209 Chicago Ave · Egg Harbor City, NJ 08215

$320,000

5 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 37 Days on market

Built 1960 7,405 sqft lot

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.4/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great opportunity to own an income generating duplex in the heart of Egg Harbor City. Both units are 2 beds, 1 bath. Exterior recently painted, two brand new natural gas heaters and water heaters, and newer roof and windows. Basement has inside access from rear unit, and also outside access. Rear unit tenants are moving out this weekend. Front unit is currently on a month-to-month lease. Updated photos coming when rear unit is vacant. This is an "as-is" sale. Lead Based Paint document is uploaded to associated docs.

Key facts

• 7,405 sq ft lot
• Built 1960
• Listed 36 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Owned by individual(s)
• Exterior features: No subdivision listed

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating: Other; Cooling: Other
• Interior features: No fireplaces; Basement present (type: Other)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $320k).
• Recommended offer: $310k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.7% in Egg Harbor City — 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 66/100 on livability (#353 in NJ) — a middle-class / working-renter tenant base. Strengths: health & safety A, housing B+, crime B; Watch: employment D, schools F, amenities F.
• Greater Egg Harbor Regional High School District (suburban): math 16% / reading 49% proficiency, ranked #319 of 472 in NJ (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 78 active listings in the ZIP; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• At $3,318/mo this rent would consume 49% of the median local household income ($81k/yr) (locally 484% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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 $208k; list at $320k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $310,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.04% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 8.0

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-28,625
• Equity at exit: $47,713

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $5,201
• Equity at exit: $27,668

Cash invested: $89,600 (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 08215

• Home prices YoY: -22.4%
• Active inventory: 78
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,318 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$446 /mo · $5,351/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $363

Break-even live

Break-even rent $2,857

Max offer price $320,000

Occupancy floor 84%

Sensitivity live

Price	-10% $545	-5% $454	+0% $363	+5% $273	+10% $182
Rent	-10% $101	-5% $232	+0% $363	+5% $495	+10% $626
Rate	-1.0pp $525	-0.5pp $445	base $363	+0.5pp $281	+1.0pp $196

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $320,000 Active 37 DOM
2. 2026-06-18
   days on market $320,000 Active 36 DOM
3. 2026-06-17
   days on market $320,000 Active 35 DOM
4. 2026-06-16
   days on market $320,000 Active 34 DOM
5. 2026-06-15
   days on market $320,000 Active 33 DOM
6. 2026-06-14
   days on market $320,000 Active 31 DOM
7. 2026-06-13
   days on market $320,000 Active 30 DOM
8. 2026-06-10
   days on market $320,000 Active 28 DOM
9. 2026-06-09
   days on market $320,000 Active 27 DOM
10. 2026-06-08
    days on market $320,000 Active 26 DOM
11. 2026-06-07
    days on market $320,000 Active 25 DOM
12. 2026-06-02
    days on market $320,000 Active 20 DOM
13. 2026-06-01
    days on market $320,000 Active 19 DOM
14. 2026-05-31
    days on market $320,000 Active 18 DOM
15. 2026-05-30
    days on market $320,000 Active 17 DOM
16. 2026-05-13
    listed $320,000 Active
17. 2026-05-13
    listed $320,000 Active 606-char remark
18. 2024-06-25
    soldstatus $208,000
19. 2024-03-28
    soldstatus $208,000 Sold

    Show marketing remark (533 chars)

    A great opportunity to own an income generating duplex in the heart of Egg Harbor City. Both units are 2 beds, 1 bath. Exterior recently painted, two brand new natural gas heaters and water heaters, and newer roof and windows. Basement has inside access from rear unit, and also outside access. Rear unit tenants are moving out this weekend. Front unit is currently on a month-to-month lease. Updated photos coming when rear unit is vacant. This is an "as-is" sale. Lead Based Paint document is uploaded to associated docs.

20. 2023-12-05
    historical Under Contract

    Show marketing remark (533 chars)

    A great opportunity to own an income generating duplex in the heart of Egg Harbor City. Both units are 2 beds, 1 bath. Exterior recently painted, two brand new natural gas heaters and water heaters, and newer roof and windows. Basement has inside access from rear unit, and also outside access. Rear unit tenants are moving out this weekend. Front unit is currently on a month-to-month lease. Updated photos coming when rear unit is vacant. This is an "as-is" sale. Lead Based Paint document is uploaded to associated docs.

21. 2023-11-18
    listed $209,000 Active

    Show marketing remark (533 chars)

    A great opportunity to own an income generating duplex in the heart of Egg Harbor City. Both units are 2 beds, 1 bath. Exterior recently painted, two brand new natural gas heaters and water heaters, and newer roof and windows. Basement has inside access from rear unit, and also outside access. Rear unit tenants are moving out this weekend. Front unit is currently on a month-to-month lease. Updated photos coming when rear unit is vacant. This is an "as-is" sale. Lead Based Paint document is uploaded to associated docs.

22. 1988-01-04
    soldstatus $41,000

ⓘ 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: $5,351 · $446/mo
• Projected year-2 tax: $6,659 · $555/mo
• Expected delta: +$1,309/yr (+$109/mo · 24.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,810
• − Mortgage interest: −$17,925
• − Property taxes: −$5,351
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,185
• − Management: −$3,185
• − Depreciation: −$9,309
• Taxable loss: −$744
• Est. tax savings @ 24.0%: +$179
• After-tax cash flow: $4,540/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: Greater Egg Harbor Regional High School District
• NCES district ID: 3406060
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $58,324
• Composite: 28.94/100
• National rank: #6629
• State rank: #319 of 472 in NJ

Livability — Egg Harbor City

• Score: 66/100
• State rank: #353
• US rank: #11600

Category grades

Amenities F Commute B- Cost of living B- Crime B Employment D Housing B+ Health & safety A User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Egg Harbor City, NJ
• County: Atlantic County · 143,611 people
• City population: 13,545
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 13,545
• Household income: $80,893
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 484.0

Population outlook (Atlantic County) Hauer SSP2

• Today (2025): 268,948 people
• By 2030: 264,497 · -1.7%
• By 2040: 252,261 · -6.2%
• By 2050: 237,846 · -11.6%
• By 2075: 210,650 · -21.7%
• By 2100: 180,234 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 19% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 6% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Atlantic

• 2024 margin: Toss-up / Even · D 47.7% · R 50.7% · Other 1.6%
• 2008→2024 swing: -18.1pp toward R · 2008: 15.1pp · 2024: -3.0pp
• All cycles: 2024: R+3.0 2020: D+6.7 2016: D+6.2 2012: D+17.2 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.92%
• Current HPI: 267.2078
• Rent YoY: —
• Metro: Atlantic City-Hammonton, NJ
• 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

+680.5% since first listed

7 events — show timeline

• 2026-05-13 Listed $320,000 MOMLS
• 2026-05-13 Listed $320,000 SJSRMLS
• 2024-06-25 Sold (Public Records) $208,000 Public Records
• 2024-03-28 Sold (MLS) $208,000 SJSRMLS
• 2023-12-05 Contingent — SJSRMLS
• 2023-11-18 Listed $209,000 SJSRMLS
• 1988-01-04 Sold (Public Records) $41,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $5,351 · +1.6% YoY. Source: county tax records.