Is 1100 West Ave in Ocean City, NJ a good investment?

CashFlowRE grades it C+ with a 7.5% cap rate and $802/mo modeled cash flow at a $815,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 1100 West Ave?

The modeled cap rate is 7.5% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $8,145/month, from CashFlowRE's rent model.

C+ Composite 60.26

Why this score? — see what drove the C+ 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 +18.7/30.0
ARV discount +15.0/15.0
DSCR +5.9/10.0
1% rule +5.0/10.0
Condition / age +4.8/5.0
Schools +4.5/10.0
Livability +4.0/5.0
Rent growth +2.5/5.0
Appreciation +0.0/10.0

$815,000

1100 West Ave · Ocean City, NJ 08226

3 bd · 3.0 ba · 1,500 sqft · SingleFamily · 90 Days on market

Built 2023 Excellent condition $543/sqft · 38% below area Est $1.31M · 38% under ↓ 14% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Centrally located Multi-Family Building with 3 Units. Great Rental Income/investment and/or Great development opportunity! Front side-by-side duplex has full size cement porches on both units. Details on 1100 West first floor: Living Room, Dining Room, Kitchen, Washer & Dryer Hook Up, and Full Bath. 2nd Floor: 3 Spacious Bedrooms + Stairs to full Attic. Details on 1102 West First Floor: Living Room, Dining Room, Kitchen, and Full Bath. 2nd Floor: 3 Spacious Bedrooms. Third Unit is a Back Cottage. Details: Front cement gated porch, Living Room, Dining Room, Kitchen, and Powder Room. 2nd Floor: 3 Spacious Bedrooms + Full Bath. Storage garage in large back yard, outside shower, trash closet, and off-street parking with two car driveway. Being sold in "as is" condition! Great Location! (close to beach, boardwalk, shopping and restaurants) Great Renovation project! (Three - 3 bedroom units) Great Rental potential! See you on the Beach!

Key facts

Fully renovated
Turnkey property
Newer roof

What this means for you Summary

Snapshot

This is a 3-bed/3.0-bath single-family listed at $815k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $802 ($10k/yr) — positive.
The deal already cash-flows at list — no discount required.
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $814k (0.1% below list).
Recommended offer: $766k (6.0% below list) — sets the bar for market timing.
Cap rate 7.5% vs local median 3.4% in Ocean 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 80/100 on livability (#72 in NJ, #1,762 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, employment A+, health & safety A+; Watch: housing D+, cost of living F.
Ocean City School District (urban): math 31% / reading 53% proficiency, ranked #212 of 472 in NJ (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
Zoned schools: Ocean City Primary School (math 54% / reading 42%, grade D, #299 of 1,303 statewide, top 23%, 280 students, 31% FRL); Ocean City Intermediate School (math 26% / reading 49%, grade F, #217 of 431 statewide, top 51%, 370 students, 27% FRL); Ocean City High School (math 33% / reading 63%, grade D, #117 of 399 statewide, top 30%, 1,215 students, 13% FRL) — zoned schools at 24% FRL track the district average.
Market conditions: 514 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 877 units permitted in Cape May County in 2024 (35 in 5+ unit buildings).
At $8,145/mo this rent would consume 96% of the median local household income ($102k/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 $6k of loan paydown is wiped out by about $24k of value loss. Plan a longer hold.
Cape May County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

It's been on market 90 days — a 6% lower offer ($766k) is reasonable based on typical stale-listing flexibility.
4 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.

Recommended offer $766,100 (6.0% below list)

Questions for the listing agent

It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 1.00% ✗
Cap rate: 7.47%
Cash-on-cash: 4.22%
DSCR: 1.19
GRM: 8.3

CMA / ARV

ARV (median comp): $1,310,242
List price: $815,000
Delta: -37.80%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1312 Bay Ave	0.29mi	3/2.5	1,444 (-4%)	20mo	$1,050,000	$727	62
1309 Pleasure Ave	0.32mi	3/2.5	1,291 (-14%)	10mo	$1,100,000	$852	51
707 E 4th St St	0.81mi	3/1.5	1,609 (+7%)	2mo	$1,050,000	$653	46
1358 Simpson Ave	0.31mi	4/3.5 (+1)	1,750 (+17%)	12mo	$1,350,000	$771	43
511 20th St	0.95mi	4/2.5 (+1)	1,596 (+6%)	20mo	$1,925,000	$1,206	31
242 Simpson Ave	0.91mi	3/2.0	1,216 (-19%)	16mo	$860,000	$707	23
1901 Glenwood Dr	1.07mi	4/4.5 (+1)	1,792 (+20%)	8mo	$3,295,000	$1,839	22
709 E 4th St	0.82mi	4/1.5 (+1)	1,200 (-20%)	22mo	$799,000	$666	11

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 · 3.0% rent growth · sell at horizon

5-year hold

IRR: -9.7%
Equity multiple: 0.65×
Total profit: $-80,849
Equity at exit: $121,519

10-year hold

IRR: -0.3%
Equity multiple: 0.98×
Total profit: $-4,113
Equity at exit: $70,466

Cash invested: $228,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 5 active · 6 under contract
Months of supply: 15.0 mo (7%/mo absorbed)
Median asking: $1,279,900 ($1013/sqft)
Median days on market: 79 d
This list price: lowest-priced of the active set
ARV vs active asking: -13.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 08226

Active inventory: 514
Price-to-rent: 8.3×

Monthly cashflow live

Estimated rent: $8,145 medium interval (Pro) →
Mortgage (P&I): −$4,274
Tax est. 1.5%: −$1,019 /mo · $12,225/yr
Insurance: −$340
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$1,710
Net cashflow: $802

Break-even live

Break-even rent $7,129

Max offer price $815,000

Occupancy floor 85%

Sensitivity live

Price	-10% $1,365	-5% $1,084	+0% $802	+5% $521	+10% $239
Rent	-10% $159	-5% $480	+0% $802	+5% $1,124	+10% $1,446
Rate	-1.0pp $1,213	-0.5pp $1,009	base $802	+0.5pp $591	+1.0pp $376

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: $203,750
Closing costs: $24,450
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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1142 Simpson Ave Unit 1308992P Ocean City, NJ	3.0	2.0	1097	$7,788	$7.10	93d	1	0.16mi
935 Ocean Ave Ocean City, NJ	1.0–3.0	1.0–2.5	1112	$8,500	$7.64	93d	1	0.34mi
111 West Ave Unit 1309024P Ocean City, NJ	4.0	3.0	1991	$9,524	$4.78	93d	1	1.06mi
710 Battersea Rd Unit 1309016P Ocean City, NJ	3.0	2.0	1291	$8,042	$6.23	93d	1	1.28mi

Property features AI

Exterior

Utilities: Public waterPublic sewerNatural gas hot water
Home design: Single-family home (for sale)
Exterior features: Patio

Interior

Kitchen: Dishwasher
Bedrooms: 3 bedrooms
Flooring: Vinyl flooring
Bathrooms: 2 full bathrooms
Heating & cooling: Natural gas heating with forced airCentral air conditioning
Interior features: Vinyl flooringRecreation/Family roomDrapes, curtains, shades, blinds and other window treatmentsFurniture includedSmoke/Fire detector
Laundry & utility: WasherDryerGas hot water

Listing history 50 events

2026-07-22

days on market $815,000 Active 90 DOM
2026-07-21

days on market $815,000 Active 89 DOM
2026-07-20

days on market $815,000 Active 88 DOM
2026-07-18

days on market $815,000 Active 86 DOM
2026-07-16

days on market $815,000 Active 84 DOM
2026-07-15

days on market $815,000 Active 83 DOM
2026-07-14

days on market $815,000 Active 82 DOM
2026-07-13

days on market $815,000 Active 81 DOM
2026-07-12

days on market $815,000 Active 80 DOM
2026-07-12

days on market $815,000 Active 79 DOM
2026-07-10

days on market $815,000 Active 78 DOM
2026-07-09

days on market $815,000 Active 77 DOM
2026-07-07

days on market $815,000 Active 75 DOM
2026-07-06

days on market $815,000 Active 74 DOM
2026-07-05

days on market $815,000 Active 73 DOM
2026-07-05

days on market $815,000 Active 72 DOM
2026-07-03

days on market $815,000 Active 71 DOM
2026-07-02

days on market $815,000 Active 70 DOM
2026-07-01

days on market $815,000 Active 69 DOM
2026-06-30

days on market $815,000 Active 68 DOM
2026-06-29

days on market $815,000 Active 67 DOM
2026-06-28

days on market $815,000 Active 66 DOM
2026-06-27

days on market $815,000 Active 65 DOM
2026-06-26

days on market $815,000 Active 64 DOM
2026-06-22

days on market $815,000 Active 60 DOM
2026-06-21

days on market $815,000 Active 59 DOM
2026-06-21

days on market $815,000 Active 58 DOM
2026-06-18

days on market $815,000 Active 56 DOM
2026-06-17

days on market $815,000 Active 55 DOM
2026-06-16

days on market $815,000 Active 54 DOM
2026-06-15

days on market $815,000 Active 53 DOM
2026-06-13

days on market $815,000 Active 51 DOM
2026-06-12

days on market $815,000 Active 50 DOM
2026-06-09

days on market $815,000 Active 47 DOM
2026-06-08

days on market $815,000 Active 46 DOM
2026-06-07

days on market $815,000 Active 45 DOM
2026-06-07

days on market $815,000 Active 44 DOM
2026-06-04

days on market $815,000 Active 41 DOM
2026-06-02

days on market $815,000 Active 40 DOM
2026-06-01

days on market $815,000 Active 39 DOM
2026-05-31

days on market $815,000 Active 38 DOM
2026-05-14

price $815,000 789-char remark
2026-04-23

listed $825,000 Active 789-char remark
2024-06-05

historical $20,000
2024-06-05

listed $20,000
2024-05-18

historical $20,000
2024-05-06

listed $20,000
2023-05-17

soldstatus $925,000 Sold 961-char remark

Show marketing remark (961 chars)

Centrally located Multi-Family Building with 3 Units. Great Rental Income/investment and/or Great development opportunity! Front side-by-side duplex has full size cement porches on both units. Details on 1100 West first floor: Living Room, Dining Room, Kitchen, Washer & Dryer Hook Up, and Full Bath. 2nd Floor: 3 Spacious Bedrooms + Stairs to full Attic. Details on 1102 West First Floor: Living Room, Dining Room, Kitchen, and Full Bath. 2nd Floor: 3 Spacious Bedrooms. Third Unit is a Back Cottage. Details: Front cement gated porch, Living Room, Dining Room, Kitchen, and Powder Room. 2nd Floor: 3 Spacious Bedrooms + Full Bath. Storage garage in large back yard, outside shower, trash closet, and off-street parking with two car driveway. Being sold in "as is" condition! Great Location! (close to beach, boardwalk, shopping and restaurants) Great Renovation project! (Three - 3 bedroom units) Great Rental potential! See you on the Beach!
2023-05-04

historical Under Contract 961-char remark

Show marketing remark (961 chars)

Centrally located Multi-Family Building with 3 Units. Great Rental Income/investment and/or Great development opportunity! Front side-by-side duplex has full size cement porches on both units. Details on 1100 West first floor: Living Room, Dining Room, Kitchen, Washer & Dryer Hook Up, and Full Bath. 2nd Floor: 3 Spacious Bedrooms + Stairs to full Attic. Details on 1102 West First Floor: Living Room, Dining Room, Kitchen, and Full Bath. 2nd Floor: 3 Spacious Bedrooms. Third Unit is a Back Cottage. Details: Front cement gated porch, Living Room, Dining Room, Kitchen, and Powder Room. 2nd Floor: 3 Spacious Bedrooms + Full Bath. Storage garage in large back yard, outside shower, trash closet, and off-street parking with two car driveway. Being sold in "as is" condition! Great Location! (close to beach, boardwalk, shopping and restaurants) Great Renovation project! (Three - 3 bedroom units) Great Rental potential! See you on the Beach!
2023-04-13

listed $945,000 Active 961-char remark

Show marketing remark (961 chars)

Centrally located Multi-Family Building with 3 Units. Great Rental Income/investment and/or Great development opportunity! Front side-by-side duplex has full size cement porches on both units. Details on 1100 West first floor: Living Room, Dining Room, Kitchen, Washer & Dryer Hook Up, and Full Bath. 2nd Floor: 3 Spacious Bedrooms + Stairs to full Attic. Details on 1102 West First Floor: Living Room, Dining Room, Kitchen, and Full Bath. 2nd Floor: 3 Spacious Bedrooms. Third Unit is a Back Cottage. Details: Front cement gated porch, Living Room, Dining Room, Kitchen, and Powder Room. 2nd Floor: 3 Spacious Bedrooms + Full Bath. Storage garage in large back yard, outside shower, trash closet, and off-street parking with two car driveway. Being sold in "as is" condition! Great Location! (close to beach, boardwalk, shopping and restaurants) Great Renovation project! (Three - 3 bedroom units) Great Rental potential! See you on the Beach!

ⓘ 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

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $97,739
− Mortgage interest: −$45,653
− Property taxes: −$12,225
− Insurance: −$4,075
− Repairs & maintenance: −$7,819
− Management: −$7,819
− Depreciation: −$23,709
Taxable loss: −$3,561

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$855
After-tax cash flow: $10,481/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

Excellent 95/100 None rehab

This fully renovated multi-family home in Ocean City, NJ, offers a turnkey investment opportunity with a modern design and top-notch amenities.

Value-add opportunities

Both Landscaping improvements — Enhances curb appeal and property value ↑
Both Add smart home features — Improves convenience and marketability ↑
Both Install smart thermostat — Saves energy and attracts eco-conscious buyers ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Ocean City Primary School D NJ #299/1,303 Nat'l #14,226/41,679 Middle Ocean City Intermediate School F NJ #217/431 Nat'l #6,708/14,009 High Ocean City High School D NJ #117/399 Nat'l #6,224/17,239

Schools (NCES district)

District: Ocean City School District
NCES district ID: 3411970
Math proficiency: 31% ▼ -12.00%
Reading proficiency: 53% ▼ -9.00%
Median HH income: $60,444
Composite: 37.07/100
National rank: #4506
State rank: #212 of 472 in NJ

A Composite livability gradescore 80/100

Livability — Ocean City

Score: 80/100
State rank: #72
US rank: #1762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place: Ocean City, NJ
County: Cape May · 88,234 people
City population: 11,260
Metro: Atlantic City-Hammonton, NJ
Population (ZIP): 11,260
Household income: $101,782
Rent vs Own: 27.6% rent · 72.4% own
Severe rent burden: 7% of renters

Population outlook (Cape May County) Hauer SSP2

Today (2025): 88,234 people
By 2030: 84,144 · -4.6%
By 2040: 75,146 · -14.8%
By 2050: 67,389 · -23.6%
By 2075: 55,732 · -36.8%
By 2100: 44,972 · -49.0%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Predominantly White (86%)
Race & ethnicity: White 86% Hispanic / Latino 9% Black 2% Two or more races 2%
Hispanic origin (detail): Mexican 7% Puerto Rican 1%
Common ancestry: Romanian 6% Slovak 2% Scotch-Irish 1%
Foreign-born: 7% · Canada
Languages at home: 89% English-only · Spanish 8% Russian/Polish/Slavic 2% Other Indo-European 2%

Political lean MEDSL · Cape May

2024 margin: R (+19.2) · D 39.7% · R 58.9% · Other 1.4%
2008→2024 swing: -10.6pp toward R · 2008: -8.7pp · 2024: -19.2pp
All cycles: 2024: R+19.2 2020: R+15.9 2016: R+19.9 2012: R+8.9 2008: R+8.7

Not yet ingested

Civics: —

Market trends

HPI YoY: ▼ -381.90%
Current HPI: 389.3687
Rent YoY: —
Metro: —
State GDP YoY: ▲ 2.05%
F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
Consumer Goods	3	$31B
#281 Kenvue Skillman $15.4B #289 Campbell Soup Camden $9.6B #320 Church & Dwight Ewing $6.1B
Pharmaceuticals	2	$153B
#48 Johnson & Johnson New Brunswick $88.8B #65 Merck Rahway $64.2B
Technology	2	$21B
#216 Automatic Data Processing Roseland $19.8B #442 Commvault Systems Tinton Falls $0.9B
Insurance	2	$20B
#411 Arch Capital Group Pembroke $15.2B #459 Selective Insurance Group Branchville $4.9B
Healthcare	2	$19B
#310 Quest Diagnostics Secaucus $9.8B #400 Zoetis Parsippany $9.1B
Financial Services	1	$70B
#62 Prudential Financial Newark $70.4B

Price history

-13.8% since first listed

9 events — show timeline

2026-05-14 Price Changed $815,000 CMCMLS
2026-04-23 Listed $825,000 CMCMLS
2024-06-05 Rental Removed $20,000 SJSRMLS
2024-06-05 Listed for Rent $20,000 SJSRMLS
2024-05-18 Rental Removed $20,000 SJSRMLS
2024-05-06 Listed for Rent $20,000 SJSRMLS
2023-05-17 Sold (MLS) $925,000 SJSRMLS
2023-05-04 Contingent — SJSRMLS
2023-04-13 Listed $945,000 SJSRMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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