3305 Park Blvd #3 · Wildwood, NJ 08260

$559,900

4 bd · 2.5 ba · 1,588 sqft · Townhouse · 54 Days on market

Built 2003 Average condition Est $702k · 20% under

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Why this score? — see what drove the D+ 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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-level townhouse with a private garage is situated in a small four-unit association and offers all the space you need at a great price! The first level is an entryway with direct access to and from the private two-car garage. The main level features an open floor plan with a living room that leads to a private deck, full kitchen, a family room with dining area and sitting area, and a powder room. On the top level you will find the master suite with a private bath with tub and access to a second private deck, along with two additional bedrooms with a hallway bathroom, also with a tub. There is also a laundry closet on the top floor equipped with a full-size washer and dryer for your convenience. The unit is being sold furnished, including the washer and dryer. The condo association is small, has affordable monthly fees and is pet friendly. Condo fees are paid quarterly and are $600 per quarter. They include building insurance for fire, liability and flood, and outdoor lights and annual routine property maintenance. The owner pays their own gas, electric, water and sewer.

Key facts

• Private deck
• Open floor plan
• Private garage

Tags

• PRIVATE GARAGE
• OPEN FLOOR PLAN
• PRIVATE DECK
• LAUNDRY CLOSET
• PET FRIENDLY

Property features AI

Finance

• HOA & community: Condo fee of $600

Exterior

• Parking: Attached garage for 3 cars with concrete driveway
• Utilities: Public water; Public sewer; Gas hot water
• Home design: Condominium unit (unit 3); Corner location
• Exterior features: Deck/porch; Year-round usage; Owners allowed pets

Interior

• Kitchen: Range; Oven; Refrigerator; Dishwasher; Garbage disposal; Pantry
• Bedrooms: 4 bedrooms (unit 3 is a corner unit)
• Flooring: Wall-to-wall carpet
• Bathrooms: 2 full bathrooms and 1 half bath
• Heating & cooling: Natural gas forced air heating; Central electric air conditioning
• Interior features: Includes furniture; Living room, dining room, kitchen, pantry, laundry/utility room, and storage space; 10 total rooms; Wall-to-wall carpet in the unit; Foyer
• Laundry & utility: Washer and dryer included; Laundry/utility room

🏷️ Possibly a rental listed for sale. The $559,900 price doesn't fit this home's estimated sale value (~$701,896) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $560k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $513k (8.4% below list).
• Recommended offer: $513k (8.4% below list) — sets the bar for 1% rule.

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, crime F, cost of living 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.
• Zoned schools: Glenwood Avenue Elementary School (math 8% / reading 27%, grade F, #1,065 of 1,303 statewide, top 83%, 396 students, 89% FRL); Wildwood Middle School (math 12% / reading 22%, grade F, #409 of 431 statewide, top 95%, 172 students, 87% FRL); Wildwood High School (math 22% / reading 47%, grade F, #239 of 399 statewide, top 61%, 263 students, 69% FRL) — zoned schools at 82% FRL track the district average.
• Market conditions: 435 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 $4k of loan paydown is wiped out by about $17k 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.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($543k) 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.

Recommended offer $512,963 (8.4% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.92% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $701,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 E Poplar Ave #200	0.33mi	3/2.0 (-1)	1,600 (+1%)	2mo	$595,000	$372	75
220 E Poplar Ave #203	0.43mi	3/2.0 (-1)	1,544 (-3%)	2mo	$565,000	$366	66
146 Spencer #201	0.30mi	3/2.0 (-1)	1,444 (-9%)	1mo	$715,000	$495	63
4300 Atlantic Ave Unit D	0.61mi	3/2.5 (-1)	1,600 (+1%)	3mo	$715,000	$447	63
317 E 24th Ave Unit G	0.66mi	3/2.5 (-1)	1,584 (-0%)	2mo	$745,000	$470	62
415 W Cedar Ave Unit F	0.20mi	3/2.0 (-1)	1,376 (-13%)	3mo	$530,000	$385	59
326 W Roberts Ave Unit B	0.40mi	3/2.0 (-1)	1,413 (-11%)	3mo	$580,000	$410	54
201 E Pine Ave Unit A	0.32mi	3/2.0 (-1)	1,365 (-14%)	2mo	$580,777	$425	53
323 E Oak Ave #102	0.49mi	3/3.5 (-1)	1,746 (+10%)	1mo	$745,000	$427	51
327 E 25th Ave #205	0.62mi	3/2.0 (-1)	1,412 (-11%)	2mo	$780,000	$552	44
620 W Burk Ave #102	0.75mi	3/2.0 (-1)	1,480 (-7%)	3mo	$660,000	$446	44
510 W Burk Ave Unit B	0.63mi	3/2.0 (-1)	1,368 (-14%)	3mo	$604,000	$442	38

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-78,991
• Equity at exit: $83,483

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-53,456
• Equity at exit: $48,410

Cash invested: $156,772 (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: 435
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $5,130 medium
• Mortgage (P&I): −$2,936
• Tax est. 1.5%: −$700 /mo · $8,398/yr
• Insurance: −$233
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,077
• Net cashflow: $183

Break-even live

Break-even rent $4,898

Max offer price $559,900

Occupancy floor 91%

Sensitivity live

Price	-10% $570	-5% $377	+0% $183	+5% $-10	+10% $-204
Rent	-10% $-222	-5% $-20	+0% $183	+5% $386	+10% $588
Rate	-1.0pp $465	-0.5pp $325	base $183	+0.5pp $38	+1.0pp $-110

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: $139,975
• Closing costs: $16,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 E Lincoln Ave #104 Wildwood, NJ	3.0	2.5	1500	$4,750	$3.17	45d	1	0.28mi
142 E Youngs Ave Unit 1309014P Wildwood, NJ	3.0	1.5	1194	$5,873	$4.92	45d	1	0.43mi

Listing history 20 events

1. 2026-06-22
   days on market $559,900 Active 54 DOM
2. 2026-06-21
   days on market $559,900 Active 53 DOM
3. 2026-06-21
   days on market $559,900 Active 52 DOM
4. 2026-06-18
   days on market $559,900 Active 50 DOM
5. 2026-06-17
   days on market $559,900 Active 49 DOM
6. 2026-06-16
   days on market $559,900 Active 48 DOM
7. 2026-06-15
   days on market $559,900 Active 47 DOM
8. 2026-06-13
   days on market $559,900 Active 45 DOM
9. 2026-06-12
   days on market $559,900 Active 44 DOM
10. 2026-06-09
    days on market $559,900 Active 41 DOM
11. 2026-06-08
    days on market $559,900 Active 40 DOM
12. 2026-06-07
    days on market $559,900 Active 39 DOM
13. 2026-06-07
    days on market $559,900 Active 38 DOM
14. 2026-06-04
    days on market $559,900 Active 35 DOM
15. 2026-06-02
    days on market $559,900 Active 34 DOM
16. 2026-06-01
    days on market $559,900 Active 33 DOM
17. 2026-05-31
    days on market $559,900 Active 32 DOM
18. 2026-04-29
    listed $559,900 Active
19. 2026-03-26
    historical Withdrawn/Temp Off Market 1092-char remark

    Show marketing remark (1092 chars)

    This 3-level townhouse with a private garage is situated in a small four-unit association and offers all the space you need at a great price! The first level is an entryway with direct access to and from the private two-car garage. The main level features an open floor plan with a living room that leads to a private deck, full kitchen, a family room with dining area and sitting area, and a powder room. On the top level you will find the master suite with a private bath with tub and access to a second private deck, along with two additional bedrooms with a hallway bathroom, also with a tub. There is also a laundry closet on the top floor equipped with a full-size washer and dryer for your convenience. The unit is being sold furnished, including the washer and dryer. The condo association is small, has affordable monthly fees and is pet friendly. Condo fees are paid quarterly and are $600 per quarter. They include building insurance for fire, liability and flood, and outdoor lights and annual routine property maintenance. The owner pays their own gas, electric, water and sewer.

20. 2026-03-13
    listed $559,900 Active 1092-char remark

    Show marketing remark (1092 chars)

    This 3-level townhouse with a private garage is situated in a small four-unit association and offers all the space you need at a great price! The first level is an entryway with direct access to and from the private two-car garage. The main level features an open floor plan with a living room that leads to a private deck, full kitchen, a family room with dining area and sitting area, and a powder room. On the top level you will find the master suite with a private bath with tub and access to a second private deck, along with two additional bedrooms with a hallway bathroom, also with a tub. There is also a laundry closet on the top floor equipped with a full-size washer and dryer for your convenience. The unit is being sold furnished, including the washer and dryer. The condo association is small, has affordable monthly fees and is pet friendly. Condo fees are paid quarterly and are $600 per quarter. They include building insurance for fire, liability and flood, and outdoor lights and annual routine property maintenance. The owner pays their own gas, electric, water and sewer.

ⓘ 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: $61,556
• − Mortgage interest: −$31,363
• − Property taxes: −$8,398
• − Insurance: −$2,800
• − Repairs & maintenance: −$4,924
• − Management: −$4,924
• − Depreciation: −$16,288
• Taxable loss: −$7,142
• Est. tax savings @ 24.0%: +$1,714
• After-tax cash flow: $3,911/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

Average 55/100 Cosmetic rehab

This 3-level townhouse is in average condition with some cosmetic updates needed. The kitchen and bathroom are dated and could be modernized to increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom vanity — dated and in need of updating
• Minor landscaping — some overgrown vegetation

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters
• Both update bathroom vanity and fixtures — modernizing the bathroom would appeal to both buyers and renters
• Both landscaping — improved landscaping would enhance curb appeal and attract more potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom vanity · dated and in need of updating	Moderate	$3,000–15,000
landscaping · some overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen would appeal to both buyers and renters ↑
• Both update bathroom vanity and fixtures — modernizing the bathroom would appeal to both buyers and renters ↑
• Both landscaping — improved landscaping would enhance curb appeal and attract more potential 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: 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

+0.0% since first listed

3 events — show timeline

• 2026-04-29 Listed $559,900 CMCMLS
• 2026-03-26 Delisted — CMCMLS
• 2026-03-13 Listed $559,900 CMCMLS