4546 Ocean Heights Ave Ave · Hamilton, NJ 08330

$305,000

3 bd · 2.0 ba · 1,708 sqft · SingleFamily public records · 124 Days on market

Built 1988

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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).

• Appreciation +10.0/10.0
• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.1/10.0

Listing remarks MLS

Beautiful 3 bedroom, 1.5 bath, 2 car garage, full basement, french doors to large extended cedar deck to large above ground pool, fenced in cedar back yard shed, asphalt drive 210 ft. Vaulted ceiling with sky lights, custom blinds.

Key facts

• Private residence
• Quiet wooded setting
• Peaceful retreat

Tags

• PEACEFUL RETREAT
• MATURE TREES
• QUIET WOODED SETTING
• BONUS LIVING SPACE
• PRIVATE RESIDENCE
• RENOVATION PROJECT

Property features AI

Exterior

• Parking: Two-car garage; Exterior parking for three or more cars
• Utilities: Well water; Septic sewer
• Exterior features: Lot approximately 1–5 acres; Lot dimensions about 95 x 930; Not waterfront

Interior

• Flooring: Tile; Wall-to-wall carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Oil heating
• Interior features: Tile and wall-to-wall carpet flooring; Full basement with inside entrance; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (11.9% below list).
• Recommended offer: $256k (16.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Hamilton Township School District (suburban): math 9% / reading 37% proficiency, ranked #401 of 472 in NJ (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: George L. Hess Educational Complex (math 8% / reading 32%, grade F, #990 of 1,303 statewide, top 76%, 1,363 students, 53% FRL); William Davies Middle School (math 10% / reading 41%, grade F, #359 of 431 statewide, top 84%, 930 students, 51% FRL); Oakcrest High School (math 9% / reading 36%, grade F, #342 of 399 statewide, top 86%, 914 students, 61% FRL) — zoned schools average 55% FRL vs 37% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 244 active listings in the ZIP; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• This rent runs 42% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $172k; list at $305k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $256,103 (16.0% 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 124 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.88% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.89%
• DSCR: 0.83
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.74×
• Total profit: $148,702
• Equity at exit: $274,768

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $452,203
• Equity at exit: $592,548

Cash invested: $85,400 (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 08330

• Home prices YoY: 3.9%
• Active inventory: 244
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,687 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$673 /mo · $8,075/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-277

Break-even live

Break-even rent $3,037

Max offer price $256,103

Occupancy floor —

Sensitivity live

Price	-10% $-104	-5% $-190	+0% $-277	+5% $-363	+10% $-449
Rent	-10% $-489	-5% $-383	+0% $-277	+5% $-171	+10% $-65
Rate	-1.0pp $-123	-0.5pp $-199	base $-277	+0.5pp $-356	+1.0pp $-436

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-21
   days on market $305,000 Under Contract 124 DOM
2. 2026-06-19
   days on market $305,000 Under Contract 122 DOM
3. 2026-06-18
   days on market $305,000 Under Contract 121 DOM
4. 2026-06-17
   days on market $305,000 Under Contract 120 DOM
5. 2026-06-16
   days on market $305,000 Under Contract 119 DOM
6. 2026-06-15
   days on market $305,000 Under Contract 118 DOM
7. 2026-06-14
   days on market $305,000 Under Contract 116 DOM
8. 2026-06-13
   days on market $305,000 Under Contract 115 DOM
9. 2026-06-10
   days on market $305,000 Under Contract 113 DOM
10. 2026-06-09
    days on market $305,000 Under Contract 112 DOM
11. 2026-06-08
    days on market $305,000 Under Contract 111 DOM
12. 2026-06-07
    days on market $305,000 Under Contract 110 DOM
13. 2026-06-03
    days on market $305,000 Under Contract 106 DOM
14. 2026-06-02
    days on market $305,000 Under Contract 105 DOM
15. 2026-06-01
    days on market $305,000 Under Contract 104 DOM
16. 2026-05-31
    days on market $305,000 Under Contract 103 DOM
17. 2026-05-30
    days on market $305,000 Under Contract 102 DOM
18. 2026-05-02
    historical Under Contract
19. 2026-04-27
    price $305,000
20. 2026-04-20
    status Active
21. 2026-04-05
    historical Under Contract
22. 2026-03-18
    status Active
23. 2026-02-27
    historical Under Contract
24. 2026-02-17
    listed $330,000 Active
25. 2002-05-15
    soldstatus $172,500
26. 2002-04-30
    soldstatus $172,500 231-char remark

    Show marketing remark (231 chars)

    Beautiful 3 bedroom, 1.5 bath, 2 car garage, full basement, french doors to large extended cedar deck to large above ground pool, fenced in cedar back yard shed, asphalt drive 210 ft. Vaulted ceiling with sky lights, custom blinds.

27. 2002-04-12
    historical 231-char remark

    Show marketing remark (231 chars)

    Beautiful 3 bedroom, 1.5 bath, 2 car garage, full basement, french doors to large extended cedar deck to large above ground pool, fenced in cedar back yard shed, asphalt drive 210 ft. Vaulted ceiling with sky lights, custom blinds.

28. 2001-11-30
    listed $180,000 231-char remark

    Show marketing remark (231 chars)

    Beautiful 3 bedroom, 1.5 bath, 2 car garage, full basement, french doors to large extended cedar deck to large above ground pool, fenced in cedar back yard shed, asphalt drive 210 ft. Vaulted ceiling with sky lights, custom blinds.

29. 1993-08-26
    soldstatus $121,000
30. 1988-05-03
    soldstatus $104,037

ⓘ 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: $8,075 · $673/mo
• Projected year-2 tax: $8,075 · $673/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,243
• − Mortgage interest: −$17,085
• − Property taxes: −$8,075
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,579
• − Management: −$2,579
• − Depreciation: −$8,873
• Taxable loss: −$8,473
• Est. tax savings @ 24.0%: +$2,034
• After-tax cash flow: $-1,288/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: Hamilton Township School District
• NCES district ID: 3406510
• Math proficiency: 9% ▼ -20.00%
• Reading proficiency: 37% ▼ -9.00%
• Median HH income: $60,997
• Composite: 21.34/100
• National rank: #8372
• State rank: #401 of 472 in NJ

Livability — Hamilton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Atlantic County · 143,611 people
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 29,972
• Household income: $77,167
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 1003.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 58% Hispanic / Latino 16% Black 14% Two or more races 13% Asian 4%
• Hispanic origin (detail): Puerto Rican 7% Dominican 4%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 1%
• Foreign-born: 9% · Canada, Vietnam, Guatemala
• Languages at home: 84% English-only · Spanish 10% Tagalog/Filipino 1% 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: ▲ 11.58%
• Current HPI: 308.5148
• 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

+193.2% since first listed

13 events — show timeline

• 2026-05-02 Contingent — SJSRMLS
• 2026-04-27 Price Changed $305,000 SJSRMLS
• 2026-04-20 Relisted — SJSRMLS
• 2026-04-05 Contingent — SJSRMLS
• 2026-03-18 Relisted — SJSRMLS
• 2026-02-27 Contingent — SJSRMLS
• 2026-02-17 Listed $330,000 SJSRMLS
• 2002-05-15 Sold (Public Records) $172,500 Public Records
• 2002-04-30 Sold (MLS) $172,500 SJSRMLS
• 2002-04-12 Listing Removed — SJSRMLS
• 2001-11-30 Listed $180,000 SJSRMLS
• 1993-08-26 Sold (Public Records) $121,000 Public Records
• 1988-05-03 Sold (Public Records) $104,037 Public Records

Property tax history

+2.0%/yr

Latest (2025): $8,075 · +2.6% YoY. Source: county tax records.