1115 Arctic Ave · Atlantic City, NJ 08401

$319,000

4 bd · 2.0 ba · 1,884 sqft · SingleFamily public records · 128 Days on market

Built 1900 Est $251k · 27% over

---

Why this score? — see what drove the F 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 +13.5/30.0
• DSCR +4.1/10.0
• Rent growth +3.9/5.0
• 1% rule +3.3/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Artsy Getaway! A true expression of creativity, this unique duplex offers a 3-bedroom, 1-bath unit and a 1-bedroom, 1-bath unit, both updated, TURN-KEY and income-ready collecting between $50,000-$55,000 per year via Airbnb - owners can transfer the already established reputation listings to new owner with current rentals already booked. Perfect for investors or anyone dreaming of owning a stylish shore retreat. Live in one space and rent out the other, or use both as an inspired getaway for family and friends. Each unit showcases artistic touches and inviting décor, making it a place where every corner feels like a masterpiece. The property is being sold "as is", furnished with no penny spared, especially for a good night's sleep, so you can start enjoying, or earning, from day one. Whether you’re looking for a smart investment, a creative escape, or both, the Artsy Getaway is ready to welcome you home!

Key facts

• Listed 127 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-418 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (16.9% below list).
• Recommended offer: $245k (23.1% below list) — sets the bar for cash-flow.
• Cap rate 6.3% 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; 6 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 $2,652/mo this rent would consume 77% 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 $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $40k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $319k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1900 — 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 8→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,207 (23.1% 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 128 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.83% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $250,572
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 N Maryland	0.17mi	4/2.5	1,900 (+1%)	2mo	$233,500	$123	87
441 N Connecticut Ave	0.55mi	3/2.0 (-1)	1,869 (-1%)	7mo	$215,000	$115	62
349 N North Carolina Ave	0.29mi	3/1.5 (-1)	1,750 (-7%)	11mo	$249,900	$143	59
111 N Indiana Ave	0.50mi	4/3.0	1,978 (+5%)	9mo	$130,000	$66	57
348 N Dr Martin Luther King Blvd	0.52mi	5/2.0 (+1)	2,044 (+8%)	1mo	$285,000	$139	55
554 N Connecticut Ave	0.63mi	3/3.0 (-1)	1,986 (+5%)	2mo	$879,000	$443	51
226 N Massachusetts Ave	0.49mi	3/2.5 (-1)	1,694 (-10%)	16mo	$225,000	$133	40

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: -22.6%
• Equity multiple: 0.20×
• Total profit: $-71,173
• Equity at exit: $47,564

10-year hold

• IRR: -10.8%
• Equity multiple: 0.27×
• Total profit: $-65,509
• Equity at exit: $27,581

Cash invested: $89,320 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,652 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$281 /mo · $3,370/yr
• Insurance: −$133
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-418

Break-even live

Break-even rent $3,181

Max offer price $245,207

Occupancy floor —

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 N Tennessee Ave Unit 2 Atlantic City, NJ	3.0	1.0	1815	$2,200	$1.21	13d	1	0.34mi
513 Barrett Ave Unit A Atlantic City, NJ	4.0	3.5	2156	$3,500	$1.62	21d	1	0.70mi
10 Starboard Ct #10 Atlantic City, NJ	3.0	2.5	1680	$2,400	$1.43	13d	1	0.79mi
122 Dewey Pl Atlantic City, NJ	3.0	1.0	1250	$2,700	$2.16	21d	1	0.81mi
2402 Auburn Ter Unit B Atlantic City, NJ	3.0	1.0	1893	$2,000	$1.06	21d	1	0.98mi
1216 N Ohio Ave Atlantic City, NJ	5.0	2.0	1355	$2,900	$2.14	21d	1	1.01mi

Listing history 30 events

1. 2026-06-19
   days on market $319,000 Active 128 DOM
2. 2026-06-18
   days on market $319,000 Active 127 DOM
3. 2026-06-17
   days on market $319,000 Active 126 DOM
4. 2026-06-16
   days on market $319,000 Active 125 DOM
5. 2026-06-15
   days on market $319,000 Active 124 DOM
6. 2026-06-14
   days on market $319,000 Active 122 DOM
7. 2026-06-13
   days on market $319,000 Active 121 DOM
8. 2026-06-10
   days on market $319,000 Active 119 DOM
9. 2026-06-09
   days on market $319,000 Active 118 DOM
10. 2026-06-08
    days on market $319,000 Active 117 DOM
11. 2026-06-07
    days on market $319,000 Active 116 DOM
12. 2026-06-02
    days on market $319,000 Active 111 DOM
13. 2026-06-01
    days on market $319,000 Active 110 DOM
14. 2026-05-31
    days on market $319,000 Active 109 DOM
15. 2026-05-30
    days on market $319,000 Active 108 DOM
16. 2026-05-01
    price $319,000 955-char remark

    Show marketing remark (955 chars)

    Welcome to the Artsy Getaway! A true expression of creativity, this unique duplex offers a 3-bedroom, 1-bath unit and a 1-bedroom, 1-bath unit, both updated, TURN-KEY and income-ready collecting between $50,000-$55,000 per year via Airbnb - owners can transfer the already established reputation listings to new owner with current rentals already booked. Perfect for investors or anyone dreaming of owning a stylish shore retreat. Live in one space and rent out the other, or use both as an inspired getaway for family and friends. Each unit showcases artistic touches and inviting décor, making it a place where every corner feels like a masterpiece. The property is being sold "as is", furnished with no penny spared, especially for a good night's sleep, so you can start enjoying, or earning, from day one. Whether you’re looking for a smart investment, a creative escape, or both, the Artsy Getaway is ready to welcome you home!

17. 2026-03-31
    price $358,000 955-char remark

    Show marketing remark (955 chars)

    Welcome to the Artsy Getaway! A true expression of creativity, this unique duplex offers a 3-bedroom, 1-bath unit and a 1-bedroom, 1-bath unit, both updated, TURN-KEY and income-ready collecting between $50,000-$55,000 per year via Airbnb - owners can transfer the already established reputation listings to new owner with current rentals already booked. Perfect for investors or anyone dreaming of owning a stylish shore retreat. Live in one space and rent out the other, or use both as an inspired getaway for family and friends. Each unit showcases artistic touches and inviting décor, making it a place where every corner feels like a masterpiece. The property is being sold "as is", furnished with no penny spared, especially for a good night's sleep, so you can start enjoying, or earning, from day one. Whether you’re looking for a smart investment, a creative escape, or both, the Artsy Getaway is ready to welcome you home!

18. 2026-02-11
    listed $359,000 Active 955-char remark

    Show marketing remark (906 chars)

    Welcome to the Artsy Getaway! A true expression of creativity, this unique duplex offers endless possibilities! Featuring a 3-bedroom, 1-bath unit and a 1-bedroom, 1-bath unit, both recently updated, this property is turn-key and income-ready collecting between $50,000-$55,000 per year via Airbnb. Perfect for investors or anyone dreaming of owning a stylish shore retreat. Live in one space and rent out the other, or use both as an inspired getaway for family and friends. Each unit showcases artistic touches and inviting décor, making it a place where every corner feels like a masterpiece. The property is being sold furnished with no penny spared, especially for a good night's sleep, and “as is, ” so you can start enjoying, or earning, from day one. Whether you’re looking for a smart investment, a creative escape, or both, the Artsy Getaway is ready to welcome you home!

19. 2026-02-11
    historical 906-char remark

    Show marketing remark (906 chars)

    Welcome to the Artsy Getaway! A true expression of creativity, this unique duplex offers endless possibilities! Featuring a 3-bedroom, 1-bath unit and a 1-bedroom, 1-bath unit, both recently updated, this property is turn-key and income-ready collecting between $50,000-$55,000 per year via Airbnb. Perfect for investors or anyone dreaming of owning a stylish shore retreat. Live in one space and rent out the other, or use both as an inspired getaway for family and friends. Each unit showcases artistic touches and inviting décor, making it a place where every corner feels like a masterpiece. The property is being sold furnished with no penny spared, especially for a good night's sleep, and “as is, ” so you can start enjoying, or earning, from day one. Whether you’re looking for a smart investment, a creative escape, or both, the Artsy Getaway is ready to welcome you home!

20. 2025-11-18
    price $379,000 906-char remark

    Show marketing remark (906 chars)

    Welcome to the Artsy Getaway! A true expression of creativity, this unique duplex offers endless possibilities! Featuring a 3-bedroom, 1-bath unit and a 1-bedroom, 1-bath unit, both recently updated, this property is turn-key and income-ready collecting between $50,000-$55,000 per year via Airbnb. Perfect for investors or anyone dreaming of owning a stylish shore retreat. Live in one space and rent out the other, or use both as an inspired getaway for family and friends. Each unit showcases artistic touches and inviting décor, making it a place where every corner feels like a masterpiece. The property is being sold furnished with no penny spared, especially for a good night's sleep, and “as is, ” so you can start enjoying, or earning, from day one. Whether you’re looking for a smart investment, a creative escape, or both, the Artsy Getaway is ready to welcome you home!

21. 2025-10-23
    listed $399,000 Active 906-char remark

    Show marketing remark (906 chars)

    Welcome to the Artsy Getaway! A true expression of creativity, this unique duplex offers endless possibilities! Featuring a 3-bedroom, 1-bath unit and a 1-bedroom, 1-bath unit, both recently updated, this property is turn-key and income-ready collecting between $50,000-$55,000 per year via Airbnb. Perfect for investors or anyone dreaming of owning a stylish shore retreat. Live in one space and rent out the other, or use both as an inspired getaway for family and friends. Each unit showcases artistic touches and inviting décor, making it a place where every corner feels like a masterpiece. The property is being sold furnished with no penny spared, especially for a good night's sleep, and “as is, ” so you can start enjoying, or earning, from day one. Whether you’re looking for a smart investment, a creative escape, or both, the Artsy Getaway is ready to welcome you home!

22. 2022-08-05
    soldstatus $125,000
23. 2022-05-31
    soldstatus $125,000 Sold
24. 2022-03-03
    historical Under Contract
25. 2021-10-27
    listed $145,000 Active
26. 2019-08-31
    historical
27. 2019-02-15
    listed $149,000 Active
28. 2013-03-15
    historical
29. 2010-02-01
    listed $135,000
30. 1984-05-01
    soldstatus $12,500

ⓘ 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: $3,370 · $281/mo
• Projected year-2 tax: $5,656 · $471/mo
• Expected delta: +$2,287/yr (+$191/mo · 67.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 8 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: $31,829
• − Mortgage interest: −$17,869
• − Property taxes: −$3,370
• − Insurance: −$6,714
• − Repairs & maintenance: −$2,546
• − Management: −$2,546
• − Depreciation: −$9,280
• Taxable loss: −$10,496
• Est. tax savings @ 24.0%: +$2,519
• After-tax cash flow: $-2,494/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

+2452.0% since first listed

15 events — show timeline

• 2026-05-01 Price Changed $319,000 SJSRMLS
• 2026-03-31 Price Changed $358,000 SJSRMLS
• 2026-02-11 Listing Removed — SJSRMLS
• 2026-02-11 Listed $359,000 SJSRMLS
• 2025-11-18 Price Changed $379,000 SJSRMLS
• 2025-10-23 Listed $399,000 SJSRMLS
• 2022-08-05 Sold (Public Records) $125,000 Public Records
• 2022-05-31 Sold (MLS) $125,000 SJSRMLS
• 2022-03-03 Contingent — SJSRMLS
• 2021-10-27 Listed $145,000 SJSRMLS
• 2019-08-31 Listing Removed — SJSRMLS
• 2019-02-15 Listed $149,000 SJSRMLS
• 2013-03-15 Listing Removed — SJSRMLS
• 2010-02-01 Listed $135,000 SJSRMLS
• 1984-05-01 Sold (Public Records) $12,500 Public Records

Property tax history

-0.8%/yr

Latest (2025): $3,370 · -2.1% YoY. Source: county tax records.