1911 Hummock Ave · Atlantic City, NJ 08401

$185,000

4 bd · 1.0 ba · 1,458 sqft · SingleFamily public records · 31 Days on market

Built 1920 2,526 sqft lot Est $188k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +8.2/15.0
• 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

Welcome to this Well Built 4 bedroom Home with Character. Enjoy the views from the Enclosed Front Porch, Large Formal Dining Room with Wood Columns and Builtin Cabinets with glass doors that separates the Formal Living Room, Lots of Windows and High Ceilings. Large Primary Bedroom, Pull down attic stairs for additional storage, Ceiling Fans, Replacement Windows, Back Covered Porch, Needs a Little Updating, but this property would make a great First Time Buyer Home or a Great Investment Property, This property is being Sold In As Is Condition. The Buyer Shall be Responsible for the CO and Any other Inspections, Certifications or Repairs Necessary for Closing at the buyers expense

Key facts

• Formal dining room
• Wood columns
• Builtin cabinets

Tags

• ENCLOSED FRONT PORCH
• FORMAL DINING ROOM
• WOOD COLUMNS
• BUILTIN CABINETS
• GLASS DOORS
• FORMAL LIVING ROOM

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer hookup available; Natural gas service
• Home design: Detached property; Above-grade finished living space noted
• Construction: Frame construction; Crawl space foundation; Above- and below-grade structures
• Exterior features: Lot dimensions approximately 25 x 101; No tidal water

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Four bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Hot water baseboard heating; Natural gas heating and hot water
• Interior features: Living room; Dining room; Kitchen; Two or more access/exit points
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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; 16 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 $2,449/mo this rent would consume 71% 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 $6k 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 $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.
• Current owner paid $68k; list at $185k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1920 — 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1920 — 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: 1.32% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.11%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $188,082
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
704 N Michigan Ave	0.12mi	3/1.5 (-1)	1,404 (-4%)	4mo	$215,000	$153	78
1910 Grant Ave	0.18mi	3/1.0 (-1)	1,460 (+0%)	13mo	$100,000	$68	75
604 N Indiana Ave	0.12mi	3/1.5 (-1)	1,476 (+1%)	14mo	$162,500	$110	73
1719 Hummock Ave	0.14mi	3/1.5 (-1)	1,439 (-1%)	15mo	$185,000	$129	72
719 N Ohio Ave	0.18mi	4/2.0	1,436 (-2%)	16mo	$1,570,000	$1,093	72
1932 Mckinley Ave Ave	0.23mi	3/2.0 (-1)	1,369 (-6%)	6mo	$232,300	$170	65
1115 N Ohio Ave	0.36mi	3/1.0 (-1)	1,438 (-1%)	16mo	$149,000	$104	63
133 N Georgia	0.43mi	3/1.5 (-1)	1,364 (-6%)	1mo	$137,000	$100	61
1002 N Michigan Ave	0.25mi	4/2.0	1,640 (+12%)	9mo	$191,000	$116	56
32 S Bellevue Ave	0.74mi	4/2.0	1,432 (-2%)	9mo	$200,000	$140	51
1428 Madison Ave	0.68mi	3/2.5 (-1)	1,474 (+1%)	12mo	$155,000	$105	46
1410 Emerson Ave	0.60mi	3/2.0 (-1)	1,244 (-15%)	12mo	$300,000	$241	29

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-6,218
• Equity at exit: $27,584

10-year hold

• IRR: 9.9%
• Equity multiple: 1.87×
• Total profit: $45,254
• Equity at exit: $15,995

Cash invested: $51,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,449 high
• Mortgage (P&I): −$970
• Tax from tax record: −$192 /mo · $2,305/yr
• Insurance: −$77
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $269

Break-even live

Break-even rent $2,109

Max offer price $185,000

Occupancy floor 84%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2015 Grant Ave Atlantic City, NJ	3.0	1.0	1056	$2,325	$2.20	20d	1	0.20mi
2021 Grant Ave Atlantic City, NJ	3.0	1.0	1011	$2,350	$2.32	20d	1	0.20mi
905 Keener Ave Atlantic City, NJ	3.0	1.0	1059	$1,900	$1.79	20d	1	0.20mi
326 N Tennessee Ave Unit 2 Atlantic City, NJ	3.0	1.0	1815	$2,200	$1.21	13d	1	0.40mi
1216 N Ohio Ave Atlantic City, NJ	5.0	2.0	1355	$2,900	$2.14	20d	1	0.44mi
4 Italy Ter Atlantic City, NJ	3.0	1.0	1000	$2,300	$2.30	20d	1	0.46mi
1724 Atlantic Ave Unit A1 Atlantic City, NJ	3.0	1.0	950	$2,300	$2.42	20d	1	0.54mi
1510 N Arkansas Ave Atlantic City, NJ	3.0	2.0	1008	$2,750	$2.73	13d	1	0.66mi
1523 N Arkansas Ave Atlantic City, NJ	3.0	2.0	984	$2,500	$2.54	20d	1	0.70mi
1532 Emerson Pl Fl Front Atlantic City, NJ	3.0	2.0	1200	$2,400	$2.00	13d	1	0.73mi
31 N Virginia Ave Atlantic City, NJ	3.0	1.0	725	$2,230	$3.08	13d	1	0.83mi
100 N Chelsea Ave Unit 1 Atlantic City, NJ	3.0	1.0	1200	$15,000	$12.50	20d	1	0.95mi
10 Starboard Ct #10 Atlantic City, NJ	3.0	2.5	1680	$2,400	$1.43	13d	1	1.25mi
3636 Winchester Ave Atlantic City, NJ	3.0	1.0	1094	$1,995	$1.82	20d	1	1.28mi
512 N Harrisburg Ave Atlantic City, NJ	3.0	2.0	1156	$2,800	$2.42	13d	1	1.39mi
3809 Ventnor Ave #6 Atlantic City, NJ	3.0	1.0	1500	$2,100	$1.40	20d	1	1.41mi

Listing history 9 events

1. 2026-06-19
   days on market $185,000 Active 31 DOM
2. 2026-06-18
   days on market $185,000 Active 30 DOM
3. 2026-06-17
   days on market $185,000 Active 29 DOM
4. 2026-06-16
   days on market $185,000 Active 28 DOM
5. 2026-06-15
   days on market $185,000 Active 27 DOM
6. 2026-06-14
   days on market $185,000 Active 25 DOM
7. 2026-06-13
   days on market $185,000 Active 24 DOM
8. 2026-06-10
   remarks 683-char remark
9. 2026-06-10
   listed $185,000 Active 22 DOM

ⓘ 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: $2,305 · $192/mo
• Projected year-2 tax: $3,456 · $288/mo
• Expected delta: +$1,151/yr (+$96/mo · 49.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥94°F today · 17 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: $29,388
• − Mortgage interest: −$10,363
• − Property taxes: −$2,305
• − Insurance: −$6,044
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − Depreciation: −$5,382
• Taxable income: $592
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $3,083/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

+174.1% since first listed

7 events — show timeline

• 2026-06-09 Relisted — BRIGHT MLS
• 2026-06-09 Relisted — SJSRMLS
• 2026-05-15 Listing Removed — BRIGHT MLS
• 2026-05-01 Listing Removed — SJSRMLS
• 2026-04-24 Listed $185,000 BRIGHT MLS
• 2026-04-20 Listed $185,000 SJSRMLS
• 1999-01-19 Sold (Public Records) $67,500 Public Records

Property tax history

-5.6%/yr

Latest (2025): $2,305 · -2.1% YoY. Source: county tax records.