1100 West Ave · Ocean City, NJ 08226

$815,000

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

Built 2023 Excellent condition $543/sqft · 34% below area Est $1.241M · 34% under ↓ 14% since listing

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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 +15.0/15.0
• Cash flow +11.9/30.0
• Condition / age +4.8/5.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

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

Tags

• TURNKEY PROPERTY
• FULLY RENOVATED
• NEWER ROOF
• NEWER SIDING
• NEWER WINDOWS
• NEWER HVAC

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 $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $784k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $686k (15.8% below list).
• Recommended offer: $686k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.3% 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: 618 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 877 units permitted in Cape May County in 2024 (35 in 5+ unit buildings).
• At $6,861/mo this rent would consume 81% 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 $686,117 (15.8% below list)

Questions for the listing agent

1. 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?
2. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.84% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (median comp): $1,240,751
• List price: $815,000
• Delta: -34.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1136 Simpson Ave	0.14mi	3/2.0	1,468 (-2%)	0mo	$1,070,000	$729	86
1312 Bay Ave	0.29mi	3/2.5	1,444 (-4%)	21mo	$1,050,000	$727	60
1309 Pleasure Ave	0.32mi	3/2.5	1,291 (-14%)	12mo	$1,100,000	$852	50
406 Central Ave	0.74mi	4/2.0 (+1)	1,418 (-6%)	1mo	$759,000	$535	46
707 E 4th St St	0.81mi	3/1.5	1,609 (+7%)	3mo	$1,050,000	$653	44
1358 Simpson Ave	0.31mi	4/3.5 (+1)	1,750 (+17%)	14mo	$1,350,000	$771	42
511 20th St	0.95mi	4/2.5 (+1)	1,596 (+6%)	22mo	$1,925,000	$1,206	29
242 Simpson Ave	0.91mi	3/2.0	1,216 (-19%)	17mo	$860,000	$707	22
1901 Glenwood Dr	1.07mi	4/4.5 (+1)	1,792 (+20%)	10mo	$3,295,000	$1,839	21
709 E 4th St	0.82mi	4/1.5 (+1)	1,200 (-20%)	23mo	$799,000	$666	10

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-145,461
• Equity at exit: $121,519

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-143,627
• 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: 6 active · 6 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $1,089,450 ($900/sqft)
• Median days on market: 60 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -8.1% 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: 618
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $6,861 medium
• Mortgage (P&I): −$4,274
• Tax est. 1.5%: −$1,019 /mo · $12,225/yr
• Insurance: −$340
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,441
• Net cashflow: $-212

Break-even live

Break-even rent $7,129

Max offer price $784,329

Occupancy floor 98%

Sensitivity live

Price	-10% $351	-5% $70	+0% $-212	+5% $-494	+10% $-775
Rent	-10% $-754	-5% $-483	+0% $-212	+5% $59	+10% $330
Rate	-1.0pp $198	-0.5pp $-5	base $-212	+0.5pp $-423	+1.0pp $-638

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: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1142 Simpson Ave Unit 1308992P Ocean City, NJ	3.0	2.0	1097	$6,314	$5.76	1d	1	0.16mi
943 Asbury Ave Ocean City, NJ	2.0	2.0	1200	$2,750	$2.29	1d	1	0.18mi
1335 Simpson Ave Ocean City, NJ	2.0	1.0	1808	$2,500	$1.38	1d	1	0.30mi
935 Ocean Ave #207 Ocean City, NJ	3.0	2.5	1430	$2,100	$1.47	1d	1	0.34mi
814 Brighton Pl Unit 1377382P Ocean City, NJ	3.0	2.0	1194	$7,558	$6.33	1d	1	0.77mi
111 West Ave Unit 1309024P Ocean City, NJ	4.0	3.0	1991	$9,524	$4.78	139d	1	1.06mi
101 Atlantic Ave Unit FIRST FLOOR Ocean City, NJ	2.0	1.0	2000	$2,650	$1.32	1d	1	1.11mi
710 Battersea Rd Unit 1309016P Ocean City, NJ	3.0	2.0	1291	$6,813	$5.28	1d	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

1. 2026-07-22
   days on market $815,000 Active 90 DOM
2. 2026-07-21
   days on market $815,000 Active 89 DOM
3. 2026-07-20
   days on market $815,000 Active 88 DOM
4. 2026-07-18
   days on market $815,000 Active 86 DOM
5. 2026-07-16
   days on market $815,000 Active 84 DOM
6. 2026-07-15
   days on market $815,000 Active 83 DOM
7. 2026-07-14
   days on market $815,000 Active 82 DOM
8. 2026-07-13
   days on market $815,000 Active 81 DOM
9. 2026-07-12
   days on market $815,000 Active 80 DOM
10. 2026-07-12
    days on market $815,000 Active 79 DOM
11. 2026-07-10
    days on market $815,000 Active 78 DOM
12. 2026-07-09
    days on market $815,000 Active 77 DOM
13. 2026-07-07
    days on market $815,000 Active 75 DOM
14. 2026-07-06
    days on market $815,000 Active 74 DOM
15. 2026-07-05
    days on market $815,000 Active 73 DOM
16. 2026-07-05
    days on market $815,000 Active 72 DOM
17. 2026-07-03
    days on market $815,000 Active 71 DOM
18. 2026-07-02
    days on market $815,000 Active 70 DOM
19. 2026-07-01
    days on market $815,000 Active 69 DOM
20. 2026-06-30
    days on market $815,000 Active 68 DOM
21. 2026-06-29
    days on market $815,000 Active 67 DOM
22. 2026-06-28
    days on market $815,000 Active 66 DOM
23. 2026-06-27
    days on market $815,000 Active 65 DOM
24. 2026-06-26
    days on market $815,000 Active 64 DOM
25. 2026-06-22
    days on market $815,000 Active 60 DOM
26. 2026-06-21
    days on market $815,000 Active 59 DOM
27. 2026-06-21
    days on market $815,000 Active 58 DOM
28. 2026-06-18
    days on market $815,000 Active 56 DOM
29. 2026-06-17
    days on market $815,000 Active 55 DOM
30. 2026-06-16
    days on market $815,000 Active 54 DOM
31. 2026-06-15
    days on market $815,000 Active 53 DOM
32. 2026-06-13
    days on market $815,000 Active 51 DOM
33. 2026-06-12
    days on market $815,000 Active 50 DOM
34. 2026-06-09
    days on market $815,000 Active 47 DOM
35. 2026-06-08
    days on market $815,000 Active 46 DOM
36. 2026-06-07
    days on market $815,000 Active 45 DOM
37. 2026-06-07
    days on market $815,000 Active 44 DOM
38. 2026-06-04
    days on market $815,000 Active 41 DOM
39. 2026-06-02
    days on market $815,000 Active 40 DOM
40. 2026-06-01
    days on market $815,000 Active 39 DOM
41. 2026-05-31
    days on market $815,000 Active 38 DOM
42. 2026-05-14
    price $815,000 789-char remark
43. 2026-04-23
    listed $825,000 Active 789-char remark
44. 2024-06-05
    historical $20,000
45. 2024-06-05
    listed $20,000
46. 2024-05-18
    historical $20,000
47. 2024-05-06
    listed $20,000
48. 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!

49. 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!

50. 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.

Taxation est. · year 1

• Rental income: $82,334
• − Mortgage interest: −$45,653
• − Property taxes: −$12,225
• − Insurance: −$4,075
• − Repairs & maintenance: −$6,587
• − Management: −$6,587
• − Depreciation: −$23,709
• Taxable loss: −$16,501
• Est. tax savings @ 24.0%: +$3,960
• After-tax cash flow: $1,417/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

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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%

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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%

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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

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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

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

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