9400 Atlantic Ave #1016 · Margate City, NJ 08402

$549,000

1 bd · 1.0 ba · 815 sqft · Condo · 39 Days on market

Excellent condition $738/mo HOA · 10% of rent

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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 +25.3/30.0
• 1% rule +8.3/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Condition / age +4.8/5.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beach Front Margate Towers - One bedroom unit to design and renovate to be your own . Private 17'- 11" x 6' -6" balcony on the 10th floor with Panoramic bay views and sunsets. Heated ocean front pool, beach front deck , gym, BBQ area . 24 Hr security. Cable, Flood and hazard insurance also included in the condo fee. Being sold AS IS. Additional $26.00 monthly fee for cable Great building located near everything for your summer or year round enjoyment.

Key facts

• Custom renovation
• Recessed lighting
• Majestic views

Tags

• RENOVATED UNIT
• MAJESTIC VIEWS
• EXPANSIVE DECK
• LARGEST POOL DECK
• CUSTOM RENOVATION
• RECESSED LIGHTING

Property features AI

Finance

• Other: No pets allowed
• HOA & community: Monthly association fee $738; Association-managed; Association fee covers insurance, maintenance, gas, hot water and pool

Exterior

• Parking: One exterior parking space; Garage available (see remarks); Monthly parking fee $33
• Security: Building security
• Utilities: Public water; Public sewer
• Home design: Condo unit in Margate Towers; Located on a building with 11+ stories; Single-level unit
• Construction: No construction details provided
• Exterior features: Oceanfront / beach block location; Water view; Deck/porch; Pool; Clubhouse/clubroom; Storage facility

Interior

• Kitchen: Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Unit is single-level (1 level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wall unit air conditioning
• Interior features: Furnished; 4 total rooms
• Laundry & utility: Laundromat on site

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $549k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $819 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $549k).
• Recommended offer: $533k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 7.4% in Margate City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#149 in NJ, #3,893 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety 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.
• Zoned schools: William H. Ross Iii School (math 37% / reading 62%, grade D, #256 of 1,303 statewide, top 22%, 184 students, 4% FRL); Eugene A. Tighe Middle School (math 57% / reading 57%, grade B, #51 of 431 statewide, top 12%, 152 students, 6% FRL) — zoned schools at 5% FRL track the district average.
• Market conditions: Rents rising fast (+8.9%/yr); 147 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• At $7,313/mo this rent would consume 72% of the median local household income ($122k/yr) (locally 23% 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 $4k of loan paydown is wiped out by about $16k 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 + 8.0% rent growth), your $154k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• 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 $532,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $2,670
• Equity at exit: $81,858

10-year hold

• IRR: 15.5%
• Equity multiple: 2.62×
• Total profit: $248,748
• Equity at exit: $47,467

Cash invested: $153,720 (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 08402

• Rents YoY: 8.9%
• Active inventory: 147
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $7,313 medium
• Mortgage (P&I): −$2,879
• Tax est. 1.5%: −$686 /mo · $8,235/yr
• Insurance: −$229
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$738
• Vacancy / Maint / Mgmt: −$1,536
• Net cashflow: $819

Break-even live

Break-even rent $6,277

Max offer price $549,000

Occupancy floor 84%

Sensitivity live

Price	-10% $1,198	-5% $1,009	+0% $819	+5% $629	+10% $440
Rent	-10% $241	-5% $530	+0% $819	+5% $1,108	+10% $1,397
Rate	-1.0pp $1,095	-0.5pp $959	base $819	+0.5pp $677	+1.0pp $532

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9400 Atlantic Ave Margate City, NJ	2.0	1.0–1.5	917	$14,600	$15.91	15d	6	0.02mi
9400 Atlantic Ave Margate City, NJ	1.0–2.0	1.0–1.5	1020	$1,500	$1.47	22d	4	0.02mi
9101 Atlantic Ave #106 Margate City, NJ	2.0	2.0	1108	$10,000	$9.03	45d	1	0.18mi
16 N Monroe Ave Unit B4 SUMMER Margate City, NJ	2.0	2.0	919	$28,000	$30.47	45d	1	0.30mi
16 N Monroe Ave Unit B4 JUNE Margate City, NJ	2.0	2.0	919	$6,000	$6.53	45d	1	0.30mi
16 N Monroe Ave Unit B4 AUG Margate City, NJ	2.0	2.0	919	$11,000	$11.97	45d	1	0.30mi
126 N Washington Ave Unit A Margate City, NJ	2.0	2.0	1100	$3,575	$3.25	45d	1	0.35mi
9500 Amherst Ave Unit B 7 Margate City, NJ	1.0	1.0	630	$15,000	$23.81	22d	1	0.44mi

HOA detail condo

• Monthly dues: $738 · $8,856/yr
• Likely covers: cableinsurancepoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-10
   days on market $549,000 Under Contract 39 DOM
2. 2026-06-09
   days on market $549,000 Under Contract 38 DOM
3. 2026-06-08
   days on market $549,000 Under Contract 37 DOM
4. 2026-06-07
   days on market $549,000 Under Contract 36 DOM
5. 2026-06-05
   days on market $549,000 Under Contract 33 DOM
6. 2026-06-02
   days on market $549,000 Under Contract 31 DOM
7. 2026-06-01
   days on market $549,000 Under Contract 30 DOM
8. 2026-05-31
   statusdays on market $549,000 Under Contract 29 DOM
9. 2026-05-30
   days on market $549,000 Under Contract - Continue to Show 28 DOM
10. 2026-05-12
    price $549,000 1321-char remark
11. 2026-05-02
    listed $558,000 Active 1321-char remark
12. 2024-09-04
    historical $1,550
13. 2024-08-18
    price $1,550
14. 2024-07-12
    listed $1,700
15. 2017-04-28
    soldstatus $160,000 Sold 467-char remark

    Show marketing remark (467 chars)

    Beach Front Margate Towers - One bedroom unit to design and renovate to be your own . Private 17'- 11" x 6' -6" balcony on the 10th floor with Panoramic bay views and sunsets. Heated ocean front pool, beach front deck , gym, BBQ area . 24 Hr security. Cable, Flood and hazard insurance also included in the condo fee. Being sold AS IS. Additional $26.00 monthly fee for cable Great building located near everything for your summer or year round enjoyment.

16. 2017-04-04
    historical Under Contract 467-char remark

    Show marketing remark (467 chars)

    Beach Front Margate Towers - One bedroom unit to design and renovate to be your own . Private 17'- 11" x 6' -6" balcony on the 10th floor with Panoramic bay views and sunsets. Heated ocean front pool, beach front deck , gym, BBQ area . 24 Hr security. Cable, Flood and hazard insurance also included in the condo fee. Being sold AS IS. Additional $26.00 monthly fee for cable Great building located near everything for your summer or year round enjoyment.

17. 2017-02-20
    listed $175,000 Active 467-char remark

    Show marketing remark (467 chars)

    Beach Front Margate Towers - One bedroom unit to design and renovate to be your own . Private 17'- 11" x 6' -6" balcony on the 10th floor with Panoramic bay views and sunsets. Heated ocean front pool, beach front deck , gym, BBQ area . 24 Hr security. Cable, Flood and hazard insurance also included in the condo fee. Being sold AS IS. Additional $26.00 monthly fee for cable Great building located near everything for your summer or year round enjoyment.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $87,759
• − Mortgage interest: −$30,753
• − Property taxes: −$8,235
• − Insurance: −$7,864
• − Repairs & maintenance: −$7,021
• − Management: −$7,021
• − HOA: −$8,856
• − Depreciation: −$15,971
• Taxable income: $2,040
• Est. tax owed @ 24.0%: −$490
• After-tax cash flow: $9,337/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This fully renovated and move-in-ready oceanfront condo offers stunning views and modern amenities, making it an ideal investment for both resale and rental.

Value-add opportunities

• Both Oceanfront balcony furniture — Enhances curb appeal and provides a relaxing space
• Both Smart home integration — Improves convenience and energy efficiency
• Both Smart thermostat — Saves energy and reduces utility costs

Renovation cost estimate screening

Value-add ROI direction

• Both Oceanfront balcony furniture — Enhances curb appeal and provides a relaxing space ↑
• Both Smart home integration — Improves convenience and energy efficiency ↑
• Both Smart thermostat — Saves energy and reduces utility costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• County: Atlantic County · 143,611 people
• City population: 5,234
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 5,234
• Household income: $121,800
• Rent vs Own: 10.0% rent · 90.0% own
• Severe rent burden: 23.0

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: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Scotch-Irish 9% Romanian 6% Lithuanian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 92% English-only · Other Indo-European 2% Tagalog/Filipino 2% Spanish 1%

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: ▼ -625.70%
• Current HPI: 475.1366
• Rent YoY: ▲ 8.91%
• 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

+194.3% since first listed

10 events — show timeline

• 2026-06-12 Sold (MLS) $515,000 SJSRMLS
• 2026-05-26 Contingent — SJSRMLS
• 2026-05-12 Price Changed $549,000 SJSRMLS
• 2026-05-02 Listed $558,000 SJSRMLS
• 2024-09-04 Rental Removed $1,550 SJSRMLS
• 2024-08-18 Price Changed $1,550 SJSRMLS
• 2024-07-12 Listed for Rent $1,700 SJSRMLS
• 2017-04-28 Sold (MLS) $160,000 SJSRMLS
• 2017-04-04 Contingent — SJSRMLS
• 2017-02-20 Listed $175,000 SJSRMLS