1100 West Ave Unit C · Ocean City, NJ 08226

$815,000

3 bd · 2.0 ba · 1,500 sqft · Condo · 36 Days on market

Excellent condition $543/sqft · 39% below area Est $1338k · 39% 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 +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
• Livability +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

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

Tags

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

Property features AI

Exterior

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

Interior

• Kitchen: Dishwasher; Microwave; Stove; Refrigerator
• Bedrooms: 3 bedrooms (some located on second level)
• Flooring: Vinyl; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Washer; Dryer; Timer thermostat; Blinds/Shades; Ceiling fans; Light fixtures; Screens; Garbage disposal; Gas cooking
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo 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: $791k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 $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 36 days — a 3% lower offer ($791k) 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 $790,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $1,337,518
• List price: $815,000
• Delta: -39.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

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 →

ZIP-level market 08226

• Active inventory: 419
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $8,145 medium
• Mortgage (P&I): −$4,274
• Tax est. 1.5%: −$1,019 /mo · $12,225/yr
• Insurance: −$340
• HOA: −$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%

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
• Reserves months: —
• Total cash needed: —

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	43d	1	0.16mi
935 Ocean Ave Ocean City, NJ	1.0–3.0	1.0–2.5	1112	$8,500	$7.64	43d	1	0.34mi
111 West Ave Unit 1309024P Ocean City, NJ	4.0	3.0	1991	$9,524	$4.78	43d	1	1.06mi
710 Battersea Rd Unit 1309016P Ocean City, NJ	3.0	2.0	1291	$8,042	$6.23	43d	1	1.28mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewer
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $815,000 Active 36 DOM
2. 2026-06-17
   days on market $815,000 Active 35 DOM
3. 2026-06-16
   days on market $815,000 Active 34 DOM
4. 2026-06-15
   days on market $815,000 Active 33 DOM
5. 2026-06-13
   days on market $815,000 Active 31 DOM
6. 2026-06-12
   days on market $815,000 Active 30 DOM
7. 2026-06-09
   days on market $815,000 Active 27 DOM
8. 2026-06-08
   days on market $815,000 Active 26 DOM
9. 2026-06-07
   days on market $815,000 Active 25 DOM
10. 2026-06-07
    days on market $815,000 Active 24 DOM
11. 2026-06-04
    days on market $815,000 Active 21 DOM
12. 2026-06-02
    days on market $815,000 Active 20 DOM
13. 2026-06-01
    days on market $815,000 Active 19 DOM
14. 2026-05-31
    days on market $815,000 Active 18 DOM
15. 2026-05-14
    listed $815,000 Active 789-char remark
16. 2026-05-13
    price $815,000
17. 2026-02-13
    listed $825,000 Active
18. 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!

19. 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!

20. 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.

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
• 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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+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