1044 N Ohio Ave · Atlantic City, NJ 08401

$174,900

3 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 3 Days on market

Built 1925 1,124 sqft lot Est $185k · 5% 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
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• 1% rule +7.9/10.0
• 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

Nice 2-story, 3BR, 1BA in excellent condition!! Large living room, formal dining room, nice-sized bedrooms, and more!!!

Key facts

• 1,124 sq ft lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 11.0% 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; 19 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 $2,260/mo this rent would consume 66% 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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: flood insurance adds $427/mo; built in 1925 — 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,900

Questions for the listing agent

1. Built in 1925 — 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: 1.29% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.64%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $184,516
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1044 N Ohio Ave	0.00mi	3/1.0	1,132 (0%)	1mo	$168,000	$148	99
2018 Mckinley Ave	0.13mi	3/1.0	1,192 (+5%)	4mo	$97,000	$81	82
1810 Bishop Richard Allen Ave	0.39mi	3/1.0	1,148 (+1%)	4mo	$135,000	$118	76
2018 Horace Bryant Jr Dr	0.20mi	3/1.5	1,032 (-9%)	2mo	$297,000	$288	73
2021 Grant Ave	0.16mi	3/1.0	1,011 (-11%)	4mo	$125,000	$124	72
1007 N Ohio Ave	0.05mi	3/1.0	992 (-12%)	8mo	$175,000	$176	71
407 N Dr Martin Luther King Blvd	0.39mi	3/1.5	1,042 (-8%)	1mo	$170,000	$163	66
1441 Caspian Ave	0.41mi	3/1.0	1,025 (-10%)	7mo	$142,000	$139	59
1510 N Arkansas Ave	0.42mi	3/2.0	1,008 (-11%)	1mo	$275,000	$273	57
1825 Beach Ave	0.69mi	3/1.0	1,073 (-5%)	4mo	$250,000	$233	56
1522 C Morris Cain Pl	0.59mi	3/1.5	1,048 (-7%)	8mo	$169,900	$162	51
1825 Madison Ave	0.72mi	2/2.0 (-1)	1,075 (-5%)	4mo	$240,000	$223	46

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: -3.2%
• Equity multiple: 0.87×
• Total profit: $-6,155
• Equity at exit: $26,078

10-year hold

• IRR: 9.7%
• Equity multiple: 1.85×
• Total profit: $41,673
• Equity at exit: $15,122

Cash invested: $48,972 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,260 high
• Mortgage (P&I): −$917
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$73
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $252

Break-even live

Break-even rent $1,940

Max offer price $174,900

Occupancy floor 84%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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	0.18mi
1916 Magellan Ave Atlantic City, NJ	2.0	1.0	1478	$1,850	$1.25	21d	1	0.20mi
1510 N Arkansas Ave Atlantic City, NJ	3.0	2.0	1008	$2,750	$2.73	13d	1	0.43mi
1523 N Arkansas Ave Atlantic City, NJ	3.0	2.0	984	$2,500	$2.54	21d	1	0.46mi
1532 Emerson Pl Fl Front Atlantic City, NJ	3.0	2.0	1200	$2,400	$2.00	13d	1	0.49mi
4 Italy Ter Atlantic City, NJ	3.0	1.0	1000	$2,300	$2.30	21d	1	0.72mi
1914 N Missouri Ave Atlantic City, NJ	2.0	1.0	750	$1,795	$2.39	21d	1	0.77mi
1724 Atlantic Ave Unit B2 Atlantic City, NJ	2.0	1.0	750	$1,495	$1.99	21d	1	0.83mi
1724 Atlantic Ave Unit A1 Atlantic City, NJ	3.0	1.0	950	$2,300	$2.42	21d	1	0.83mi
31 N Virginia Ave Atlantic City, NJ	3.0	1.0	725	$2,230	$3.08	13d	1	0.99mi
100 N Chelsea Ave Unit 1 Atlantic City, NJ	3.0	1.0	1200	$15,000	$12.50	21d	1	1.13mi
848 Pacific Ave Unit 1014254P Atlantic City, NJ	1.0–2.0	2.0–3.0	1243	$2,413	$1.94	13d	2	1.24mi
38 N Boston Ave Unit B Atlantic City, NJ	2.0	2.0	800	$2,400	$3.00	13d	1	1.27mi
526 Pacific Ave Atlantic City, NJ	2.0	2.0	1170	$2,400	$2.05	21d	4	1.36mi
351 N New Hampshire Ave Atlantic City, NJ	2.0	2.0	972	$1,948	$2.00	13d	3	1.38mi
3636 Winchester Ave Atlantic City, NJ	3.0	1.0	1094	$1,995	$1.82	21d	1	1.43mi
512 N Harrisburg Ave Atlantic City, NJ	3.0	2.0	1156	$2,800	$2.42	13d	1	1.45mi

Listing history 8 events

1. 2025-10-24
   status Pending
2. 2025-10-23
   historical Under Contract 119-char remark

   Show marketing remark (119 chars)

   Nice 2-story, 3BR, 1BA in excellent condition!! Large living room, formal dining room, nice-sized bedrooms, and more!!!

3. 2025-10-21
   listed $174,900 Active
4. 2025-10-15
   listed $174,900 Active 119-char remark

   Show marketing remark (119 chars)

   Nice 2-story, 3BR, 1BA in excellent condition!! Large living room, formal dining room, nice-sized bedrooms, and more!!!

5. 2019-10-16
   historical 750-char remark

   Show marketing remark (750 chars)

   Move in ready 3bdrm row home with super low taxes, and a One Car Garage close to Venice Park. Beautiful Hardwood floors throught the home, covered by wall to wall carpet in some areas. Features gas cooking, gas hot water heating, front porch, renovated bathroom, new roof by east coast roofing and siding, ceiling fans, window unit AC, and a security alarm system. Would make a great starter home and should qualify for any type of mortgage as well grant money for first time buyers to make the purchase with no money out of pocket. Would also make a great investment property to add to your rental portfolio as it would easily rent out for $15,000.00 a year right off the bat!! Our Agents speak Espanol - Madarin - Italian - Tagalog & Banglie.

6. 2019-04-12
   price $64,900 750-char remark

   Show marketing remark (750 chars)

   Move in ready 3bdrm row home with super low taxes, and a One Car Garage close to Venice Park. Beautiful Hardwood floors throught the home, covered by wall to wall carpet in some areas. Features gas cooking, gas hot water heating, front porch, renovated bathroom, new roof by east coast roofing and siding, ceiling fans, window unit AC, and a security alarm system. Would make a great starter home and should qualify for any type of mortgage as well grant money for first time buyers to make the purchase with no money out of pocket. Would also make a great investment property to add to your rental portfolio as it would easily rent out for $15,000.00 a year right off the bat!! Our Agents speak Espanol - Madarin - Italian - Tagalog & Banglie.

7. 2019-04-03
   price $67,400 750-char remark

   Show marketing remark (750 chars)

   Move in ready 3bdrm row home with super low taxes, and a One Car Garage close to Venice Park. Beautiful Hardwood floors throught the home, covered by wall to wall carpet in some areas. Features gas cooking, gas hot water heating, front porch, renovated bathroom, new roof by east coast roofing and siding, ceiling fans, window unit AC, and a security alarm system. Would make a great starter home and should qualify for any type of mortgage as well grant money for first time buyers to make the purchase with no money out of pocket. Would also make a great investment property to add to your rental portfolio as it would easily rent out for $15,000.00 a year right off the bat!! Our Agents speak Espanol - Madarin - Italian - Tagalog & Banglie.

8. 2018-10-20
   listed $69,900 Active 750-char remark

   Show marketing remark (750 chars)

   Move in ready 3bdrm row home with super low taxes, and a One Car Garage close to Venice Park. Beautiful Hardwood floors throught the home, covered by wall to wall carpet in some areas. Features gas cooking, gas hot water heating, front porch, renovated bathroom, new roof by east coast roofing and siding, ceiling fans, window unit AC, and a security alarm system. Would make a great starter home and should qualify for any type of mortgage as well grant money for first time buyers to make the purchase with no money out of pocket. Would also make a great investment property to add to your rental portfolio as it would easily rent out for $15,000.00 a year right off the bat!! Our Agents speak Espanol - Madarin - Italian - Tagalog & Banglie.

ⓘ 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: $1,393 · $116/mo
• Projected year-2 tax: $2,874 · $239/mo
• Expected delta: +$1,481/yr (+$123/mo · 106.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥94°F today · 16 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: $27,116
• − Mortgage interest: −$9,797
• − Property taxes: −$1,393
• − Insurance: −$5,993
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$5,088
• Taxable income: $507
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $2,908/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

+150.2% since first listed

8 events — show timeline

• 2025-10-24 Pending — BRIGHT MLS
• 2025-10-23 Contingent — SJSRMLS
• 2025-10-21 Listed $174,900 BRIGHT MLS
• 2025-10-15 Listed $174,900 SJSRMLS
• 2019-10-16 Listing Removed — SJSRMLS
• 2019-04-12 Price Changed $64,900 SJSRMLS
• 2019-04-03 Price Changed $67,400 SJSRMLS
• 2018-10-20 Listed $69,900 SJSRMLS

Property tax history

-5.8%/yr

Latest (2025): $1,393 · -2.1% YoY. Source: county tax records.