608 N Ohio Ave · Atlantic City, NJ 08401

$119,900

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 7 Days on market

Built 1900 1,296 sqft lot Est $159k · 25% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

INVESTOR ALERT! This 3-bedroom, 1-bath row home has great bones and an awesome location, but needs a renovation. It has good-sized bedrooms, original hardwood floors, a small back yard, and a front porch. It is located in the heart of Atlantic City—easy access to shopping, public transportation, casinos, and, best of all, the famous Atlantic City Beach. The property is being sold as-is; buyer(s) are responsible for all inspections, repairs, costs, certs, permits, and certificate of occupancy.

Key facts

• Front porch
• Complete renovation
• Atlantic city beach

Tags

• FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• COMPLETE RENOVATION
• EASY ACCESS TO SHOPPING
• PUBLIC TRANSPORTATION
• ATLANTIC CITY BEACH

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas hot water; Natural gas heating
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Brick construction; Slab foundation; Estimated year built
• Exterior features: Porch(es); Shed; No tidal water on the lot

Interior

• Kitchen: Kitchen included
• Bedrooms: 3 bedrooms on the upper level
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiator heat; Ceiling fans; Wall air conditioning unit
• Interior features: Doors with lever handles; No basement; 7 total rooms (including living room, dining room, kitchen, utility room)
• Laundry & utility: Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 16.2% 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; 20 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 $2,243/mo this rent would consume 65% 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 $829 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.87% ✓
• Cap rate: 16.24%
• Cash-on-cash: 35.52%
• DSCR: 2.58
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $159,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 N Michigan Ave	0.09mi	3/1.5	1,404 (+8%)	4mo	$215,000	$153	77
2018 Mckinley Ave	0.19mi	3/1.0	1,192 (-8%)	4mo	$97,000	$81	74
1932 Mckinley Ave Ave	0.17mi	3/2.0	1,369 (+6%)	6mo	$232,300	$170	74
1810 Bishop Richard Allen Ave	0.16mi	3/1.0	1,148 (-11%)	4mo	$135,000	$118	70
1044 N Ohio Ave	0.24mi	3/1.0	1,132 (-13%)	1mo	$168,000	$148	67
133 N Georgia	0.49mi	3/1.5	1,364 (+5%)	1mo	$137,000	$100	66
1910 Grant Ave	0.12mi	3/1.0	1,460 (+13%)	13mo	$100,000	$68	62
604 N Indiana Ave	0.08mi	3/1.5	1,476 (+14%)	14mo	$162,500	$110	59
2018 Magellan Ave	0.13mi	3/1.5	1,120 (-14%)	13mo	$242,000	$216	58
1410 Emerson Ave	0.55mi	3/2.0	1,244 (-4%)	12mo	$300,000	$241	54
24 N Bellevue Ave	0.69mi	3/1.0	1,116 (-14%)	3mo	$137,000	$123	42
1428 Madison Ave	0.62mi	3/2.5	1,474 (+14%)	12mo	$155,000	$105	32

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: 16.2%
• Equity multiple: 1.68×
• Total profit: $22,797
• Equity at exit: $17,877

10-year hold

• IRR: 27.1%
• Equity multiple: 3.76×
• Total profit: $92,649
• Equity at exit: $10,367

Cash invested: $33,572 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,243 high
• Mortgage (P&I): −$629
• Tax from tax record: −$100 /mo · $1,197/yr
• Insurance: −$50
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $567

Break-even live

Break-even rent $1,525

Max offer price $119,900

Occupancy floor 70%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1916 Magellan Ave Atlantic City, NJ	2.0	1.0	1478	$1,850	$1.25	21d	1	0.06mi
905 Keener Ave Atlantic City, NJ	3.0	1.0	1059	$1,900	$1.79	21d	1	0.16mi
2015 Grant Ave Atlantic City, NJ	3.0	1.0	1056	$2,325	$2.20	21d	1	0.17mi
2021 Grant Ave Atlantic City, NJ	3.0	1.0	1011	$2,350	$2.32	21d	1	0.17mi
326 N Tennessee Ave Unit 2 Atlantic City, NJ	3.0	1.0	1815	$2,200	$1.21	13d	1	0.39mi
4 Italy Ter Atlantic City, NJ	3.0	1.0	1000	$2,300	$2.30	21d	1	0.53mi
1724 Atlantic Ave Unit A1 Atlantic City, NJ	3.0	1.0	950	$2,300	$2.42	21d	1	0.60mi
1510 N Arkansas Ave Atlantic City, NJ	3.0	2.0	1008	$2,750	$2.73	13d	1	0.62mi
1523 N Arkansas Ave Atlantic City, NJ	3.0	2.0	984	$2,500	$2.54	21d	1	0.66mi
1532 Emerson Pl Fl Front Atlantic City, NJ	3.0	2.0	1200	$2,400	$2.00	13d	1	0.69mi
31 N Virginia Ave Atlantic City, NJ	3.0	1.0	725	$2,230	$3.08	13d	1	0.84mi
100 N Chelsea Ave Unit 1 Atlantic City, NJ	3.0	1.0	1200	$15,000	$12.50	21d	1	1.01mi
848 Pacific Ave Unit 1014254P Atlantic City, NJ	1.0–2.0	2.0–3.0	1243	$2,413	$1.94	13d	2	1.07mi
526 Pacific Ave Atlantic City, NJ	2.0	2.0	1170	$2,400	$2.05	21d	4	1.21mi
10 Starboard Ct #10 Atlantic City, NJ	3.0	2.5	1680	$2,400	$1.43	13d	1	1.22mi
3636 Winchester Ave Atlantic City, NJ	3.0	1.0	1094	$1,995	$1.82	21d	1	1.33mi
351 N New Hampshire Ave Atlantic City, NJ	2.0	2.0	972	$1,948	$2.00	13d	3	1.33mi
512 N Harrisburg Ave Atlantic City, NJ	3.0	2.0	1156	$2,800	$2.42	13d	1	1.42mi
3914 South Blvd Atlantic City, NJ	2.0	2.5	1700	$3,400	$2.00	21d	1	1.45mi
3809 Ventnor Ave #6 Atlantic City, NJ	3.0	1.0	1500	$2,100	$1.40	21d	1	1.46mi

Listing history 7 events

1. 2026-06-19
   days on market $119,900 Active 7 DOM
2. 2026-06-18
   days on market $119,900 Active 6 DOM
3. 2026-06-17
   days on market $119,900 Active 5 DOM
4. 2026-06-16
   days on market $119,900 Active 4 DOM
5. 2026-06-15
   days on market $119,900 Active 3 DOM
6. 2026-06-13
   remarks 507-char remark
7. 2026-06-13
   listed $119,900 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: $1,197 · $100/mo
• Projected year-2 tax: $2,091 · $174/mo
• Expected delta: +$894/yr (+$75/mo · 74.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,920
• − Mortgage interest: −$6,716
• − Property taxes: −$1,197
• − Insurance: −$5,718
• − Repairs & maintenance: −$2,154
• − Management: −$2,154
• − Depreciation: −$3,488
• Taxable income: $5,494
• Est. tax owed @ 24.0%: −$1,319
• After-tax cash flow: $5,489/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

+100.2% since first listed

11 events — show timeline

• 2026-06-13 Listed $119,900 BRIGHT MLS
• 2026-06-10 Coming Soon $119,900 BRIGHT MLS
• 2026-06-10 Listed $119,900 SJSRMLS
• 2026-02-11 Listing Removed — BRIGHT MLS
• 2026-02-11 Listing Removed — SJSRMLS
• 2026-01-13 Relisted — BRIGHT MLS
• 2026-01-13 Relisted — SJSRMLS
• 2025-12-29 Pending — BRIGHT MLS
• 2025-12-29 Contingent — SJSRMLS
• 2025-11-21 Listed $59,900 BRIGHT MLS
• 2025-11-21 Listed $59,900 SJSRMLS

Property tax history

-11.9%/yr

Latest (2025): $1,197 · -2.5% YoY. Source: county tax records.