1535 Us 9 N Unit MARSH 327 · Middle, NJ 08210

$52,000

2 bd · 1.5 ba · 400 sqft · SingleFamily · 12 Days on market

Built 2006 Good 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
• 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

Welcome to Sea Pine Unit 327! This spacious and beautifully maintained retreat features 2 bedrooms, 1.5 bathrooms, an updated kitchen, and a bright, open living area. One of the most desirable features is the Florida room, providing extra space for relaxing and entertaining. The owners recently purchased a washer and dryer combo for over $1800, adding convenience and value. Outside, you’ll find a nice front deck where you can sit back and enjoy peaceful views of the park across the way. In the backyard, there is a gazebo and a brand-new shed and deck that have been purchased and are ready for installation. With the right price they will include the golf cart. The lot rent is $6900 a

Key facts

• Front deck
• Gazebo
• Florida room

Tags

• FLORIDA ROOM
• FRONT DECK
• GAZEBO
• NEW SHED
• NEW DECK
• SWIMMING POOL

Property features AI

Finance

• Other: Pets allowed with a number limit
• Financial info: Land lease amount approximately $6,900 per year; Land lease years remaining: 1; Lease considered: No
• HOA & community: Annual ground rent paid annually

Exterior

• Parking: Crushed stone parking; Other vehicle parking type
• Utilities: Shared well water; Public septic
• Home design: Manufactured home; Land lease ownership; Land lease with approximately 1 year remaining
• Construction: Year built estimated
• Exterior features: Community pool; Above-grade other structures; Not in a federal flood zone

Interior

• Kitchen: No specific appliances listed
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 half bathroom on the main level
• Heating & cooling: Ceiling heating; Roof-mounted cooling (electric); Propane heating (owned); Bottled gas hot water
• Interior features: Furnished; No basement
• Laundry & utility: On-site laundry available

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $52k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).

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: 144 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 $360 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $52,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 3.53% ✓
• Cap rate: 31.47%
• Cash-on-cash: 89.92%
• DSCR: 5.00
• GRM: 2.4

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: 90.6%
• Equity multiple: 5.20×
• Total profit: $61,090
• Equity at exit: $7,753

10-year hold

• IRR: 93.5%
• Equity multiple: 10.81×
• Total profit: $142,787
• Equity at exit: $4,496

Cash invested: $14,560 (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 08210

• Home prices YoY: -22.3%
• Active inventory: 144
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,836 medium
• Mortgage (P&I): −$273
• Tax est. 1.5%: −$65 /mo · $780/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $1,091

Break-even live

Break-even rent $455

Max offer price $52,000

Occupancy floor 36%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $52,000 Active 12 DOM
2. 2026-06-17
   days on market $52,000 Active 11 DOM
3. 2026-06-16
   days on market $52,000 Active 10 DOM
4. 2026-06-15
   days on market $52,000 Active 9 DOM
5. 2026-06-14
   price $52,000 Active 7 DOM
6. 2026-06-13
   days on market $58,000 Active 7 DOM
7. 2026-06-12
   days on market $58,000 Active 6 DOM
8. 2026-06-09
   days on market $58,000 Active 3 DOM
9. 2026-06-08
   days on market $58,000 Active 2 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $58,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $22,031
• − Mortgage interest: −$2,913
• − Property taxes: −$780
• − Insurance: −$260
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$1,513
• Taxable income: $13,041
• Est. tax owed @ 24.0%: −$3,130
• After-tax cash flow: $9,963/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 · 14 photos

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a well-maintained exterior and interior. It has a good roof and flooring, and the kitchen and bathroom are updated. The property is located in a desirable area with a nice front deck and a gazebo in the backyard. The home is move-in ready and would benefit from some exterior painting and landscaping improvements to further enhance its value.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers.
• Both Landscaping improvements — Enhancing the landscaping can improve both the resale and rental value by making the property more attractive.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve both the resale and rental value by making the property more attractive. ↑

ⓘ 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

• Population (ZIP): 17,278

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 8% Black 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Subsaharan African 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -100.23%
• Current HPI: 349.1624
• 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

1 event — show timeline

• 2026-06-06 Listed $58,000 BRIGHT MLS