519 Graff Ln · Atlantic City, NJ 08401

$159,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 35 Days on market

Built 1925 1,307 sqft lot Est $190k · 16% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +14.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Rent growth +3.9/5.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Knocks! Renovated 3 Bedroom, 1 Full Bath Colonial in highly sought neighborhood of Atlantic City. Features include hardwood floors thruout, Large Living room, Eat In Kitchen, three generous sized bedrooms and One Full bath. The perfect choice for you, the next Owner

Key facts

• Eat in kitchen
• Large living room
• Hardwood floors

Tags

• HARDWOOD FLOORS
• EAT IN KITCHEN
• LARGE LIVING ROOM

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Driveway parking with space for 2 vehicles; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached home; Above-grade finished area approximately 1,020 (assessor estimate); Year built estimated
• Construction: Block construction; Block foundation
• Exterior features: Detached structure

Interior

• Kitchen: Kitchen
• Bedrooms: 3 bedrooms on the upper level
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard hot water heating; Natural gas heating and hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.7% in Atlantic 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 55/100 on livability (#525 in NJ) — a working-class tenant base; expect higher turnover. Strengths: health & safety A; Watch: commute D, schools F, crime F.
• Atlantic City School District (urban): math 9% / reading 26% proficiency, ranked #454 of 472 in NJ (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.5%/yr); 482 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• At $2,305/mo this rent would consume 67% of the median local household income ($41k/yr) (locally 3414% of renters already pay >50% of income on rent) — 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask has dropped $16k (9%) 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; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.45% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.81%
• DSCR: 1.84
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $189,720
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Madison Ave	0.20mi	3/1.5	1,104 (+8%)	10mo	$228,000	$207	67
324 Madison Ave	0.20mi	3/1.5	1,104 (+8%)	13mo	$231,000	$209	64
1441 Caspian Ave	0.71mi	3/1.0	1,025 (+0%)	7mo	$142,000	$139	60
356 N South Carolina Ave	0.56mi	3/1.0	1,000 (-2%)	16mo	$120,000	$120	57
345 Ocean Ave	0.58mi	3/1.0	922 (-10%)	2mo	$170,000	$184	55
322 Beach Ave	0.25mi	3/1.5	1,104 (+8%)	22mo	$205,845	$186	55
1522 C Morris Cain Pl	0.74mi	3/1.5	1,048 (+3%)	8mo	$169,900	$162	52
316 N New York Ave	0.71mi	3/1.5	1,044 (+2%)	15mo	$250,000	$239	48

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 · 5.52% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,169
• Equity at exit: $23,707

10-year hold

• IRR: 11.7%
• Equity multiple: 2.07×
• Total profit: $47,536
• Equity at exit: $13,747

Cash invested: $44,520 (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 08401

• Home prices YoY: -7.0%
• Rents YoY: 5.5%
• Active inventory: 482
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,305 high
• Mortgage (P&I): −$834
• Tax from tax record: −$223 /mo · $2,677/yr
• Insurance: −$66
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $271

Break-even live

Break-even rent $1,962

Max offer price $159,000

Occupancy floor 83%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
351 N New Hampshire Ave Atlantic City, NJ	2.0	2.0	972	$1,948	$2.00	13d	3	0.34mi
31 N Virginia Ave Atlantic City, NJ	3.0	1.0	725	$2,230	$3.08	13d	1	0.41mi
526 Pacific Ave Atlantic City, NJ	2.0	2.0	1170	$2,400	$2.05	20d	4	0.51mi
848 Pacific Ave Unit 1014254P Atlantic City, NJ	1.0–2.0	2.0–3.0	1243	$2,413	$1.94	13d	2	0.53mi
122 Dewey Pl Atlantic City, NJ	3.0	1.0	1250	$2,700	$2.16	20d	1	0.64mi
101 Boardwalk Atlantic City, NJ	2.0	1.0	645	$2,700	$4.18	13d	3	0.70mi
1724 Atlantic Ave Unit B2 Atlantic City, NJ	2.0	1.0	750	$1,495	$1.99	20d	1	0.97mi
1724 Atlantic Ave Unit A1 Atlantic City, NJ	3.0	1.0	950	$2,300	$2.42	20d	1	0.97mi
1916 Magellan Ave Atlantic City, NJ	2.0	1.0	1478	$1,850	$1.25	20d	1	1.06mi
905 Keener Ave Atlantic City, NJ	3.0	1.0	1059	$1,900	$1.79	20d	1	1.14mi
2015 Grant Ave Atlantic City, NJ	3.0	1.0	1056	$2,325	$2.20	20d	1	1.15mi
2021 Grant Ave Atlantic City, NJ	3.0	1.0	1011	$2,350	$2.32	20d	1	1.16mi
4 Italy Ter Atlantic City, NJ	3.0	1.0	1000	$2,300	$2.30	20d	1	1.34mi
1510 N Arkansas Ave Atlantic City, NJ	3.0	2.0	1008	$2,750	$2.73	13d	1	1.47mi
1523 N Arkansas Ave Atlantic City, NJ	3.0	2.0	984	$2,500	$2.54	20d	1	1.50mi

Listing history 39 events

1. 2026-06-19
   days on market $159,000 Active 35 DOM
2. 2026-06-18
   days on market $159,000 Active 34 DOM
3. 2026-06-17
   days on market $159,000 Active 33 DOM
4. 2026-06-16
   days on market $159,000 Active 32 DOM
5. 2026-06-15
   price $159,000 Active 31 DOM
6. 2026-06-15
   days on market $165,000 Active 31 DOM
7. 2026-06-14
   days on market $165,000 Active 29 DOM
8. 2026-06-13
   days on market $165,000 Active 28 DOM
9. 2026-06-10
   days on market $165,000 Active 26 DOM
10. 2026-06-09
    days on market $165,000 Active 25 DOM
11. 2026-06-08
    days on market $165,000 Active 24 DOM
12. 2026-06-07
    days on market $165,000 Active 23 DOM
13. 2026-06-03
    status $165,000 Active 18 DOM
14. 2026-05-22
    status Pending
15. 2026-05-11
    historical Active Under Contract

    Show marketing remark (281 chars)

    Opportunity Knocks! Renovated 3 Bedroom, 1 Full Bath Colonial in highly sought neighborhood of Atlantic City. Features include hardwood floors thruout, Large Living room, Eat In Kitchen, three generous sized bedrooms and One Full bath. The perfect choice for you, the next Owner

16. 2026-05-11
    status Pending 281-char remark

    Show marketing remark (281 chars)

    Opportunity Knocks! Renovated 3 Bedroom, 1 Full Bath Colonial in highly sought neighborhood of Atlantic City. Features include hardwood floors thruout, Large Living room, Eat In Kitchen, three generous sized bedrooms and One Full bath. The perfect choice for you, the next Owner

17. 2026-05-06
    price $165,000

    Show marketing remark (281 chars)

    Opportunity Knocks! Renovated 3 Bedroom, 1 Full Bath Colonial in highly sought neighborhood of Atlantic City. Features include hardwood floors thruout, Large Living room, Eat In Kitchen, three generous sized bedrooms and One Full bath. The perfect choice for you, the next Owner

18. 2026-05-06
    price $165,000 281-char remark

    Show marketing remark (281 chars)

    Opportunity Knocks! Renovated 3 Bedroom, 1 Full Bath Colonial in highly sought neighborhood of Atlantic City. Features include hardwood floors thruout, Large Living room, Eat In Kitchen, three generous sized bedrooms and One Full bath. The perfect choice for you, the next Owner

19. 2026-05-01
    historical Withdrawn/Temp Off Market 282-char remark

    Show marketing remark (282 chars)

    Opportunity Knocks! Renovated 3 Bedroom, 1 Full Bath Colonial in highly sought neighborhood of Atlantic City. Features include hardwood floors throughout, Large Living room, Eat-In Kitchen, three generous sized bedrooms and One Full bath. The perfect choice for you, the next Owner.

20. 2026-04-23
    price $175,000 281-char remark

    Show marketing remark (282 chars)

    Opportunity Knocks! Renovated 3 Bedroom, 1 Full Bath Colonial in highly sought neighborhood of Atlantic City. Features include hardwood floors throughout, Large Living room, Eat-In Kitchen, three generous sized bedrooms and One Full bath. The perfect choice for you, the next Owner.

21. 2026-04-23
    status Active 282-char remark

    Show marketing remark (282 chars)

    Opportunity Knocks! Renovated 3 Bedroom, 1 Full Bath Colonial in highly sought neighborhood of Atlantic City. Features include hardwood floors throughout, Large Living room, Eat-In Kitchen, three generous sized bedrooms and One Full bath. The perfect choice for you, the next Owner.

22. 2026-04-23
    listed $175,000 Active

    Show marketing remark (282 chars)

    Opportunity Knocks! Renovated 3 Bedroom, 1 Full Bath Colonial in highly sought neighborhood of Atlantic City. Features include hardwood floors throughout, Large Living room, Eat-In Kitchen, three generous sized bedrooms and One Full bath. The perfect choice for you, the next Owner.

23. 2026-04-10
    status Active 281-char remark

    Show marketing remark (281 chars)

    Opportunity Knocks! Renovated 3 Bedroom, 1 Full Bath Colonial in highly sought neighborhood of Atlantic City. Features include hardwood floors thruout, Large Living room, Eat In Kitchen, three generous sized bedrooms and One Full bath. The perfect choice for you, the next Owner

24. 2026-02-24
    status Under Contract 282-char remark

    Show marketing remark (282 chars)

    Opportunity Knocks! Renovated 3 Bedroom, 1 Full Bath Colonial in highly sought neighborhood of Atlantic City. Features include hardwood floors throughout, Large Living room, Eat-In Kitchen, three generous sized bedrooms and One Full bath. The perfect choice for you, the next Owner.

25. 2026-02-11
    status Pending 281-char remark

    Show marketing remark (281 chars)

    Opportunity Knocks! Renovated 3 Bedroom, 1 Full Bath Colonial in highly sought neighborhood of Atlantic City. Features include hardwood floors thruout, Large Living room, Eat In Kitchen, three generous sized bedrooms and One Full bath. The perfect choice for you, the next Owner

26. 2026-01-26
    listed $189,000 Active 281-char remark

    Show marketing remark (282 chars)

    Opportunity Knocks! Renovated 3 Bedroom, 1 Full Bath Colonial in highly sought neighborhood of Atlantic City. Features include hardwood floors throughout, Large Living room, Eat-In Kitchen, three generous sized bedrooms and One Full bath. The perfect choice for you, the next Owner.

27. 2026-01-26
    listed $189,000 Active 282-char remark

    Show marketing remark (282 chars)

    Opportunity Knocks! Renovated 3 Bedroom, 1 Full Bath Colonial in highly sought neighborhood of Atlantic City. Features include hardwood floors throughout, Large Living room, Eat-In Kitchen, three generous sized bedrooms and One Full bath. The perfect choice for you, the next Owner.

28. 2024-08-23
    historical $2,500
29. 2024-08-10
    listed $2,500
30. 2024-02-20
    historical
31. 2023-12-20
    listed $179,000 Active
32. 2023-12-20
    listed $179,000 Active
33. 2021-10-29
    historical
34. 2021-05-25
    price $95,000
35. 2021-05-09
    price $79,000
36. 2021-03-26
    price $79,900
37. 2021-03-09
    price $74,500
38. 2021-02-25
    price $79,900
39. 2021-02-02
    listed $89,000 Active

ⓘ 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: $2,677 · $223/mo
• Projected year-2 tax: $3,318 · $277/mo
• Expected delta: +$641/yr (+$53/mo · 23.9%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,663
• − Mortgage interest: −$8,906
• − Property taxes: −$2,677
• − Insurance: −$5,914
• − Repairs & maintenance: −$2,213
• − Management: −$2,213
• − Depreciation: −$4,625
• Taxable income: $1,115
• Est. tax owed @ 24.0%: −$268
• After-tax cash flow: $2,990/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: Atlantic City School District
• NCES district ID: 3400960
• Math proficiency: 9% ▼ -12.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $27,842
• Composite: 13.66/100
• National rank: #9504
• State rank: #454 of 472 in NJ

Livability — Atlantic City

• Score: 55/100
• State rank: #525
• US rank: #23095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlantic City, NJ
• County: Atlantic County · 143,611 people
• City population: 38,925
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 38,925
• Household income: $41,126
• Rent vs Own: 69.8% rent · 30.2% own
• Severe rent burden: 3414.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Hispanic / Latino 32% Black 32% Asian 16% White 16% Two or more races 11% Native American 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 8% Dominican 8%
• Common ancestry: Romanian 1% Scotch-Irish 1%
• Foreign-born: 29% · Canada, Vietnam, Jamaica
• Languages at home: 52% English-only · Spanish 30% Other Indo-European 8% Vietnamese 3%

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: ▼ -26.82%
• Current HPI: 353.7827
• Rent YoY: ▲ 5.52%
• 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

+85.4% since first listed

26 events — show timeline

• 2026-05-22 Pending — BRIGHT MLS
• 2026-05-11 Contingent — BRIGHT MLS
• 2026-05-11 Pending — MOMLS
• 2026-05-06 Price Changed $165,000 BRIGHT MLS
• 2026-05-06 Price Changed $165,000 MOMLS
• 2026-05-01 Delisted — CMCMLS
• 2026-04-23 Price Changed $175,000 MOMLS
• 2026-04-23 Relisted — CMCMLS
• 2026-04-23 Listed $175,000 BRIGHT MLS
• 2026-04-10 Relisted — MOMLS
• 2026-02-24 Pending — CMCMLS
• 2026-02-11 Pending — MOMLS
• 2026-01-26 Listed $189,000 CMCMLS
• 2026-01-26 Listed $189,000 MOMLS
• 2024-08-23 Rental Removed $2,500 Avail
• 2024-08-10 Listed for Rent $2,500 Avail
• 2024-02-20 Listing Removed — SJSRMLS
• 2023-12-20 Listed $179,000 SJSRMLS
• 2023-12-20 Listed $179,000 MOMLS
• 2021-10-29 Listing Removed — SJSRMLS
• 2021-05-25 Price Changed $95,000 SJSRMLS
• 2021-05-09 Price Changed $79,000 SJSRMLS
• 2021-03-26 Price Changed $79,900 SJSRMLS
• 2021-03-09 Price Changed $74,500 SJSRMLS
• 2021-02-25 Price Changed $79,900 SJSRMLS
• 2021-02-02 Listed $89,000 SJSRMLS

Property tax history

-0.6%/yr

Latest (2025): $2,677 · -2.1% YoY. Source: county tax records.