1001 Little Atlantic Ave #373 · Ocean City, NJ 08226

$419,900

2 bd · 2.0 ba · 787 sqft · Condo · 24 Days on market

Built 2005 $534/sqft · 13% above area Est $373k · 13% over $735/mo HOA · 13% of rent

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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 +25.5/30.0
• 1% rule +8.9/10.0
• DSCR +8.5/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2BR/2BA at the Ebb Tide Suites Condominiums just a stone's throw from the famous Ocean City beach and boardwalk. Onsite rental program offers nightly rentals with daily housekeeping, linen service and pool access. Ebb Tide Suites offers a great rental stream for the astute investor. 2025 gross income exceeded 53K! Fully furnished, LVP flooring throughout, onsite parking, huge outside balcony! Condo fees include wireless internet, cable TV, water, sewer, flood insurance, building insurance, trash service and common area maintenance. The building is Professionally managed for carefree ownership. See Agent remarks.

Key facts

• Pool access
• Lvp flooring
• Daily housekeeping

Tags

• ONSITE RENTAL PROGRAM
• DAILY HOUSEKEEPING
• LINEN SERVICE
• POOL ACCESS
• FULLY FURNISHED
• LVP FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $420k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $420k).
• Recommended offer: $414k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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.
• Market conditions: 419 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 877 units permitted in Cape May County in 2024 (35 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 24 days — a 2% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $80k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 $413,601 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 6.0

CMA / ARV

• ARV (median comp): $372,825
• List price: $419,900
• Delta: 20.67%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-31,737
• Equity at exit: $62,608

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $21,337
• Equity at exit: $36,305

Cash invested: $117,572 (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 08226

• Active inventory: 419
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $5,849 medium
• Mortgage (P&I): −$2,202
• Tax est. 1.5%: −$525 /mo · $6,298/yr
• Insurance: −$175
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$735
• Vacancy / Maint / Mgmt: −$1,228
• Net cashflow: $557

Break-even live

Break-even rent $5,144

Max offer price $419,900

Occupancy floor 85%

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
935 Ocean Ave Ocean City, NJ	1.0–3.0	1.0–2.5	1112	$5,350	$4.81	43d	1	0.07mi
714 West Ave Unit 1308989P Ocean City, NJ	2.0	1.0	742	$6,384	$8.60	43d	1	0.45mi
1142 Simpson Ave Unit 1308992P Ocean City, NJ	3.0	2.0	1097	$7,788	$7.10	43d	1	0.46mi
101 West Ave Unit 1309011P Ocean City, NJ	3.0	1.0	990	$5,019	$5.07	43d	1	1.02mi

HOA detail condo

• Monthly dues: $735 · $8,820/yr
• Likely covers: watersewertrashinternetcableinsurancepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $419,900 Active 24 DOM
2. 2026-06-17
   days on market $419,900 Active 23 DOM
3. 2026-06-16
   days on market $419,900 Active 22 DOM
4. 2026-06-15
   days on market $419,900 Active 21 DOM
5. 2026-06-13
   days on market $419,900 Active 19 DOM
6. 2026-06-12
   days on market $419,900 Active 18 DOM
7. 2026-06-09
   days on market $419,900 Active 15 DOM
8. 2026-06-08
   days on market $419,900 Active 14 DOM
9. 2026-06-07
   days on market $419,900 Active 13 DOM
10. 2026-06-07
    days on market $419,900 Active 12 DOM
11. 2026-06-04
    days on market $419,900 Active 9 DOM
12. 2026-06-02
    days on market $419,900 Active 8 DOM
13. 2026-06-01
    days on market $419,900 Active 7 DOM
14. 2026-05-31
    days on market $419,900 Active 6 DOM
15. 2026-03-25
    price $449,900 629-char remark

    Show marketing remark (629 chars)

    Beautiful 2BR/2BA at the Ebb Tide Suites Condominiums just a stone's throw from the famous Ocean City beach and boardwalk. Onsite rental program offers nightly rentals with daily housekeeping, linen service and pool access. Ebb Tide Suites offers a great rental stream for the astute investor. 2025 gross income exceeded 53K! Fully furnished, LVP flooring throughout, onsite parking, huge outside balcony! Condo fees include wireless internet, cable TV, water, sewer, flood insurance, building insurance, trash service and common area maintenance. The building is Professionally managed for carefree ownership. See Agent remarks.

16. 2026-03-07
    price $459,900 629-char remark

    Show marketing remark (629 chars)

    Beautiful 2BR/2BA at the Ebb Tide Suites Condominiums just a stone's throw from the famous Ocean City beach and boardwalk. Onsite rental program offers nightly rentals with daily housekeeping, linen service and pool access. Ebb Tide Suites offers a great rental stream for the astute investor. 2025 gross income exceeded 53K! Fully furnished, LVP flooring throughout, onsite parking, huge outside balcony! Condo fees include wireless internet, cable TV, water, sewer, flood insurance, building insurance, trash service and common area maintenance. The building is Professionally managed for carefree ownership. See Agent remarks.

17. 2025-12-27
    price $479,900 629-char remark

    Show marketing remark (629 chars)

    Beautiful 2BR/2BA at the Ebb Tide Suites Condominiums just a stone's throw from the famous Ocean City beach and boardwalk. Onsite rental program offers nightly rentals with daily housekeeping, linen service and pool access. Ebb Tide Suites offers a great rental stream for the astute investor. 2025 gross income exceeded 53K! Fully furnished, LVP flooring throughout, onsite parking, huge outside balcony! Condo fees include wireless internet, cable TV, water, sewer, flood insurance, building insurance, trash service and common area maintenance. The building is Professionally managed for carefree ownership. See Agent remarks.

18. 2025-09-08
    listed $499,900 Active 629-char remark

    Show marketing remark (629 chars)

    Beautiful 2BR/2BA at the Ebb Tide Suites Condominiums just a stone's throw from the famous Ocean City beach and boardwalk. Onsite rental program offers nightly rentals with daily housekeeping, linen service and pool access. Ebb Tide Suites offers a great rental stream for the astute investor. 2025 gross income exceeded 53K! Fully furnished, LVP flooring throughout, onsite parking, huge outside balcony! Condo fees include wireless internet, cable TV, water, sewer, flood insurance, building insurance, trash service and common area maintenance. The building is Professionally managed for carefree ownership. See Agent remarks.

19. 2025-07-11
    historical 629-char remark

    Show marketing remark (629 chars)

    Beautiful 2BR/2BA at the Ebb Tide Suites Condominiums just a stone's throw from the famous Ocean City beach and boardwalk. Onsite rental program offers nightly rentals with daily housekeeping, linen service and pool access. Ebb Tide Suites offers a great rental stream for the astute investor. 2024 gross income exceeded 52K! Fully furnished, LVP flooring throughout, onsite parking, huge outside balcony! Condo fees include wireless internet, cable TV, water, sewer, flood insurance, building insurance, trash service and common area maintenance. The building is Professionally managed for carefree ownership. See Agent remarks.

20. 2025-06-23
    price $509,900 629-char remark

    Show marketing remark (629 chars)

    Beautiful 2BR/2BA at the Ebb Tide Suites Condominiums just a stone's throw from the famous Ocean City beach and boardwalk. Onsite rental program offers nightly rentals with daily housekeeping, linen service and pool access. Ebb Tide Suites offers a great rental stream for the astute investor. 2024 gross income exceeded 52K! Fully furnished, LVP flooring throughout, onsite parking, huge outside balcony! Condo fees include wireless internet, cable TV, water, sewer, flood insurance, building insurance, trash service and common area maintenance. The building is Professionally managed for carefree ownership. See Agent remarks.

21. 2025-05-24
    price $529,900 629-char remark

    Show marketing remark (629 chars)

    Beautiful 2BR/2BA at the Ebb Tide Suites Condominiums just a stone's throw from the famous Ocean City beach and boardwalk. Onsite rental program offers nightly rentals with daily housekeeping, linen service and pool access. Ebb Tide Suites offers a great rental stream for the astute investor. 2024 gross income exceeded 52K! Fully furnished, LVP flooring throughout, onsite parking, huge outside balcony! Condo fees include wireless internet, cable TV, water, sewer, flood insurance, building insurance, trash service and common area maintenance. The building is Professionally managed for carefree ownership. See Agent remarks.

22. 2025-05-05
    listed $549,900 Active 629-char remark

    Show marketing remark (629 chars)

    Beautiful 2BR/2BA at the Ebb Tide Suites Condominiums just a stone's throw from the famous Ocean City beach and boardwalk. Onsite rental program offers nightly rentals with daily housekeeping, linen service and pool access. Ebb Tide Suites offers a great rental stream for the astute investor. 2024 gross income exceeded 52K! Fully furnished, LVP flooring throughout, onsite parking, huge outside balcony! Condo fees include wireless internet, cable TV, water, sewer, flood insurance, building insurance, trash service and common area maintenance. The building is Professionally managed for carefree ownership. See Agent remarks.

23. 2023-03-14
    soldstatus $442,500 Sold
24. 2023-03-06
    historical Under Contract
25. 2023-02-01
    historical
26. 2023-01-30
    listed $464,900 Active
27. 2022-10-18
    listed $464,900 Active
28. 2021-01-01
    historical
29. 2020-08-12
    listed $449,000 Active
30. 2013-04-25
    soldstatus $335,000
31. 2013-03-23
    historical
32. 2013-02-08
    listed $349,900
33. 2004-07-31
    soldstatus $413,000
34. 2004-04-04
    historical
35. 2004-03-22
    listed $429,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 58% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $70,189
• − Mortgage interest: −$23,521
• − Property taxes: −$6,298
• − Insurance: −$7,218
• − Repairs & maintenance: −$5,615
• − Management: −$5,615
• − HOA: −$8,820
• − Depreciation: −$12,215
• Taxable income: $886
• Est. tax owed @ 24.0%: −$213
• After-tax cash flow: $6,476/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: 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

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
• City population: 11,260
• Population (ZIP): 11,260

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
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+4.7% since first listed

21 events — show timeline

• 2026-03-25 Price Changed $449,900 SJSRMLS
• 2026-03-07 Price Changed $459,900 SJSRMLS
• 2025-12-27 Price Changed $479,900 SJSRMLS
• 2025-09-08 Listed $499,900 SJSRMLS
• 2025-07-11 Listing Removed — SJSRMLS
• 2025-06-23 Price Changed $509,900 SJSRMLS
• 2025-05-24 Price Changed $529,900 SJSRMLS
• 2025-05-05 Listed $549,900 SJSRMLS
• 2023-03-14 Sold (MLS) $442,500 SJSRMLS
• 2023-03-06 Contingent — SJSRMLS
• 2023-02-01 Listing Removed — SJSRMLS
• 2023-01-30 Listed $464,900 SJSRMLS
• 2022-10-18 Listed $464,900 SJSRMLS
• 2021-01-01 Listing Removed — SJSRMLS
• 2020-08-12 Listed $449,000 SJSRMLS
• 2013-04-25 Sold (MLS) $335,000 SJSRMLS
• 2013-03-23 Listing Removed — SJSRMLS
• 2013-02-08 Listed $349,900 SJSRMLS
• 2004-07-31 Sold (MLS) $413,000 SJSRMLS
• 2004-04-04 Listing Removed — SJSRMLS
• 2004-03-22 Listed $429,900 SJSRMLS