518 Monroe Ave · Woodbine, NJ 08270

$230,000

3 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 16 Days on market

Built 1955 0.36 ac lot Est $309k · 26% 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Appreciation +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Opportunity in Woodbine Borough, Cape May County! Attention Investors, contractors, and handy buyers! This property is situated on an oversized 157 x 100 lot and offers endless potential renovation, expansion or investment. Featuring 3 Bedrooms, 2 baths, this home is ready for someone with vision to bring it back to life. The photos provided have been virtually enhanced to illustrate te property's potential after improvements. Whether you are looking for your next project, a rental investment, or a home to customize to your own taste, this property presents an exciting opportunity. Conveniently located in Woodbine Borough with easy access to area amenities, shore destinations and major roadways. Property is being sold As-Is. Buyer responsible for all inspections, resale co, certifications and due diligence.

Key facts

• Easy access
• Endless potential
• Oversized lot

Tags

• OVERSIZED LOT
• ENDLESS POTENTIAL
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $227k (1.5% 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; 1 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 $2k of loan paydown is wiped out by about $7k 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 16 days — a 2% lower offer ($227k) 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.
• Current owner paid $60k; list at $230k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,550 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.09% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $309,120
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613 Madison Ave	0.12mi	3/2.0	1,372 (-7%)	16mo	$349,900	$255	70
413 Jackson Ave	0.38mi	3/2.0	1,448 (-2%)	19mo	$170,000	$117	64
225 Jefferson Ave	0.39mi	3/1.5	1,368 (-7%)	15mo	$134,000	$98	56
1121 Sumner Ave	0.68mi	2/1.0 (-1)	1,572 (+7%)	11mo	$330,000	$210	39

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-9,905
• Equity at exit: $34,294

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $26,642
• Equity at exit: $19,886

Cash invested: $64,400 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$244 /mo · $2,922/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $429

Break-even live

Break-even rent $1,956

Max offer price $230,000

Occupancy floor 78%

Sensitivity live

Price	-10% $560	-5% $495	+0% $429	+5% $364	+10% $299
Rent	-10% $232	-5% $331	+0% $429	+5% $528	+10% $627
Rate	-1.0pp $545	-0.5pp $488	base $429	+0.5pp $370	+1.0pp $309

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 Madison Ave Woodbine, NJ	3.0	1.5	1314	$2,500	$1.90	22d	1	0.08mi

Listing history 13 events

1. 2026-06-21
   days on market $230,000 Active 16 DOM
2. 2026-06-21
   days on market $230,000 Active 15 DOM
3. 2026-06-18
   days on market $230,000 Active 13 DOM
4. 2026-06-17
   days on market $230,000 Active 12 DOM
5. 2026-06-16
   days on market $230,000 Active 11 DOM
6. 2026-06-15
   days on market $230,000 Active 10 DOM
7. 2026-06-13
   days on market $230,000 Active 8 DOM
8. 2026-06-12
   days on market $230,000 Active 7 DOM
9. 2026-06-09
   days on market $230,000 Active 4 DOM
10. 2026-06-08
    days on market $230,000 Active 3 DOM
11. 2026-06-07
    days on market $230,000 Active 2 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $230,000 Active 1 DOM

ⓘ 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: $2,922 · $244/mo
• Projected year-2 tax: $4,325 · $360/mo
• Expected delta: +$1,402/yr (+$117/mo · 48.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 16 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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$12,884
• − Property taxes: −$2,922
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$6,691
• Taxable income: $1,553
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $4,781/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: 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

+271.0% since first listed

5 events — show timeline

• 2026-06-05 Listed $230,000 MOMLS
• 2026-06-05 Listed $230,000 BRIGHT MLS
• 1999-07-06 Sold (Public Records) $60,000 Public Records
• 1999-05-12 Sold (Public Records) $50,000 Public Records
• 1992-06-03 Sold (Public Records) $62,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $2,922 · +1.4% YoY. Source: county tax records.