8305 Winchester Ave · Margate City, NJ 08401-9999

$1,100,000

4 bd · 1.5 ba · 1,204 sqft · SingleFamily public records · 13 Days on market

Built 1950 Est $1619k · 32% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WELL MAINTAINED, GREAT LOCATION. FINISHED 2ND FLOOR. LARGE SUNKEN FAMILY ROOM, GARAGE, 20 X 20' DECK OFF SECOND FLOOR. EASY TO SHOW.

Key facts

• Garage
• Built 1950
• Listed 13 days

Tags

• CORNER LOT OPPORTUNITY
• THREE BLOCKS FROM THE BEACH
• LARGE SECOND STORY DECK

Property features AI

Finance

• Other: Lead-based paint disclosure available; Seller's property condition disclosure available

Exterior

• Parking: Two exterior parking spaces; One-car garage
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Single property for sale
• Exterior features: Deck; Porch; Concrete driveway; Corner lot

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Gas stove; Self-cleaning oven; Refrigerator
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Dishwasher; Dryer; Gas stove; Refrigerator; Self-cleaning oven; Washer; Den/TV room; Eat-in kitchen; Laundry/utility room; Crawl space basement
• Laundry & utility: Washer and dryer; Laundry/utility room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $11k ($130k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $1.10M).
• Cap rate 18.6% vs local median 7.4% in Margate 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 75/100 on livability (#149 in NJ, #3,893 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Margate City School District (suburban): math 50% / reading 58% proficiency, ranked #113 of 472 in NJ (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 6 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• In year one you build about $41k of equity ($8k loan paydown + $33k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $308k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y 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.
• Current owner paid $152k; list at $1.10M implies a 624% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,100,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 2.07% ✓
• Cap rate: 18.60%
• Cash-on-cash: 43.94%
• DSCR: 2.96
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $1,619,380
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 N Iroquois	0.05mi	3/2.0 (-1)	1,362 (+13%)	10mo	$999,999	$734	61
111 S Decatur Ave	0.71mi	3/2.5 (-1)	1,264 (+5%)	14mo	$1,700,000	$1,345	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.7%
• Equity multiple: 3.67×
• Total profit: $823,739
• Equity at exit: $494,608

10-year hold

• IRR: 47.4%
• Equity multiple: 7.38×
• Total profit: $1,964,050
• Equity at exit: $762,249

Cash invested: $308,000 (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 08401-9999

• Active inventory: 6
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $22,781 medium
• Mortgage (P&I): −$5,769
• Tax from tax record: −$492 /mo · $5,902/yr
• Insurance: −$458
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,784
• Net cashflow: $10,852

Break-even live

Break-even rent $9,045

Max offer price $1,100,000

Occupancy floor 47%

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 N Coolidge Ave Unit A1 Margate City, NJ	3.0	2.0	1258	$35,000	$27.82	44d	1	0.97mi
120 N Harvard Ave Ventnor City, NJ	3.0	1.0	1000	$2,100	$2.10	44d	1	1.42mi

Listing history 10 events

1. 2026-06-15
   days on market $1,100,000 Active 13 DOM
2. 2026-06-14
   days on market $1,100,000 Active 11 DOM
3. 2026-06-13
   days on market $1,100,000 Active 10 DOM
4. 2026-06-10
   days on market $1,100,000 Active 8 DOM
5. 2026-06-09
   days on market $1,100,000 Active 7 DOM
6. 2026-06-08
   days on market $1,100,000 Active 6 DOM
7. 2026-06-07
   days on market $1,100,000 Active 5 DOM
8. 2026-06-05
   days on market $1,100,000 Active 2 DOM
9. 2026-06-03
   remarks 699-char remark
10. 2026-06-03
    listed $1,100,000 Active 1 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: $5,902 · $492/mo
• Projected year-2 tax: $16,646 · $1,387/mo
• Expected delta: +$10,744/yr (+$895/mo · 182.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $273,375
• − Mortgage interest: −$61,617
• − Property taxes: −$5,902
• − Insurance: −$10,618
• − Repairs & maintenance: −$21,870
• − Management: −$21,870
• − Depreciation: −$32,000
• Taxable income: $119,497
• Est. tax owed @ 24.0%: −$28,679
• After-tax cash flow: $101,544/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: Margate City School District
• NCES district ID: 3409690
• Math proficiency: 50% ▼ -26.00%
• Reading proficiency: 58% ▼ -28.00%
• Median HH income: $67,112
• Composite: 47.71/100
• National rank: #2241
• State rank: #113 of 472 in NJ

Livability — Margate City

• Score: 75/100
• State rank: #149
• US rank: #3893

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Margate City, NJ

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+600.6% since first listed

7 events — show timeline

• 2026-06-02 Listed $1,100,000 SJSRMLS
• 1999-06-08 Sold (Public Records) $152,000 Public Records
• 1999-04-26 Sold (Public Records) $152,000 Public Records
• 1999-04-16 Sold (MLS) $152,000 SJSRMLS
• 1999-02-02 Listing Removed — SJSRMLS
• 1998-04-27 Listed $169,900 SJSRMLS
• 1990-01-05 Sold (Public Records) $157,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $5,902 · +4.6% YoY. Source: county tax records.