2 S Hartford Ave Unit C1 · Atlantic City, NJ 08401

$84,999

1 bd · 1.0 ba · 606 sqft · Condo public records · 4 Days on market

Built 1960 $505/mo HOA · 29% of rent

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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 +27.8/30.0
• 1% rule +10.0/10.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOA ASSESSMENT PAID IN FULL BY SELLER! The seller is moving across the country, creating an incredible opportunity to own this spacious 600+ sq ft, 1-bedroom, 1-bathroom beach block condo. Located in the desirable University District, 2 S. Hartford is directly across the street from O'Donnell Park and right next door to the historic Knife & Fork Inn—just one block from the beach and boardwalk! Unit C1 features a bright layout with unobstructed ocean views right from your window. Enjoy easy, predictable living with an inclusive HOA fee that covers heat, water, sewer, and building maintenance; the owner is only responsible for electric. Set in a charming elevator building steps from Stockton University, SJ Gas headquarters, dining, nightlife and everything that the highly sought after Chelsea section of the city has to offer with more coming!. Perfect as a shore getaway, primary residence, or investment. Schedule your tour today!

Key facts

• Beach block condo
• Elevator building
• $505 HOA

Tags

• BEACH BLOCK CONDO
• UNOBSTRUCTED OCEAN VIEWS
• ELEVATOR BUILDING
• NEXT DOOR TO KNIFE & FORK INN
• STEPS FROM STOCKTON UNIVERSITY

Property features AI

Finance

• Other: Property manager present; Pets allowed with no pet restrictions; Federal flood zone
• HOA & community: Monthly association fee of $505; Association fees include common area maintenance, heat, management, trash, water and sewer

Exterior

• Parking: Directions to property: from Albany Ave - Turn left on Pacific, right on Hartford; building on corner
• Utilities: Public water; Public sewer; Natural gas available; Electric available; Cable TV available; Phone service available; Natural gas hot water
• Home design: Condominium unit (Unit/Flat); Mid-rise building (5–8 floors), 6 total stories; Entry on 3rd floor; Flat roof; Faces waterfront (water view)
• Construction: Brick construction; Double-hung windows; Estimated year built
• Exterior features: Ocean-oriented location with Atlantic Ocean view; Oceanblock location; Building not winterized; Above-grade other structures

Interior

• Kitchen: Refrigerator; Gas oven/range; Kitchen island; Eat-in and galley kitchen layouts; Breakfast area
• Bedrooms: One bedroom on the main level
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Hot water heating (natural gas); Radiator and radiant heating; Ceiling fans for cooling; Electric cooling components
• Interior features: Tub with shower; Breakfast area; Ceiling fan(s); Combination dining and living area; Crown moldings; Elevator access; Family room off the kitchen; Eat-in kitchen; Galley kitchen layout; Kitchen island; Ocean-front master bedroom; Window treatments; Wood floors; 9'+ high ceilings; Plaster walls
• Laundry & utility: Common laundry (no washer/dryer in unit)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 9.9% 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, schools F, crime 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.
• Market conditions: Rents rising fast (+5.5%/yr); 482 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• At $1,761/mo this rent would consume 51% of the median local household income ($41k/yr) (locally 3414% 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 $587 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $84,999

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.07% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.52% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.32×
• Total profit: $7,599
• Equity at exit: $12,674

10-year hold

• IRR: 20.4%
• Equity multiple: 3.06×
• Total profit: $49,031
• Equity at exit: $7,349

Cash invested: $23,800 (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 08401

• Home prices YoY: -7.0%
• Rents YoY: 5.5%
• Active inventory: 482
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,761 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$147 /mo · $1,768/yr
• Insurance: −$35
• HOA: −$505
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $258

Break-even live

Break-even rent $1,435

Max offer price $84,999

Occupancy floor 80%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3813 Atlantic Ave Unit 1309001P Atlantic City, NJ	1.0	2.0	592	$4,333	$7.32	13d	1	0.17mi
3851 Boardwalk Atlantic City, NJ	2.0	1.0–2.0	785	$19,700	$25.10	21d	5	0.22mi
21 S Windsor Ave Unit b1 Atlantic City, NJ	2.0	1.0	640	$1,650	$2.58	13d	1	0.35mi
2834 Atlantic Ave Atlantic City, NJ	1.0	1.0	639	$1,675	$2.62	21d	3	0.42mi
101 S Raleigh Ave Atlantic City, NJ	2.0	1.0	735	$10,125	$13.78	13d	7	0.45mi
101 S Victoria Ave Unit B1 Ventnor City, NJ	1.0	1.0	550	$2,100	$3.82	13d	1	1.16mi
1724 Atlantic Ave Unit B2 Atlantic City, NJ	2.0	1.0	750	$1,495	$1.99	21d	1	1.27mi
1710 Atlantic Ave Apt A Atlantic City, NJ	2.0	1.0	600	$4,500	$7.50	21d	1	1.29mi

HOA detail condo

• Monthly dues: $505 · $6,060/yr
• Likely covers: watersewergaselectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-19
   days on market $84,999 Active 4 DOM
2. 2026-06-18
   days on market $84,999 Active 3 DOM
3. 2026-06-17
   days on market $84,999 Active 2 DOM
4. 2026-06-15
   days on marketlisting id $84,999 Active 1 DOM
5. 2026-06-15
   days on market $84,999 Active 2 DOM
6. 2026-06-14
   remarks 689-char remark
7. 2026-06-14
   pricedays on marketlisting id $84,999 Active 1 DOM
8. 2026-05-19
   price $94,900 823-char remark

   Show marketing remark (823 chars)

   BEACH BLOCK CONDO!!! Attention investors and beach condo buyers—don’t miss this opportunity! Exceptional opportunity to own a one-bedroom unit just one block from the beach and boardwalk! OCEAN VIEWS FROM BEDROOM & BATHROOM! Located in a well-maintained, character-filled building with elevator access, this move-in ready unit features a functional open layout flowing into the kitchen and offers ocean views from the bedroom. Conveniently situated near Stockton University, Knife & Fork Inn, and O’Donnell Memorial Park, the property also benefits from an association fee that includes all utilities except electricity. Ideal as a beach getaway, investment property, or affordable primary residence, this turnkey unit offers strong value in a prime location—schedule your showing today!

9. 2026-05-12
   price $99,900 823-char remark

   Show marketing remark (823 chars)

   BEACH BLOCK CONDO!!! Attention investors and beach condo buyers—don’t miss this opportunity! Exceptional opportunity to own a one-bedroom unit just one block from the beach and boardwalk! OCEAN VIEWS FROM BEDROOM & BATHROOM! Located in a well-maintained, character-filled building with elevator access, this move-in ready unit features a functional open layout flowing into the kitchen and offers ocean views from the bedroom. Conveniently situated near Stockton University, Knife & Fork Inn, and O’Donnell Memorial Park, the property also benefits from an association fee that includes all utilities except electricity. Ideal as a beach getaway, investment property, or affordable primary residence, this turnkey unit offers strong value in a prime location—schedule your showing today!

10. 2026-05-06
    price $104,900 823-char remark

    Show marketing remark (823 chars)

    BEACH BLOCK CONDO!!! Attention investors and beach condo buyers—don’t miss this opportunity! Exceptional opportunity to own a one-bedroom unit just one block from the beach and boardwalk! OCEAN VIEWS FROM BEDROOM & BATHROOM! Located in a well-maintained, character-filled building with elevator access, this move-in ready unit features a functional open layout flowing into the kitchen and offers ocean views from the bedroom. Conveniently situated near Stockton University, Knife & Fork Inn, and O’Donnell Memorial Park, the property also benefits from an association fee that includes all utilities except electricity. Ideal as a beach getaway, investment property, or affordable primary residence, this turnkey unit offers strong value in a prime location—schedule your showing today!

11. 2026-04-28
    price $109,900 823-char remark

    Show marketing remark (823 chars)

    BEACH BLOCK CONDO!!! Attention investors and beach condo buyers—don’t miss this opportunity! Exceptional opportunity to own a one-bedroom unit just one block from the beach and boardwalk! OCEAN VIEWS FROM BEDROOM & BATHROOM! Located in a well-maintained, character-filled building with elevator access, this move-in ready unit features a functional open layout flowing into the kitchen and offers ocean views from the bedroom. Conveniently situated near Stockton University, Knife & Fork Inn, and O’Donnell Memorial Park, the property also benefits from an association fee that includes all utilities except electricity. Ideal as a beach getaway, investment property, or affordable primary residence, this turnkey unit offers strong value in a prime location—schedule your showing today!

12. 2026-03-29
    listed $114,900 Active 823-char remark

    Show marketing remark (823 chars)

    BEACH BLOCK CONDO!!! Attention investors and beach condo buyers—don’t miss this opportunity! Exceptional opportunity to own a one-bedroom unit just one block from the beach and boardwalk! OCEAN VIEWS FROM BEDROOM & BATHROOM! Located in a well-maintained, character-filled building with elevator access, this move-in ready unit features a functional open layout flowing into the kitchen and offers ocean views from the bedroom. Conveniently situated near Stockton University, Knife & Fork Inn, and O’Donnell Memorial Park, the property also benefits from an association fee that includes all utilities except electricity. Ideal as a beach getaway, investment property, or affordable primary residence, this turnkey unit offers strong value in a prime location—schedule your showing today!

13. 2026-03-26
    soldstatus $91,000
14. 2026-02-20
    soldstatus $91,000 Sold 812-char remark
15. 2026-01-29
    historical Under Contract 812-char remark
16. 2026-01-16
    listed $100,000 Active 812-char remark
17. 2012-06-14
    historical
18. 2009-08-01
    listed $124,900
19. 2006-01-04
    soldstatus $150,000
20. 2005-01-14
    soldstatus $83,000
21. 2004-12-13
    soldstatus $83,000
22. 2004-10-29
    historical
23. 2004-10-11
    listed $80,000
24. 1979-06-01
    soldstatus $30,900

ⓘ 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: $1,768 · $147/mo
• Projected year-2 tax: $1,942 · $162/mo
• Expected delta: +$174/yr (+$15/mo · 9.9%)

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

Taxation est. · year 1

• Rental income: $21,136
• − Mortgage interest: −$4,761
• − Property taxes: −$1,768
• − Insurance: −$425
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − HOA: −$6,060
• − Depreciation: −$2,473
• Taxable income: $2,268
• Est. tax owed @ 24.0%: −$544
• After-tax cash flow: $2,552/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: 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

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 · 143,611 people
• City population: 38,925
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 38,925
• Household income: $41,126
• Rent vs Own: 69.8% rent · 30.2% own
• Severe rent burden: 3414.0

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: 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%
• Common ancestry: Romanian 1% Scotch-Irish 1%
• Foreign-born: 29% · Canada, Vietnam, Jamaica
• 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
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+175.1% since first listed

20 events — show timeline

• 2026-06-15 Listed $84,999 BRIGHT MLS
• 2026-06-13 Listed $84,999 SJSRMLS
• 2026-05-28 Listing Removed — SJSRMLS
• 2026-05-19 Price Changed $94,900 SJSRMLS
• 2026-05-12 Price Changed $99,900 SJSRMLS
• 2026-05-06 Price Changed $104,900 SJSRMLS
• 2026-04-28 Price Changed $109,900 SJSRMLS
• 2026-03-29 Listed $114,900 SJSRMLS
• 2026-03-26 Sold (Public Records) $91,000 Public Records
• 2026-02-20 Sold (MLS) $91,000 SJSRMLS
• 2026-01-29 Contingent — SJSRMLS
• 2026-01-16 Listed $100,000 SJSRMLS
• 2012-06-14 Listing Removed — SJSRMLS
• 2009-08-01 Listed $124,900 SJSRMLS
• 2006-01-04 Sold (Public Records) $150,000 Public Records
• 2005-01-14 Sold (Public Records) $83,000 Public Records
• 2004-12-13 Sold (MLS) $83,000 SJSRMLS
• 2004-10-29 Listing Removed — SJSRMLS
• 2004-10-11 Listed $80,000 SJSRMLS
• 1979-06-01 Sold (Public Records) $30,900 Public Records

Property tax history

-6.1%/yr

Latest (2025): $1,768 · -2.1% YoY. Source: county tax records.