211 Buffalo Ave · Egg Harbor City, NJ 08215

$239,000

3 bd · 2.0 ba · 1,353 sqft · SingleFamily public records · 178 Days on market

Built 1890 Est $281k · 15% under

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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 +23.8/30.0
• ARV discount +14.3/15.0
• DSCR +7.7/10.0
• 1% rule +6.4/10.0
• Livability +3.3/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 211 Buffalo, located in the heart of Egg Harbor City. This Townhouse offers 3 bedrooms, 2 full baths, living room, dining room and kitchen, storage room and more. The property is in need of some repair, and it is being sold in AS-IS condition. This unit has no HOA fee, and it is located in a great location good for investor or owner occupy. Just 2 blocks front the white horse pike and just a short drive to all major retail stores. Please request your showing and see the potential for yourself.

Key facts

• Good size kitchen
• Great location
• No hoa fee

Tags

• GOOD SIZE KITCHEN
• NO HOA FEE
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $458 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 5.7% in Egg Harbor 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 66/100 on livability (#353 in NJ) — a middle-class / working-renter tenant base. Strengths: health & safety A, housing B+, crime B; Watch: employment D, schools F, amenities F.
• Greater Egg Harbor Regional High School District (suburban): math 16% / reading 49% proficiency, ranked #319 of 472 in NJ (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 78 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• This rent runs 40% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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.
• Current owner paid $200k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. 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: 1.14% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $281,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 Cincinnati Ave Ave	0.36mi	3/2.0	1,440 (+6%)	0mo	$300,000	$208	72
49 Norfolk Ave	0.49mi	3/2.0	1,358 (+0%)	8mo	$250,000	$184	70
613 Beethoven St	0.14mi	3/2.0	1,198 (-12%)	11mo	$192,000	$160	65
616 Buffalo Ave Ave	0.51mi	3/2.5	1,400 (+4%)	4mo	$260,000	$186	65
224 Boston Ave	0.26mi	3/1.5	1,467 (+8%)	10mo	$250,000	$170	64
212 Norfolk Ave	0.43mi	3/2.0	1,492 (+10%)	1mo	$320,500	$215	62
439 Boston Ave Ave	0.37mi	3/2.5	1,264 (-7%)	11mo	$342,500	$271	61
613 Campe St	0.36mi	2/2.0 (-1)	1,224 (-10%)	2mo	$261,100	$213	60
426 Philadelphia Ave	0.30mi	3/1.0	1,554 (+15%)	4mo	$208,000	$134	54
328 Chicago Ave	0.19mi	3/1.0	1,160 (-14%)	14mo	$275,000	$237	52
720 Boston Ave	0.69mi	2/2.0 (-1)	1,440 (+6%)	3mo	$275,000	$191	50
145 Washington Ave	0.39mi	2/1.0 (-1)	1,173 (-13%)	7mo	$285,000	$243	45

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-9,463
• Equity at exit: $35,636

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $29,626
• Equity at exit: $20,664

Cash invested: $66,920 (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 08215

• Home prices YoY: -22.4%
• Active inventory: 78
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,722 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$339 /mo · $4,070/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $458

Break-even live

Break-even rent $2,142

Max offer price $239,000

Occupancy floor 78%

Sensitivity live

Price	-10% $594	-5% $526	+0% $458	+5% $391	+10% $323
Rent	-10% $243	-5% $351	+0% $458	+5% $566	+10% $674
Rate	-1.0pp $579	-0.5pp $519	base $458	+0.5pp $397	+1.0pp $334

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
340 Chicago Ave Egg Harbor City, NJ	3.0	1.0	1176	$2,200	$1.87	14d	1	0.22mi

Listing history 45 events

1. 2026-06-19
   days on market $239,000 Active 178 DOM
2. 2026-06-18
   days on market $239,000 Active 177 DOM
3. 2026-06-17
   days on market $239,000 Active 176 DOM
4. 2026-06-16
   days on market $239,000 Active 175 DOM
5. 2026-06-15
   days on market $239,000 Active 174 DOM
6. 2026-06-14
   days on market $239,000 Active 172 DOM
7. 2026-06-13
   days on market $239,000 Active 171 DOM
8. 2026-06-10
   days on market $239,000 Active 169 DOM
9. 2026-06-09
   days on market $239,000 Active 168 DOM
10. 2026-06-08
    days on market $239,000 Active 167 DOM
11. 2026-06-07
    days on market $239,000 Active 166 DOM
12. 2026-06-02
    days on market $239,000 Active 161 DOM
13. 2026-06-01
    days on market $239,000 Active 160 DOM
14. 2026-05-31
    days on market $239,000 Active 159 DOM
15. 2026-05-30
    days on market $239,000 Active 158 DOM
16. 2025-12-23
    listed $239,000 Active 509-char remark

    Show marketing remark (509 chars)

    Welcome to 211 Buffalo, located in the heart of Egg Harbor City. This Townhouse offers 3 bedrooms, 2 full baths, living room, dining room and kitchen, storage room and more. The property is in need of some repair, and it is being sold in AS-IS condition. This unit has no HOA fee, and it is located in a great location good for investor or owner occupy. Just 2 blocks front the white horse pike and just a short drive to all major retail stores. Please request your showing and see the potential for yourself.

17. 2024-06-20
    soldstatus $200,000 Closed 863-char remark

    Show marketing remark (863 chars)

    Welcome to your new home in the heart of Egg Harbor City, NJ! This tastefully remodeled end unit townhome boasts 3 bedrooms, 2 bathroom with ample space and NO HOA! As you step inside, you'll be greeted by an inviting open floor plan that connects the living and dining area. There is a newer kitchen, 2 bathrooms and three cozy bedrooms all updated. Outside, a private patio area is perfect for enjoying your morning coffee or entertaining guests on warm summer evenings. The low-maintenance landscaping allows you to spend more time enjoying your home and less time on upkeep. There is also a brand new sewer line! Located in close proximity to local schools, parks, and shopping centers ensures that all your daily needs are within reach. Don't miss the opportunity to make this beautifully townhome your own. Schedule a tour today! Currently tenant occupied.

18. 2024-06-17
    soldstatus $200,000 Sold
19. 2024-04-18
    historical Under Contract
20. 2024-04-08
    status Pending 863-char remark

    Show marketing remark (863 chars)

    Welcome to your new home in the heart of Egg Harbor City, NJ! This tastefully remodeled end unit townhome boasts 3 bedrooms, 2 bathroom with ample space and NO HOA! As you step inside, you'll be greeted by an inviting open floor plan that connects the living and dining area. There is a newer kitchen, 2 bathrooms and three cozy bedrooms all updated. Outside, a private patio area is perfect for enjoying your morning coffee or entertaining guests on warm summer evenings. The low-maintenance landscaping allows you to spend more time enjoying your home and less time on upkeep. There is also a brand new sewer line! Located in close proximity to local schools, parks, and shopping centers ensures that all your daily needs are within reach. Don't miss the opportunity to make this beautifully townhome your own. Schedule a tour today! Currently tenant occupied.

21. 2024-04-02
    historical Active Under Contract 863-char remark

    Show marketing remark (863 chars)

    Welcome to your new home in the heart of Egg Harbor City, NJ! This tastefully remodeled end unit townhome boasts 3 bedrooms, 2 bathroom with ample space and NO HOA! As you step inside, you'll be greeted by an inviting open floor plan that connects the living and dining area. There is a newer kitchen, 2 bathrooms and three cozy bedrooms all updated. Outside, a private patio area is perfect for enjoying your morning coffee or entertaining guests on warm summer evenings. The low-maintenance landscaping allows you to spend more time enjoying your home and less time on upkeep. There is also a brand new sewer line! Located in close proximity to local schools, parks, and shopping centers ensures that all your daily needs are within reach. Don't miss the opportunity to make this beautifully townhome your own. Schedule a tour today! Currently tenant occupied.

22. 2024-03-14
    price $194,500

    Show marketing remark (863 chars)

    Welcome to your new home in the heart of Egg Harbor City, NJ! This tastefully remodeled end unit townhome boasts 3 bedrooms, 2 bathroom with ample space and NO HOA! As you step inside, you'll be greeted by an inviting open floor plan that connects the living and dining area. There is a newer kitchen, 2 bathrooms and three cozy bedrooms all updated. Outside, a private patio area is perfect for enjoying your morning coffee or entertaining guests on warm summer evenings. The low-maintenance landscaping allows you to spend more time enjoying your home and less time on upkeep. There is also a brand new sewer line! Located in close proximity to local schools, parks, and shopping centers ensures that all your daily needs are within reach. Don't miss the opportunity to make this beautifully townhome your own. Schedule a tour today! Currently tenant occupied.

23. 2024-03-14
    price $194,500 863-char remark

    Show marketing remark (863 chars)

    Welcome to your new home in the heart of Egg Harbor City, NJ! This tastefully remodeled end unit townhome boasts 3 bedrooms, 2 bathroom with ample space and NO HOA! As you step inside, you'll be greeted by an inviting open floor plan that connects the living and dining area. There is a newer kitchen, 2 bathrooms and three cozy bedrooms all updated. Outside, a private patio area is perfect for enjoying your morning coffee or entertaining guests on warm summer evenings. The low-maintenance landscaping allows you to spend more time enjoying your home and less time on upkeep. There is also a brand new sewer line! Located in close proximity to local schools, parks, and shopping centers ensures that all your daily needs are within reach. Don't miss the opportunity to make this beautifully townhome your own. Schedule a tour today! Currently tenant occupied.

24. 2024-02-13
    listed $199,500 Active 863-char remark

    Show marketing remark (863 chars)

    Welcome to your new home in the heart of Egg Harbor City, NJ! This tastefully remodeled end unit townhome boasts 3 bedrooms, 2 bathroom with ample space and NO HOA! As you step inside, you'll be greeted by an inviting open floor plan that connects the living and dining area. There is a newer kitchen, 2 bathrooms and three cozy bedrooms all updated. Outside, a private patio area is perfect for enjoying your morning coffee or entertaining guests on warm summer evenings. The low-maintenance landscaping allows you to spend more time enjoying your home and less time on upkeep. There is also a brand new sewer line! Located in close proximity to local schools, parks, and shopping centers ensures that all your daily needs are within reach. Don't miss the opportunity to make this beautifully townhome your own. Schedule a tour today! Currently tenant occupied.

25. 2024-02-07
    listed $199,500 Active
26. 2024-02-01
    historical $199,500 863-char remark

    Show marketing remark (863 chars)

    Welcome to your new home in the heart of Egg Harbor City, NJ! This tastefully remodeled end unit townhome boasts 3 bedrooms, 2 bathroom with ample space and NO HOA! As you step inside, you'll be greeted by an inviting open floor plan that connects the living and dining area. There is a newer kitchen, 2 bathrooms and three cozy bedrooms all updated. Outside, a private patio area is perfect for enjoying your morning coffee or entertaining guests on warm summer evenings. The low-maintenance landscaping allows you to spend more time enjoying your home and less time on upkeep. There is also a brand new sewer line! Located in close proximity to local schools, parks, and shopping centers ensures that all your daily needs are within reach. Don't miss the opportunity to make this beautifully townhome your own. Schedule a tour today! Currently tenant occupied.

27. 2011-12-06
    soldstatus $52,000
28. 2011-12-06
    soldstatus $52,000
29. 2011-11-25
    historical
30. 2011-10-16
    listed $59,900
31. 2011-09-29
    listed $53,500
32. 2010-10-22
    historical
33. 2010-08-16
    listed $89,900
34. 2005-06-07
    soldstatus $150,000
35. 2005-05-11
    soldstatus $150,000
36. 2005-04-14
    historical
37. 2004-12-27
    listed $159,900
38. 2004-11-08
    soldstatus $92,000
39. 2004-06-18
    soldstatus $70,000
40. 2004-06-14
    soldstatus $70,000
41. 2004-05-05
    historical
42. 2003-08-11
    listed $79,900
43. 1989-08-07
    soldstatus $53,000
44. 1984-05-01
    soldstatus $32,500
45. 1984-01-01
    soldstatus $32,500

ⓘ 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: $4,070 · $339/mo
• Projected year-2 tax: $5,011 · $418/mo
• Expected delta: +$940/yr (+$78/mo · 23.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,667
• − Mortgage interest: −$13,388
• − Property taxes: −$4,070
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,613
• − Management: −$2,613
• − Depreciation: −$6,953
• Taxable income: $1,834
• Est. tax owed @ 24.0%: −$440
• After-tax cash flow: $5,061/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: Greater Egg Harbor Regional High School District
• NCES district ID: 3406060
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $58,324
• Composite: 28.94/100
• National rank: #6629
• State rank: #319 of 472 in NJ

Livability — Egg Harbor City

• Score: 66/100
• State rank: #353
• US rank: #11600

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Egg Harbor City, NJ
• County: Atlantic County · 143,611 people
• City population: 13,545
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 13,545
• Household income: $80,893
• Rent vs Own: 26.7% rent · 73.3% own
• Severe rent burden: 484.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 19% Hispanic / Latino 12% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 6% Russian/Polish/Slavic 2% Other Indo-European 1%

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: ▼ -76.92%
• Current HPI: 267.2078
• Rent YoY: —
• 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

+635.4% since first listed

30 events — show timeline

• 2025-12-23 Listed $239,000 SJSRMLS
• 2024-06-20 Sold (MLS) $200,000 BRIGHT MLS
• 2024-06-17 Sold (MLS) $200,000 SJSRMLS
• 2024-04-18 Contingent — SJSRMLS
• 2024-04-08 Pending — BRIGHT MLS
• 2024-04-02 Contingent — BRIGHT MLS
• 2024-03-14 Price Changed $194,500 SJSRMLS
• 2024-03-14 Price Changed $194,500 BRIGHT MLS
• 2024-02-13 Listed $199,500 BRIGHT MLS
• 2024-02-07 Listed $199,500 SJSRMLS
• 2024-02-01 Coming Soon $199,500 BRIGHT MLS
• 2011-12-06 Sold (MLS) $52,000 CMCMLS
• 2011-12-06 Sold (MLS) $52,000 SJSRMLS
• 2011-11-25 Listing Removed — SJSRMLS
• 2011-10-16 Listed $59,900 SJSRMLS
• 2011-09-29 Listed $53,500 CMCMLS
• 2010-10-22 Listing Removed — SJSRMLS
• 2010-08-16 Listed $89,900 SJSRMLS
• 2005-06-07 Sold (Public Records) $150,000 Public Records
• 2005-05-11 Sold (MLS) $150,000 SJSRMLS
• 2005-04-14 Listing Removed — SJSRMLS
• 2004-12-27 Listed $159,900 SJSRMLS
• 2004-11-08 Sold (Public Records) $92,000 Public Records
• 2004-06-18 Sold (Public Records) $70,000 Public Records
• 2004-06-14 Sold (MLS) $70,000 SJSRMLS
• 2004-05-05 Listing Removed — SJSRMLS
• 2003-08-11 Listed $79,900 SJSRMLS
• 1989-08-07 Sold (Public Records) $53,000 Public Records
• 1984-05-01 Sold (Public Records) $32,500 Public Records
• 1984-01-01 Sold (Public Records) $32,500 Public Records

Property tax history

-1.8%/yr

Latest (2025): $4,070 · +13.5% YoY. Source: county tax records.