9600 Atlantic Ave #712 · Margate City, NJ 08402

$725,000

2 bd · 2.0 ba · 1,176 sqft · Condo public records · 8 Days on market

Built 1976 $616/sqft · 10% below area Est $804k · 10% under $934/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 +24.8/30.0
• ARV discount +11.9/15.0
• DSCR +8.0/10.0
• 1% rule +7.4/10.0
• Schools +4.8/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Life at 9600 Atlantic, Margate’s most sought-after oceanfront addresses, often referred to as the crown jewel of the Jersey Shore. This beautifully updated two-bedroom, two full bath apartment offers good blend of modern design, coastal luxury, and effortless beach living. Step inside to a fully opened kitchen that is open into the living and dining areas, creating an ideal space for both entertaining and everyday living while allowing natural light to pour in. The bathrooms have been completely renovated beautifully, designed with a clean, upscale aesthetic that elevates the entire apartment. The true highlight is the private balcony overlooking the bay, where you will enjoy breathtaking sunsets each evening, creating a peaceful and unforgettable backdrop to your daily life. Living at 9600 is about more than just the unit, it is a full coastal lifestyle with direct beach access just steps from your door, a beautifully maintained oceanfront pool, an elegant lobby with doorman service and security, and the convenience of off-street parking. The building itself is a prominent oceanfront high-rise known for its prestige and amenities. Perfectly located in the heart of Margate, you are just moments from Lucy the Elephant, as well as popular spots like Steve & Cookie’ and The Greenhouse, along with shopping, dining, and everything that makes Margate one of the most desirable shore destinations. Whether you are looking for a year-round residence or a luxurious beach retreat, this home offers a rare opportunity to enjoy the best of both worlds with true oceanfront living paired with stunning bay sunsets, all in one exceptional location.

Key facts

• Oceanfront pool
• Direct beach access
• Fully opened kitchen

Tags

• DIRECT BEACH ACCESS
• OCEANFRONT POOL
• FULLY OPENED KITCHEN
• COMPLETELY RENOVATED BATHROOMS

Property features AI

Finance

• Other: No pets allowed; Floodplain: property is in a floodplain
• HOA & community: Monthly association fee; Association-managed; Association amenities include pool, insurance, maintenance, management, sewer, trash, water and other building amenities

Exterior

• Parking: Assigned exterior parking for one car; One-car garage
• Security: Building security (common area)
• Utilities: Public water; Public sewer
• Home design: Condominium unit; Single-level unit (one level); Part of a building with more than 11 stories; Unit faces water
• Construction: Building over 25 years old; Unit includes typical condominium construction details
• Exterior features: Brick exterior; Deck/porch (common area); Corner location; Beach block location; Water view unit

Interior

• Kitchen: Open kitchen with island; Electric stove; Microwave; Dishwasher; Refrigerator
• Bedrooms: Very large primary bedroom on main level; Also large second bedroom on main level
• Flooring: Wall-to-wall carpet
• Bathrooms: Two full bathrooms on main level
• Heating & cooling: Central air conditioning; Ceiling fans; Electric heating
• Interior features: Blinds; Open floorplan living area; Dining area; Eat-in kitchen; Master bedroom on main floor; Wall-to-wall carpet in unit
• Laundry & utility: Stacked washer and dryer in utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $725k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $725k).

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: Rents rising fast (+8.9%/yr); 147 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% 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 $8,975/mo this rent would consume 88% 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 $5k of loan paydown is wiped out by about $22k 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 $203k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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 $380k; list at $725k implies a 91% gain — meaningful room to come down on a strong offer.

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 $725,000

Questions for the listing agent

1. Built in 1976 — 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. 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: 1.24% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 6.7

CMA / ARV

• ARV (median comp): $803,751
• List price: $725,000
• Delta: -6.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $872
• Equity at exit: $108,100

10-year hold

• IRR: 14.9%
• Equity multiple: 2.53×
• Total profit: $310,005
• Equity at exit: $62,685

Cash invested: $203,000 (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 08402

• Rents YoY: 8.9%
• Active inventory: 147
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $8,975 medium
• Mortgage (P&I): −$3,802
• Tax from tax record: −$524 /mo · $6,285/yr
• Insurance: −$302
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$934
• Vacancy / Maint / Mgmt: −$1,885
• Net cashflow: $1,102

Break-even live

Break-even rent $7,580

Max offer price $725,000

Occupancy floor 83%

Sensitivity live

Price	-10% $1,512	-5% $1,307	+0% $1,102	+5% $897	+10% $692
Rent	-10% $393	-5% $747	+0% $1,102	+5% $1,456	+10% $1,811
Rate	-1.0pp $1,467	-0.5pp $1,286	base $1,102	+0.5pp $914	+1.0pp $723

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: $181,250
• Closing costs: $21,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9600 Atlantic Ave Margate City, NJ	2.0	2.0	1213	$41,500	$34.21	44d	2	0.02mi
9400 Atlantic Ave Margate City, NJ	2.0	1.0–1.5	917	$28,000	$30.52	14d	6	0.10mi
9400 Atlantic Ave Margate City, NJ	1.0–2.0	1.0–1.5	1020	$26,000	$25.49	22d	4	0.10mi
16 N Monroe Ave Unit B4 AUG Margate City, NJ	2.0	2.0	919	$11,000	$11.97	44d	1	0.23mi
16 N Monroe Ave Unit B4 JUNE Margate City, NJ	2.0	2.0	919	$6,000	$6.53	44d	1	0.23mi
16 N Monroe Ave Unit B4 SUMMER Margate City, NJ	2.0	2.0	919	$28,000	$30.47	44d	1	0.23mi
9101 Atlantic Ave #106 Margate City, NJ	2.0	2.0	1108	$10,000	$9.03	44d	1	0.30mi
126 N Washington Ave Unit A Margate City, NJ	2.0	2.0	1100	$3,575	$3.25	44d	1	0.38mi
201 N Coolidge Ave Unit A1 Margate City, NJ	3.0	2.0	1258	$35,000	$27.82	45d	1	0.39mi
9200 Monmouth Ave Unit D Margate City, NJ	2.0	2.0	1250	$15,000	$12.00	44d	1	0.41mi
111 S 16th Ave #509 Longport, NJ	2.0	2.0	1345	$25,000	$18.59	44d	1	1.23mi

HOA detail condo

• Monthly dues: $934 · $11,208/yr
• Likely covers: pooldoormansecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-19
   days on market $725,000 Active 8 DOM
2. 2026-06-18
   days on market $725,000 Active 7 DOM
3. 2026-06-17
   days on market $725,000 Active 6 DOM
4. 2026-06-16
   days on market $725,000 Active 5 DOM
5. 2026-06-15
   days on market $725,000 Active 4 DOM
6. 2026-06-14
   days on market $725,000 Active 2 DOM
7. 2026-06-13
   days on marketlisting id $725,000 Active 1 DOM
8. 2026-06-10
   days on market $725,000 Active 71 DOM
9. 2026-06-09
   days on market $725,000 Active 70 DOM
10. 2026-06-08
    days on market $725,000 Active 69 DOM
11. 2026-06-07
    days on market $725,000 Active 68 DOM
12. 2026-06-05
    days on market $725,000 Active 65 DOM
13. 2026-06-02
    days on market $725,000 Active 63 DOM
14. 2026-06-01
    days on market $725,000 Active 62 DOM
15. 2026-05-31
    days on market $725,000 Active 61 DOM
16. 2026-05-30
    days on market $725,000 Active 60 DOM
17. 2026-05-03
    price $749,000 1675-char remark

    Show marketing remark (1675 chars)

    Life at 9600 Atlantic, Margate’s most sought-after oceanfront addresses, often referred to as the crown jewel of the Jersey Shore. This beautifully updated two-bedroom, two full bath apartment offers good blend of modern design, coastal luxury, and effortless beach living. Step inside to a fully opened kitchen that is open into the living and dining areas, creating an ideal space for both entertaining and everyday living while allowing natural light to pour in. The bathrooms have been completely renovated beautifully, designed with a clean, upscale aesthetic that elevates the entire apartment. The true highlight is the private balcony overlooking the bay, where you will enjoy breathtaking sunsets each evening, creating a peaceful and unforgettable backdrop to your daily life. Living at 9600 is about more than just the unit, it is a full coastal lifestyle with direct beach access just steps from your door, a beautifully maintained oceanfront pool, an elegant lobby with doorman service and security, and the convenience of off-street parking. The building itself is a prominent oceanfront high-rise known for its prestige and amenities. Perfectly located in the heart of Margate, you are just moments from Lucy the Elephant, as well as popular spots like Steve & Cookie’ and The Greenhouse, along with shopping, dining, and everything that makes Margate one of the most desirable shore destinations. Whether you are looking for a year-round residence or a luxurious beach retreat, this home offers a rare opportunity to enjoy the best of both worlds with true oceanfront living paired with stunning bay sunsets, all in one exceptional location.

18. 2026-04-11
    price $799,000 1675-char remark

    Show marketing remark (1675 chars)

    Life at 9600 Atlantic, Margate’s most sought-after oceanfront addresses, often referred to as the crown jewel of the Jersey Shore. This beautifully updated two-bedroom, two full bath apartment offers good blend of modern design, coastal luxury, and effortless beach living. Step inside to a fully opened kitchen that is open into the living and dining areas, creating an ideal space for both entertaining and everyday living while allowing natural light to pour in. The bathrooms have been completely renovated beautifully, designed with a clean, upscale aesthetic that elevates the entire apartment. The true highlight is the private balcony overlooking the bay, where you will enjoy breathtaking sunsets each evening, creating a peaceful and unforgettable backdrop to your daily life. Living at 9600 is about more than just the unit, it is a full coastal lifestyle with direct beach access just steps from your door, a beautifully maintained oceanfront pool, an elegant lobby with doorman service and security, and the convenience of off-street parking. The building itself is a prominent oceanfront high-rise known for its prestige and amenities. Perfectly located in the heart of Margate, you are just moments from Lucy the Elephant, as well as popular spots like Steve & Cookie’ and The Greenhouse, along with shopping, dining, and everything that makes Margate one of the most desirable shore destinations. Whether you are looking for a year-round residence or a luxurious beach retreat, this home offers a rare opportunity to enjoy the best of both worlds with true oceanfront living paired with stunning bay sunsets, all in one exceptional location.

19. 2026-03-31
    listed $829,000 Active 1675-char remark

    Show marketing remark (1675 chars)

    Life at 9600 Atlantic, Margate’s most sought-after oceanfront addresses, often referred to as the crown jewel of the Jersey Shore. This beautifully updated two-bedroom, two full bath apartment offers good blend of modern design, coastal luxury, and effortless beach living. Step inside to a fully opened kitchen that is open into the living and dining areas, creating an ideal space for both entertaining and everyday living while allowing natural light to pour in. The bathrooms have been completely renovated beautifully, designed with a clean, upscale aesthetic that elevates the entire apartment. The true highlight is the private balcony overlooking the bay, where you will enjoy breathtaking sunsets each evening, creating a peaceful and unforgettable backdrop to your daily life. Living at 9600 is about more than just the unit, it is a full coastal lifestyle with direct beach access just steps from your door, a beautifully maintained oceanfront pool, an elegant lobby with doorman service and security, and the convenience of off-street parking. The building itself is a prominent oceanfront high-rise known for its prestige and amenities. Perfectly located in the heart of Margate, you are just moments from Lucy the Elephant, as well as popular spots like Steve & Cookie’ and The Greenhouse, along with shopping, dining, and everything that makes Margate one of the most desirable shore destinations. Whether you are looking for a year-round residence or a luxurious beach retreat, this home offers a rare opportunity to enjoy the best of both worlds with true oceanfront living paired with stunning bay sunsets, all in one exceptional location.

20. 2014-11-20
    soldstatus $380,000
21. 2014-11-13
    soldstatus $380,000 Sold 527-char remark

    Show marketing remark (527 chars)

    Fabulous & newly renovated 2 bedroom, 2 bath split unit boasting 1,179 sq. ft. of comfortable living space! Great open layout, perfect for entertaining family & friends at the beach! Enjoy the desirable corner location with southern exposure and large balcony with sensational sunset views! All new marble bathrooms and renovated kitchen with stainless steel appliances! All new renovations at the 9600 offering 24 hour security, parking, pool & gym. Located in the heart of Margate's Restaurants and shops!

22. 2014-10-01
    listed $399,000 Active 527-char remark

    Show marketing remark (527 chars)

    Fabulous & newly renovated 2 bedroom, 2 bath split unit boasting 1,179 sq. ft. of comfortable living space! Great open layout, perfect for entertaining family & friends at the beach! Enjoy the desirable corner location with southern exposure and large balcony with sensational sunset views! All new marble bathrooms and renovated kitchen with stainless steel appliances! All new renovations at the 9600 offering 24 hour security, parking, pool & gym. Located in the heart of Margate's Restaurants and shops!

23. 2014-08-11
    historical
24. 2014-07-23
    listed $399,000
25. 2013-02-07
    historical
26. 2012-08-08
    listed $425,000
27. 2007-03-13
    soldstatus $320,000
28. 2007-02-28
    soldstatus $320,000
29. 2007-01-02
    historical
30. 2006-11-03
    listed $365,000
31. 1991-09-04
    soldstatus $117,000
32. 1977-04-19
    soldstatus $59,600

ⓘ 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: $6,285 · $524/mo
• Projected year-2 tax: $12,169 · $1,014/mo
• Expected delta: +$5,884/yr (+$490/mo · 93.6%)

ⓘ 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: $107,701
• − Mortgage interest: −$40,611
• − Property taxes: −$6,285
• − Insurance: −$8,744
• − Repairs & maintenance: −$8,616
• − Management: −$8,616
• − HOA: −$11,208
• − Depreciation: −$21,091
• Taxable income: $2,530
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $12,616/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
• 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

+1116.4% since first listed

19 events — show timeline

• 2026-06-11 Listed $725,000 SJSRMLS
• 2026-06-11 Listing Removed — SJSRMLS
• 2026-05-28 Price Changed $725,000 SJSRMLS
• 2026-05-03 Price Changed $749,000 SJSRMLS
• 2026-04-11 Price Changed $799,000 SJSRMLS
• 2026-03-31 Listed $829,000 SJSRMLS
• 2014-11-20 Sold (Public Records) $380,000 Public Records
• 2014-11-13 Sold (MLS) $380,000 SJSRMLS
• 2014-10-01 Listed $399,000 SJSRMLS
• 2014-08-11 Listing Removed — SJSRMLS
• 2014-07-23 Listed $399,000 SJSRMLS
• 2013-02-07 Listing Removed — SJSRMLS
• 2012-08-08 Listed $425,000 SJSRMLS
• 2007-03-13 Sold (Public Records) $320,000 Public Records
• 2007-02-28 Sold (MLS) $320,000 SJSRMLS
• 2007-01-02 Listing Removed — SJSRMLS
• 2006-11-03 Listed $365,000 SJSRMLS
• 1991-09-04 Sold (Public Records) $117,000 Public Records
• 1977-04-19 Sold (Public Records) $59,600 Public Records

Property tax history

+1.5%/yr

Latest (2025): $6,285 · +0.6% YoY. Source: county tax records.