3101 Boardwalk Unit 3003A-1 · Atlantic City, NJ
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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).
- ARV discount +12.8/15.0
- Cash flow +9.1/30.0
- 1% rule +5.3/10.0
- Condition / age +4.0/5.0
- Rent growth +3.9/5.0
- Livability +2.8/5.0
- DSCR +2.5/10.0
- Schools +2.4/10.0
- Appreciation +0.0/10.0
$199,000
3101 Boardwalk Unit 3003A-1 · Atlantic City, NJ 08401
1 bd · 1.5 ba · 872 sqft · Condo
· 220 Days on market
Built 1986
Garage
$228/sqft
· 12% below area
Est $226k · 12% under
$394/mo HOA · 19% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Key facts
- $394 HOA
- 679 garage spots
- Community pool
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.5-bath condo listed at $199k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
- To cash-flow at today's rent, offer at most $177k (11.2% below list).
- Meets the 1% rule at list price ($2k rent vs $199k).
- Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
- Cap rate 5.4% vs local median 3.7% in Atlantic 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 55/100 on livability (#525 in NJ) — a working-class tenant base; expect higher turnover. Strengths: health & safety A; Watch: commute D, crime F, amenities F.
- Atlantic City School District (urban): math 9% / reading 26% proficiency, ranked #454 of 472 in NJ (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
- Zoned schools: Sovereign Avenue School (math 16% / reading 34%, grade F, #862 of 1,303 statewide, top 67%, 698 students, 91% FRL); Atlantic City High School (math 12% / reading 32%, grade F, #346 of 399 statewide, top 88%, 1,764 students, 80% FRL) — zoned schools at 86% FRL track the district average.
- Market conditions: Rents rising fast (+5.5%/yr); 845 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 30d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
- At $2,045/mo this rent would consume 60% of the median local household income ($41k/yr) — 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 $1k of loan paydown is wiped out by about $6k 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 220 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
Recommended offer
$175,120
(12.0% below list)
Questions for the listing agent
- What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
- It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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?
- 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.
- 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.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 1.03% ✓
- Cap rate
- 5.37%
- Cash-on-cash
- -3.31%
- DSCR
- 0.85
- GRM
- 8.1
CMA / ARV
- ARV (median comp)
- $225,609
- List price
- $199,000
- Delta
- -11.79%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 3101 Boardwalk #2110-2 | 0.00mi | 1/1.5 | 872 (0%) | 0mo | $119,000 | $136 | 100 |
| 3101 Boardwalk #2903B-1 | 0.00mi | 1/1.5 | 872 (0%) | 1mo | $225,000 | $258 | 100 |
| 3101 BOARDWALK #1706-1 | 0.00mi | 1/1.5 | 872 (0%) | 1mo | $114,000 | $131 | 99 |
| 3101 Boardwalk #1404-1 | 0.00mi | 1/1.5 | 978 (+12%) | 3mo | $165,000 | $169 | 77 |
| 3101 Boardwalk #2409-2 | 0.00mi | 1/1.5 | 1,060 (+22%) | 2mo | $265,000 | $250 | 73 |
| 100 S Berkley Sq #2N | 0.90mi | 1/1.5 | 882 (+1%) | 3mo | $490,000 | $556 | 61 |
| 3851 Boardwalk #1103 | 0.44mi | 1/1.5 | 760 (-13%) | 0mo | $249,500 | $328 | 58 |
| 5000 Boardwalk #211 | 1.18mi | 1/1.5 | 953 (+9%) | 0mo | $320,000 | $336 | 49 |
| 3817 Ventnor Ave #409 | 0.48mi | 1/1.0 | 1,005 (+15%) | 1mo | $75,750 | $75 | 49 |
| 101 S PLAZA Pl #907 | 0.93mi | 1/1.0 | 960 (+10%) | 1mo | $347,500 | $362 | 45 |
| 3817 Ventnor #304 | 0.48mi | 2/2.0 (+1) | 1,021 (+17%) | 3mo | $85,000 | $83 | 43 |
| 2 Montgomery Ave Unit B1 | 1.00mi | 2/1.0 (+1) | 786 (-10%) | 1mo | $230,000 | $293 | 41 |
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 · 5.52% rent growth · sell at horizon
5-year hold
- IRR
- -18.0%
- Equity multiple
- 0.35×
- Total profit
- $-36,452
- Equity at exit
- $29,672
10-year hold
- IRR
- -4.9%
- Equity multiple
- 0.64×
- Total profit
- $-20,276
- Equity at exit
- $17,206
Cash invested: $55,720 (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.
Active competition Active MLS
- For sale now
- 11 active · 4 under contract
- Median asking
- $199,000 ($228/sqft)
- Median days on market
- 71 d
- This list price
- 36% of active listings are priced below it
- ARV vs active asking
- +13.4% above current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 08401
- Home prices YoY
- -7.0%
- Rents YoY
- 5.5%
- Active inventory
- 845
- Price-to-rent
- 8.1×
Monthly cashflow live
↻
- Estimated rent
- $2,045 high interval (Pro) →
- Mortgage (P&I)
- −$1,044
- Tax est. 1.5%
- −$249 /mo · $2,985/yr
- Insurance
- −$83
- HOA
- −$394
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$429
- Net cashflow
- $-154
Break-even live
Break-even rent
$2,240
Max offer price
$176,749
Occupancy floor
—
Sensitivity live
| Price | -10% $-16 | -5% $-85 | +0% $-154 | +5% $-223 | +10% $-291 |
|---|---|---|---|---|---|
| Rent | -10% $-315 | -5% $-235 | +0% $-154 | +5% $-73 | +10% $8 |
| Rate | -1.0pp $-54 | -0.5pp $-103 | base $-154 | +0.5pp $-205 | +1.0pp $-258 |
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
- $49,750
- Closing costs
- $5,970
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 40 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 3101 Boardwalk Unit 2802-A Atlantic City, NJ | 1.0 | 1.5 | 872 | $3,000 | $3.44 | 45d | 1 | 0.02mi |
| 3101 Boardwalk Unit 3209-2 Atlantic City, NJ | 1.0 | 1.5 | 1000 | $2,500 | $2.50 | 2d | 1 | 0.02mi |
| 3101 Boardwalk Unit 1911-2 Atlantic City, NJ | 1.0 | 1.5 | 900 | $2,150 | $2.39 | 2d | 1 | 0.02mi |
| 3101 Boardwalk Unit 1901-2 Atlantic City, NJ | 2.0 | 1.5 | 1060 | $2,500 | $2.36 | 10d | 1 | 0.02mi |
| 3101 Boardwalk Unit 2502 Atlantic City, NJ | 1.0 | 1.5 | 872 | $2,000 | $2.29 | 51d | 1 | 0.02mi |
| 3101 Boardwalk Unit 2502 Atlantic City, NJ | 1.0 | 1.5 | 872 | $2,000 | $2.29 | 1d | 1 | 0.02mi |
| 3101 Boardwalk Unit 904-1 Atlantic City, NJ | 2.0 | 1.5 | 978 | $2,450 | $2.51 | 10d | 1 | 0.06mi |
| 3101 Boardwalk Unit 1110-2 Atlantic City, NJ | 1.0 | 1.5 | 872 | $14,500 | $16.63 | 162d | 1 | 0.06mi |
| 3531 Pacific Ave Apt 7 Atlantic City, NJ | 1.0 | 1.0 | 750 | $1,600 | $2.13 | 51d | 1 | 0.24mi |
| 2834 Atlantic Ave Atlantic City, NJ | 1.0 | 1.0 | 823 | $1,688 | $2.05 | 154d | 3 | 0.25mi |
| 2834 Atlantic Ave Atlantic City, NJ | 1.0 | 1.0 | 639 | $1,675 | $2.62 | 162d | 3 | 0.25mi |
| 37 S Iowa Ave Atlantic City, NJ | 1.0–2.0 | 1.0 | 590 | $1,295 | $2.19 | 2d | 2 | 0.26mi |
| 3 S Iowa Ave Atlantic City, NJ | 1.0–2.0 | 1.0 | 327 | $1,340 | $4.09 | 2d | 1 | 0.29mi |
| 38 N Boston Ave Unit A Atlantic City, NJ | 2.0 | 2.0 | 800 | $1,400 | $1.75 | 0d | 1 | 0.33mi |
| 38 N Boston Ave Unit B Atlantic City, NJ | 2.0 | 2.0 | 800 | $1,400 | $1.75 | 10d | 1 | 0.33mi |
| 2612 Pacific Ave #2 Atlantic City, NJ | 2.0 | 1.0 | 750 | $1,550 | $2.07 | 2d | 1 | 0.37mi |
| 3813 Atlantic Ave Unit 1309001P Atlantic City, NJ | 1.0 | 2.0 | 592 | $4,333 | $7.32 | 154d | 1 | 0.42mi |
| 108 Lincoln Pl Apt A4 Atlantic City, NJ | 2.0 | 1.0 | 800 | $5,000 | $6.25 | 162d | 1 | 0.42mi |
| 3851 Boardwalk Atlantic City, NJ | 2.0 | 1.0–2.0 | 785 | $19,700 | $25.10 | 162d | 5 | 0.42mi |
| 3809 Ventnor Ave Unit A Atlantic City, NJ | 2.0 | 1.0 | 900 | $2,400 | $2.67 | 10d | 1 | 0.47mi |
| 3817 Ventnor Ave #812 Atlantic City, NJ | 1.0 | 1.0 | 525 | $1,500 | $2.86 | 51d | 1 | 0.48mi |
| 3817 Ventnor Ave #1004 Atlantic City, NJ | 2.0 | 2.0 | 1021 | $5,000 | $4.90 | 29d | 1 | 0.48mi |
| 21 S Windsor Ave Unit b1 Atlantic City, NJ | 2.0 | 1.0 | 640 | $1,650 | $2.58 | 154d | 1 | 0.61mi |
| 101 S Raleigh Ave Atlantic City, NJ | 2.0 | 1.0 | 735 | $10,125 | $13.78 | 154d | 7 | 0.67mi |
| 101 S Raleigh Ave Atlantic City, NJ | 2.0 | 1.0–1.5 | 613 | $1,588 | $2.59 | 10d | 5 | 0.67mi |
| 619 N Trenton Ave Unit 1 Atlantic City, NJ | 2.0 | 1.0 | 900 | $2,000 | $2.22 | 37d | 1 | 0.93mi |
| 2 S Montgomery Ave Unit B1 Atlantic City, NJ | 2.0 | 1.0 | 786 | $2,200 | $2.80 | 10d | 1 | 0.99mi |
| 1724 Atlantic Ave Unit B2 Atlantic City, NJ | 2.0 | 1.0 | 750 | $1,495 | $1.99 | 162d | 1 | 1.04mi |
| 4800 Boardwalk #1807 Ventnor City, NJ | 2.0 | 2.0 | 778 | $1,850 | $2.38 | 8d | 1 | 1.05mi |
| 4800 Boardwalk Ventnor City, NJ | 2.0 | 2.0 | 1195 | $1,775 | $1.49 | 33d | 2 | 1.05mi |
| 4800 Boardwalk Ventnor City, NJ | 1.0–2.0 | 1.5–2.0 | 789 | $1,650 | $2.09 | 37d | 2 | 1.05mi |
| 1710 Atlantic Ave Apt A Atlantic City, NJ | 2.0 | 1.0 | 600 | $4,500 | $7.50 | 162d | 1 | 1.06mi |
| 190 S Kentucky Ave Atlantic City, NJ | 1.0–2.0 | 1.0–2.0 | 780 | $1,600 | $2.05 | 1d | 1 | 1.14mi |
| 10 S New York Ave Unit 2-C Atlantic City, NJ | 1.0 | 1.0 | 550 | $1,650 | $3.00 | 10d | 1 | 1.21mi |
| 10 S New York Ave Unit 3-A Atlantic City, NJ | 2.0 | 2.0 | 600 | $2,350 | $3.92 | 10d | 1 | 1.21mi |
| 5101 Ventnor Ave Unit 2 Ventnor City, NJ | 2.0 | 1.0 | 1000 | $1,800 | $1.80 | 10d | 1 | 1.26mi |
| 16 N Hillside Ave Unit 2ND Ventnor City, NJ | 2.0 | 1.0 | 1100 | $2,000 | $1.82 | 8d | 1 | 1.31mi |
| 5200 Boardwalk Unit 10A Ventnor City, NJ | 1.0 | 2.0 | 1104 | $21,000 | $19.02 | 154d | 1 | 1.32mi |
| 19 S Weymouth Ave Apt 1A Ventnor City, NJ | 2.0 | 1.0 | 1000 | $1,995 | $2.00 | 51d | 1 | 1.32mi |
| 19 S Weymouth Ave Ventnor City, NJ | 2.0 | 1.0 | 1000 | $1,895 | $1.90 | 10d | 1 | 1.32mi |
Property features AI
Finance
- Other
- Pets allowed (cats and dogs)Washer/dryer hook up in unitCross streets: Pacific, Chelsea, MontplierDirections: Pacific Ave to Montplier and ChelseaBus stop within one mile
- HOA & community
- Monthly condo fee of $394.60On-site professional managementHOA covers common area maintenance, exterior building maintenance, pest control, management, sauna, security gate, sewer, trash and waterBuilding amenities include billiard room, concierge, elevator, exercise/fitness room, game room, gated community, hot tub, meeting room, indoor pool and sauna
Exterior
- Parking
- Covered parking in parking garageGarage door openerInside access to garageTotal garage/parking spaces: 679 (parking garage)
- Utilities
- Public waterPublic sewerMunicipal trash not provided
- Home design
- Condominium unit/flatHi-rise building (9+ floors)Building name: OCEAN CLUBEntry on level 30
- Construction
- Built using asphalt, block, concrete, Dryvit, masonry and metal sidingBuilding is not winterized
- Exterior features
- Community poolFederal flood zoneProperty manager on siteAbove-grade and below-grade structures notedTidal water: No
Interior
- Bedrooms
- One bedroom on the main level
- Bathrooms
- One full bathroomOne half bathroom
- Heating & cooling
- Heat pump with electric backupCentral air conditioningElectric heating fuelTankless hot water
- Interior features
- Tub/showerCeiling fan(s)Traditional floor planTwo or more common wallsNo basement
- Laundry & utility
- Washer/dryer hookups in unit
HOA detail $394/mo · $4,728/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-11-08days on market $199,000 Active 220 DOM
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2026-11-07days on market $199,000 Active 219 DOM
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2026-11-06days on market $199,000 Active 218 DOM
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2026-11-05days on market $199,000 Active 217 DOM
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2026-11-04days on market $199,000 Active 216 DOM
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2026-11-02days on market $199,000 Active 214 DOM
-
2026-11-01days on market $199,000 Active 213 DOM
-
2026-10-31days on market $199,000 Active 212 DOM
-
2026-10-30days on market $199,000 Active 211 DOM
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2026-10-29days on market $199,000 Active 210 DOM
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2026-10-28days on market $199,000 Active 209 DOM
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2026-10-27days on market $199,000 Active 208 DOM
-
2026-10-26days on market $199,000 Active 207 DOM
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2026-10-25days on market $199,000 Active 206 DOM
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2026-10-24days on market $199,000 Active 205 DOM
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2026-10-23days on market $199,000 Active 204 DOM
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2026-10-22days on market $199,000 Active 203 DOM
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2026-10-21days on market $199,000 Active 202 DOM
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2026-10-20days on market $199,000 Active 201 DOM
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2026-10-19days on market $199,000 Active 200 DOM
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2026-10-18days on market $199,000 Active 199 DOM
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2026-10-17days on market $199,000 Active 198 DOM
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2026-10-16days on market $199,000 Active 197 DOM
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2026-10-15days on market $199,000 Active 196 DOM
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2026-10-14days on market $199,000 Active 195 DOM
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2026-10-13days on market $199,000 Active 194 DOM
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2026-10-12days on market $199,000 Active 193 DOM
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2026-10-11days on market $199,000 Active 192 DOM
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2026-10-10days on market $199,000 Active 191 DOM
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2026-10-09days on market $199,000 Active 190 DOM
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2026-10-08days on market $199,000 Active 189 DOM
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2026-10-07days on market $199,000 Active 188 DOM
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2026-10-06days on market $199,000 Active 187 DOM
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2026-10-05days on market $199,000 Active 186 DOM
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2026-10-04days on market $199,000 Active 185 DOM
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2026-10-04days on market $199,000 Active 184 DOM
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2026-10-02days on market $199,000 Active 183 DOM
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2026-10-01days on market $199,000 Active 182 DOM
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2026-09-30days on market $199,000 Active 181 DOM
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2026-09-29days on market $199,000 Active 180 DOM
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2026-09-28days on market $199,000 Active 179 DOM
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2026-09-27days on market $199,000 Active 178 DOM
-
2026-09-26days on market $199,000 Active 177 DOM
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2026-09-25days on market $199,000 Active 176 DOM
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2026-09-24days on market $199,000 Active 175 DOM
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2026-09-24days on market $199,000 Active 174 DOM
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2026-09-22days on market $199,000 Active 173 DOM
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2026-09-20days on market $199,000 Active 171 DOM
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2026-09-19days on market $199,000 Active 170 DOM
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2026-09-18days on market $199,000 Active 169 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
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Taxation est. · year 1
- Rental income
- $24,539
- − Mortgage interest
- −$11,147
- − Property taxes
- −$2,985
- − Insurance
- −$995
- − Repairs & maintenance
- −$1,963
- − Management
- −$1,963
- − HOA
- −$4,728
- − Depreciation
- −$5,789
- Taxable loss
- −$5,032
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,208
- After-tax cash flow
- $-638/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
80/100
Cosmetic rehab
Est. rehab $4,360–$13,080 screening
This well-maintained, oceanfront condo is in good condition with a good view and a good location. It has some cosmetic updates needed to modernize the kitchen and bathroom.
Repairs flagged
- Minor kitchen cabinets — dated design
- Minor bathroom fixtures — dated design
- Minor kitchen appliances — functional but dated
Value-add opportunities
- Both update kitchen cabinets and appliances — modernizing kitchen will appeal to buyers and renters ↑
- Both update bathroom fixtures — modernizing bathroom will appeal to buyers and renters ↑
- Both paint interior walls — fresh paint will improve curb appeal and interior aesthetics ↑
- Both replace carpeting — new carpet will improve comfort and curb appeal ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 24/100
Zoned Schools
Elementary
Sovereign Avenue School
F
NJ #862/1,303
Nat'l #29,899/41,679
High
Atlantic City High School
F
NJ #346/399
Nat'l #13,673/17,239
Schools (NCES district)
- District
- Atlantic City School District
- NCES district ID
- 3400960
- Math proficiency
- 9% ▼ -12.00%
- Reading proficiency
- 26% ▼ -6.00%
- Median HH income
- $27,842
- Composite
- 13.66/100
- National rank
- #9504
- State rank
- #454 of 472 in NJ
D
Composite livability gradescore 55/100
Livability — Atlantic City
- Score
- 55/100
- State rank
- #525
- US rank
- #23095
Category grades
Amenities F
Commute D
Cost of living B-
Crime F
Employment F
Housing F
Health & safety A
User ratings C+
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Atlantic City, NJ
- County
- Atlantic County · 268,948 people
- City population
- 38,925
- Metro
- Atlantic City-Hammonton, NJ
- Population (ZIP)
- 38,925
- Household income
- $41,126
- Rent vs Own
- Severe rent burden
- 13% of renters
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
- Highly diverse neighborhood (Simpson 0.75)
- Race & ethnicity
- Hispanic / Latino 32% Black 32% Asian 16% White 16% Two or more races 11% Native American 2%
- Hispanic origin (detail)
- Mexican 10% Puerto Rican 8% Dominican 8%
- Languages at home
- 52% English-only · Spanish 30% Other Indo-European 8% Vietnamese 3%
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
- ▼ -26.82%
- Current HPI
- 353.7827
- Rent YoY
- ▲ 5.52%
- 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 |
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| Pharmaceuticals | 2 | $153B |
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| Technology | 2 | $21B |
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| Insurance | 2 | $20B |
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| Healthcare | 2 | $19B |
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| Financial Services | 1 | $70B |
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Price history
1 event — show timeline
- 2026-04-02 Listed $219,000 BRIGHT MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…