Is 1100 West Ave Unit C 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 Unit C?

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 Unit C · Ocean City, NJ 08226

3 bd · 2.0 ba · 1,500 sqft · SingleFamily · 70 Days on market

Excellent condition $543/sqft · 38% below area Est $1.31M · 38% under

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

Listing remarks MLS

Welcome to your dream coastal retreat! This stunning shore condo offers the privacy and independence of a standalone home. Nested in the center of ocean city, this property boasts modern finishes, open floor plan and everything you see is brand new. Brand new siding, windows, roof, HVAC, plumbing, water and sewer lines - all this promises worry-free living. Stylish Interiors, waterproof flooring, serene coastal colors add warmth and elegance to every room. Modern kitchen with open layout is perfect for hosting and comes equipped with brand new SS appliances and stylish white shaker cabinets. Both bathrooms are tiled and fully updated with modern fixtures and finishes. Enjoy your own front porch, ideal for relaxing and taking in the coastal breeze. Additionally, the property includes a bonus room that new owners can use as desired- perfect for hosting guests, creating an additional living space or dream come true game room. Don’t miss this opportunity to own a piece of paradise. Schedule a showing today and experience coastal living at its finest!

Key facts

Fully renovated
Turnkey property
Newer roof

What this means for you Summary

Snapshot

This is a 3-bed/2.0-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 70 days — a 6% lower offer ($766k) is reasonable based on typical stale-listing flexibility.
3 sale attempts since 2y 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 70 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	50
1358 Simpson Ave	0.31mi	4/3.5 (+1)	1,750 (+17%)	12mo	$1,350,000	$771	39
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	27
1901 Glenwood Dr	1.07mi	4/4.5 (+1)	1,792 (+20%)	8mo	$3,295,000	$1,839	18
709 E 4th St	0.82mi	4/1.5 (+1)	1,200 (-20%)	22mo	$799,000	$666	15

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: 90 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

Parking: No garage
Utilities: Public sewer
Home design: Condominium ownership
Exterior features: Shingle roof

Interior

Kitchen: DishwasherMicrowaveStoveRefrigerator
Bedrooms: 3 bedrooms (some located on second level)
Flooring: VinylTile
Bathrooms: 2 full bathrooms
Heating & cooling: Forced air heatingCentral air conditioning
Interior features: WasherDryerTimer thermostatBlinds/ShadesCeiling fansLight fixturesScreensGarbage disposalGas cooking
Laundry & utility: WasherDryer

Listing history 47 events

2026-07-22

days on market $815,000 Active 70 DOM
2026-07-21

days on market $815,000 Active 69 DOM
2026-07-20

days on market $815,000 Active 68 DOM
2026-07-18

days on market $815,000 Active 66 DOM
2026-07-16

days on market $815,000 Active 64 DOM
2026-07-15

days on market $815,000 Active 63 DOM
2026-07-14

days on market $815,000 Active 62 DOM
2026-07-13

days on market $815,000 Active 61 DOM
2026-07-12

days on market $815,000 Active 60 DOM
2026-07-12

days on market $815,000 Active 59 DOM
2026-07-10

days on market $815,000 Active 58 DOM
2026-07-09

days on market $815,000 Active 57 DOM
2026-07-07

days on market $815,000 Active 55 DOM
2026-07-06

days on market $815,000 Active 54 DOM
2026-07-05

days on market $815,000 Active 53 DOM
2026-07-05

days on market $815,000 Active 52 DOM
2026-07-03

days on market $815,000 Active 51 DOM
2026-07-02

days on market $815,000 Active 50 DOM
2026-07-01

days on market $815,000 Active 49 DOM
2026-06-30

days on market $815,000 Active 48 DOM
2026-06-29

days on market $815,000 Active 47 DOM
2026-06-28

days on market $815,000 Active 46 DOM
2026-06-27

days on market $815,000 Active 45 DOM
2026-06-26

days on market $815,000 Active 44 DOM
2026-06-22

days on market $815,000 Active 40 DOM
2026-06-21

days on market $815,000 Active 39 DOM
2026-06-21

days on market $815,000 Active 38 DOM
2026-06-18

days on market $815,000 Active 36 DOM
2026-06-17

days on market $815,000 Active 35 DOM
2026-06-16

days on market $815,000 Active 34 DOM
2026-06-15

days on market $815,000 Active 33 DOM
2026-06-13

days on market $815,000 Active 31 DOM
2026-06-12

days on market $815,000 Active 30 DOM
2026-06-09

days on market $815,000 Active 27 DOM
2026-06-08

days on market $815,000 Active 26 DOM
2026-06-07

days on market $815,000 Active 25 DOM
2026-06-07

days on market $815,000 Active 24 DOM
2026-06-04

days on market $815,000 Active 21 DOM
2026-06-02

days on market $815,000 Active 20 DOM
2026-06-01

days on market $815,000 Active 19 DOM
2026-05-31

days on market $815,000 Active 18 DOM
2026-05-14

listed $815,000 Active 789-char remark
2026-05-13

price $815,000
2026-02-13

listed $825,000 Active
2024-08-09

soldstatus $775,000 Sold

Show marketing remark (1068 chars)

Welcome to your dream coastal retreat! This stunning shore condo offers the privacy and independence of a standalone home. Nested in the center of ocean city, this property boasts modern finishes, open floor plan and everything you see is brand new. Brand new siding, windows, roof, HVAC, plumbing, water and sewer lines - all this promises worry-free living. Stylish Interiors, waterproof flooring, serene coastal colors add warmth and elegance to every room. Modern kitchen with open layout is perfect for hosting and comes equipped with brand new SS appliances and stylish white shaker cabinets. Both bathrooms are tiled and fully updated with modern fixtures and finishes. Enjoy your own front porch, ideal for relaxing and taking in the coastal breeze. Additionally, the property includes a bonus room that new owners can use as desired- perfect for hosting guests, creating an additional living space or dream come true game room. Don’t miss this opportunity to own a piece of paradise. Schedule a showing today and experience coastal living at its finest!
2024-07-13

historical Under Contract

Show marketing remark (1068 chars)

Welcome to your dream coastal retreat! This stunning shore condo offers the privacy and independence of a standalone home. Nested in the center of ocean city, this property boasts modern finishes, open floor plan and everything you see is brand new. Brand new siding, windows, roof, HVAC, plumbing, water and sewer lines - all this promises worry-free living. Stylish Interiors, waterproof flooring, serene coastal colors add warmth and elegance to every room. Modern kitchen with open layout is perfect for hosting and comes equipped with brand new SS appliances and stylish white shaker cabinets. Both bathrooms are tiled and fully updated with modern fixtures and finishes. Enjoy your own front porch, ideal for relaxing and taking in the coastal breeze. Additionally, the property includes a bonus room that new owners can use as desired- perfect for hosting guests, creating an additional living space or dream come true game room. Don’t miss this opportunity to own a piece of paradise. Schedule a showing today and experience coastal living at its finest!
2024-06-20

listed $774,900 Active

Show marketing remark (1068 chars)

Welcome to your dream coastal retreat! This stunning shore condo offers the privacy and independence of a standalone home. Nested in the center of ocean city, this property boasts modern finishes, open floor plan and everything you see is brand new. Brand new siding, windows, roof, HVAC, plumbing, water and sewer lines - all this promises worry-free living. Stylish Interiors, waterproof flooring, serene coastal colors add warmth and elegance to every room. Modern kitchen with open layout is perfect for hosting and comes equipped with brand new SS appliances and stylish white shaker cabinets. Both bathrooms are tiled and fully updated with modern fixtures and finishes. Enjoy your own front porch, ideal for relaxing and taking in the coastal breeze. Additionally, the property includes a bonus room that new owners can use as desired- perfect for hosting guests, creating an additional living space or dream come true game room. Don’t miss this opportunity to own a piece of paradise. Schedule a showing today and experience coastal living at its finest!

ⓘ 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 · 13 photos

Excellent 95/100 None rehab

This fully renovated 2024 property in Ocean City, NJ is move-in ready with modern amenities and a turnkey setup for both resale and rental.

Value-add opportunities

Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more renters ↑
Both Add smart home features — Improves convenience and can increase rental value ↑
Both Install smart thermostat — Saves energy and can be a selling point ↑

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

+5.2% since first listed

6 events — show timeline

2026-05-14 Listed $815,000 MOMLS
2026-05-13 Price Changed $815,000 MOMLS
2026-02-13 Listed $825,000 MOMLS
2024-08-09 Sold (MLS) $775,000 SJSRMLS
2024-07-13 Contingent — SJSRMLS
2024-06-20 Listed $774,900 SJSRMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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