3066 Rt 9 · Seaville, NJ 08230

$65,000

2 bd · 1.0 ba · 400 sqft · Manufactured · 12 Days on market

Built 2005 Fair condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Start your summer fun in this well maintained, bright and spacious Park Model vacation home in Echo Farms Resorts in Ocean View NJ. Step into the large enclosed sunroom porch area to relax, read, or watch TV. Enter through the sliding glass doors to the bright kitchen and living area with plenty of windows with a cathedral ceiling. 1 bedroom with 2 upstairs lofts for additional guests. Newer roof, New Shed. All Furniture and 3 TV's are included. Owner has paid the 2026 lot rent for the season. Lot Rent is $7,596.00. Propane tank is also filled. Water and sewer included in the lot fee. Echo Farm Resorts offer many amenities for your summer fun. Outdoor Pool, Playground, Basketball Court, Volleyball, Laundry facilities on site and much more. Just minutes to Sea Isle City beaches. Close to shopping, boardwalks, restaurants, Atlantic City, Ocean City, Wildwood, and Historic Cape May. Easy access from Garden State Parkway and Route 9 South. Seasonal from April 1st to October 25

Key facts

• Community center
• Fully paved exterior
• Campground amenities

Tags

• WRAPAROUND DECK
• FULLY PAVED EXTERIOR
• SHORT WALK FROM POOL
• COMMUNITY CENTER
• BASKETBALL COURTS
• CAMPGROUND AMENITIES

Property features AI

Finance

• Financial info: Land lease payment of $7,568 annually; Approximately 1 year remaining on land lease

Exterior

• Parking: Other parking
• Utilities: Shared well water; Public septic
• Home design: Manufactured home; Land lease ownership
• Construction: Estimated year built; Finished area estimated at 400
• Exterior features: Community pool; Above-grade other structures

Interior

• Bedrooms: One bedroom on the main level; One bedroom on the first upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Central heating; Propane (leased) for heating; Central air conditioning; Cooling uses bottled gas; Hot water by propane
• Interior features: Furnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

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 $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 8y ago; this cycle's ask is 124% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $36k; list at $65k implies a 81% gain — meaningful room to come down on a strong offer.

Recommended offer $65,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.83% ✓
• Cap rate: 15.36%
• Cash-on-cash: 32.38%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (median comp): $26,275
• List price: $65,000
• Delta: 52.24%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.5%
• Equity multiple: 2.14×
• Total profit: $20,767
• Equity at exit: $9,692

10-year hold

• IRR: 35.0%
• Equity multiple: 4.21×
• Total profit: $58,437
• Equity at exit: $5,620

Cash invested: $18,200 (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 08230

• Home prices YoY: -15.3%
• Active inventory: 76
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $491

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 54%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-19
   days on market $65,000 Active 12 DOM
2. 2026-06-18
   days on market $65,000 Active 11 DOM
3. 2026-06-17
   days on market $65,000 Active 10 DOM
4. 2026-06-16
   days on market $65,000 Active 9 DOM
5. 2026-06-15
   days on market $65,000 Active 8 DOM
6. 2026-06-14
   days on market $65,000 Active 6 DOM
7. 2026-06-13
   pricedays on market $65,000 Active 5 DOM
8. 2026-06-10
   days on market $55,000 Active 3 DOM
9. 2026-06-09
   days on market $55,000 Active 2 DOM
10. 2026-06-07
    remarks 675-char remark
11. 2026-06-07
    pricedays on marketlisting id $55,000 Active 1 DOM
12. 2026-06-05
    days on market $39,000 Active 16 DOM
13. 2026-06-03
    days on market $39,000 Active 15 DOM
14. 2026-06-02
    days on market $39,000 Active 14 DOM
15. 2026-06-01
    days on market $39,000 Active 13 DOM
16. 2026-05-31
    days on market $39,000 Active 12 DOM
17. 2026-05-30
    days on market $39,000 Active 11 DOM
18. 2026-05-12
    listed $270,000 Active 867-char remark
19. 2026-04-15
    soldstatus $36,000 Sold Coop by Member 760-char remark
20. 2026-04-01
    soldstatus $39,000 Sold Non Member
21. 2026-04-01
    soldstatus $39,000 Sold
22. 2026-03-14
    price $44,900
23. 2026-03-14
    price $44,900
24. 2026-01-19
    listed $49,900 Active
25. 2026-01-19
    listed $49,900 Active
26. 2025-11-01
    historical Expired
27. 2025-10-18
    price $40,000 760-char remark
28. 2025-09-07
    listed $45,000 Active 760-char remark
29. 2025-07-10
    price $54,900
30. 2025-06-13
    listed $59,900 Active
31. 2025-05-19
    soldstatus $40,000 Closed
32. 2025-05-06
    listed $50,000 Active
33. 2024-07-02
    soldstatus $53,000 Sold In-House
34. 2024-06-25
    status Under Contract
35. 2024-05-23
    price $55,000
36. 2024-05-15
    soldstatus $42,000 Sold In-House
37. 2024-05-14
    status Under Contract
38. 2024-04-29
    price $50,000
39. 2024-03-22
    price $65,000
40. 2024-03-19
    price $65,000
41. 2024-03-01
    listed $75,000 Active
42. 2024-02-19
    listed $75,000 Active
43. 2022-06-30
    soldstatus $29,900 Sold
44. 2022-06-22
    historical Under Contract
45. 2022-05-03
    price $29,900
46. 2022-04-13
    listed $39,900 Active
47. 2019-04-12
    soldstatus $47,000 Sold
48. 2018-12-18
    listed $49,900 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: $14,284
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$1,891
• Taxable income: $5,167
• Est. tax owed @ 24.0%: −$1,240
• After-tax cash flow: $4,654/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 Moderate rehab

This manufactured home requires moderate renovations, focusing on appliances, fixtures, and flooring to improve its resale value.

Repairs flagged

• Major Appliances — Outdated and worn
• Major Bathroom fixtures — Dated appearance
• Minor Exterior siding — Some wear

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace carpeted flooring — New flooring improves aesthetics
• Resale Upgrade kitchen appliances — Modern appliances attract buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Appliances · Outdated and worn	Major	$15,000–50,000
Bathroom fixtures · Dated appearance	Major	$15,000–50,000
Exterior siding · Some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace carpeted flooring — New flooring improves aesthetics ↑
• Resale Upgrade kitchen appliances — Modern appliances attract buyers ↑

ⓘ 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

+30.3% since first listed

39 events — show timeline

• 2026-06-12 Price Changed $65,000 BRIGHT MLS
• 2026-06-12 Price Changed $69,500 SJSRMLS
• 2026-06-11 Listed $29,000 CMCMLS
• 2026-06-07 Listed $55,000 BRIGHT MLS
• 2026-06-06 Listed $65,000 CMCMLS
• 2026-05-19 Listed $73,500 SJSRMLS
• 2026-05-18 Listed $39,000 CMCMLS
• 2026-04-15 Sold (MLS) $36,000 CMCMLS
• 2026-04-06 Delisted — CMCMLS
• 2026-04-01 Sold (MLS) $39,000 SJSRMLS
• 2026-04-01 Sold (MLS) $39,000 CMCMLS
• 2026-03-14 Price Changed $44,900 SJSRMLS
• 2026-03-14 Price Changed $44,900 CMCMLS
• 2026-02-02 Listed $60,000 CMCMLS
• 2026-01-19 Listed $49,900 SJSRMLS
• 2026-01-19 Listed $49,900 CMCMLS
• 2025-11-01 Delisted — CMCMLS
• 2025-10-18 Price Changed $40,000 CMCMLS
• 2025-09-07 Listed $45,000 CMCMLS
• 2025-07-10 Price Changed $54,900 CMCMLS
• 2025-06-13 Listed $59,900 CMCMLS
• 2025-05-19 Sold (MLS) $40,000 BRIGHT MLS
• 2025-05-06 Listed $50,000 BRIGHT MLS
• 2024-07-02 Sold (MLS) $53,000 CMCMLS
• 2024-06-25 Pending — CMCMLS
• 2024-05-23 Price Changed $55,000 CMCMLS
• 2024-05-15 Sold (MLS) $42,000 CMCMLS
• 2024-05-14 Pending — CMCMLS
• 2024-04-29 Price Changed $50,000 CMCMLS
• 2024-03-22 Price Changed $65,000 CMCMLS
• 2024-03-19 Price Changed $65,000 CMCMLS
• 2024-03-01 Listed $75,000 CMCMLS
• 2024-02-19 Listed $75,000 CMCMLS
• 2022-06-30 Sold (MLS) $29,900 SJSRMLS
• 2022-06-22 Contingent — SJSRMLS
• 2022-05-03 Price Changed $29,900 SJSRMLS
• 2022-04-13 Listed $39,900 SJSRMLS
• 2019-04-12 Sold (MLS) $47,000 SJSRMLS
• 2018-12-18 Listed $49,900 SJSRMLS