sold in its current condition, "AS IS. "

9. 2025-07-21
   price $419,900 659-char remark

   Show marketing remark (659 chars)

   Opportunity knocks in Wildwood! This 4-bedroom, 1.5-bath single family home is a diamond in the rough, waiting for the right vision to bring it back to life. The home comes with a set of professionally designed renovation plans to raise home, put garage underneath, and reconfigure floorplan to a 4 bed, 2 bath home. With new development and revitalization projects all around, this is your chance to get in early and create your dream beach home – or develop a standout investment property. Square footage taken from tax records and should be verified by buyer prior to purchase. The property is being sold in its current condition, "AS IS. "

10. 2025-06-30
    price $429,900 659-char remark

    Show marketing remark (659 chars)

    Opportunity knocks in Wildwood! This 4-bedroom, 1.5-bath single family home is a diamond in the rough, waiting for the right vision to bring it back to life. The home comes with a set of professionally designed renovation plans to raise home, put garage underneath, and reconfigure floorplan to a 4 bed, 2 bath home. With new development and revitalization projects all around, this is your chance to get in early and create your dream beach home – or develop a standout investment property. Square footage taken from tax records and should be verified by buyer prior to purchase. The property is being sold in its current condition, "AS IS. "

11. 2025-04-26
    listed $439,900 Active 659-char remark

    Show marketing remark (659 chars)

    Opportunity knocks in Wildwood! This 4-bedroom, 1.5-bath single family home is a diamond in the rough, waiting for the right vision to bring it back to life. The home comes with a set of professionally designed renovation plans to raise home, put garage underneath, and reconfigure floorplan to a 4 bed, 2 bath home. With new development and revitalization projects all around, this is your chance to get in early and create your dream beach home – or develop a standout investment property. Square footage taken from tax records and should be verified by buyer prior to purchase. The property is being sold in its current condition, "AS IS. "

12. 2005-03-16
    soldstatus $100,000

ⓘ 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: $4,364 · $364/mo
• Projected year-2 tax: $7,285 · $607/mo
• Expected delta: +$2,921/yr (+$243/mo · 66.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥95°F today · 19 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: $65,150
• − Mortgage interest: −$22,961
• − Property taxes: −$4,364
• − Insurance: −$7,168
• − Repairs & maintenance: −$5,212
• − Management: −$5,212
• − Depreciation: −$11,924
• Taxable income: $8,309
• Est. tax owed @ 24.0%: −$1,994
• After-tax cash flow: $12,148/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

+309.9% since first listed

8 events — show timeline

• 2026-05-04 Delisted — CMCMLS
• 2026-05-04 Listed $409,900 CMCMLS
• 2025-11-11 Listed $419,900 CMCMLS
• 2025-10-23 Delisted — CMCMLS
• 2025-07-21 Price Changed $419,900 CMCMLS
• 2025-06-30 Price Changed $429,900 CMCMLS
• 2025-04-26 Listed $439,900 CMCMLS
• 2005-03-16 Sold (Public Records) $100,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $4,364 · +2.8% YoY. Source: county tax records.