Atlantic City-Hammonton, NJ
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
moderate
Price to income
3.75×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs New Jersey
- 3.64×
- vs U.S.
- 3.43×
Benchmark
ACS median home value ÷ median HHI
moderate
Rent to income
27.8%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs New Jersey
- 27.8%=
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
deal-by-deal
Cap rate proxy
4.81%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs New Jersey
- 4.81%=
- vs U.S.
- 4.35%+0.47
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.00%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs New Jersey
- 0.00%=
- vs U.S.
- 0.03%
Benchmark
IRS net migration ÷ population
tight
Permit pipeline
1.73
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs New Jersey
- 1.73=
- vs U.S.
- 3.53
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
8.0%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs New Jersey
- 7.8%
- vs U.S.
- 4.5%
Benchmark
BLS LAUS, latest month
balanced buyer mix
Investor loan share
14.6%
2,921 purchase loans · 28.4% denial rate · 2024
Share of financed home purchases going to investors. Above ~15% means landlords are outbidding owner-occupants; below ~8% is owner-dominated.
Benchmark
Investor purchase loans ÷ all purchase loans (CFPB HMDA LAR, annual)
Where prices are and where they've been
5-year price appreciation
+84.4%
homeValues.yearOverYear
+6.5%
Median home value
$302,600
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,537 | $18,444 | 22.9% |
| 2 BR | $1,867 | $22,404 | 27.8% |
| 3 BR | $2,586 | $31,032 | 38.5% |
Labor market direction
Unemployment
8.0%
Median household income
$80,600
What's being built
Total TTM
639
+1.4% YoY
Single-family
556
2–4 unit
22
5+ unit
61
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Atlantic County | 274,339 | $272,700 | $76,819 | 639 | +1.4% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Atlantic City | 274,339 | $80,600 | 3.75× | 4.81% | +84.4% | 1.73 | 8.0% |
| Sioux Falls, SD | 277,944 | $81,418 | — | — | +48.0% | — | 2.3% |
| Cedar Rapids, IA | 275,693 | $77,084 | — | — | +38.5% | — | 3.4% |
| Norwich-New London, CT | 268,448 | $84,185 | — | — | +65.2% | — | 4.0% |
| Crestview-Fort Walton Beach-Destin, FL | 288,639 | $79,150 | — | — | +51.3% | — | 4.5% |
| Hagerstown-Martinsburg, MD-WV | 295,165 | $75,473 | — | — | +50.6% | — | 3.9% |
Where people are moving in from
Net migration
+11
+0.00% of population
| Origin county | Tax returns |
|---|---|
| Camden County, NJ | 510 |
| Cape May County, NJ | 445 |
| Ocean County, NJ | 391 |
| Cumberland County, NJ | 324 |
| Gloucester County, NJ | 322 |
| Philadelphia County, PA | 316 |
Who lives in Atlantic City
- Median age
- 44
- Bachelor's+
- 32.9%
- Owner-occupancy
- 71.2%
- Vacancy rate
- 33.9%
- Rent burdened (30%+)
- 51.0%
- Median household income
- $80,600
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.
Data sources
| Metric | Source | Vintage |
|---|---|---|
| rent vs buy | HUD FMR + Census ACS + FRED MORTGAGE30US | current FY |