9404 Ventnor Ave · Margate City, NJ 08402

$1,200,000

3 bd · 1.5 ba · — sqft · MultiFamily · 281 Days on market

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

FABULOUS LOCATION, 2 BLOCKS TO BEACH. BOTH UNITS HAVE CENTRAL AIR & GAS HEAT. 2ND FLOOR FRESHLY RENOVATED. 3 BRS. HUGE BACK YARD. 2ND FLOOR AVAILABLE FOR OWNER OR USER. 1ST FLOOR JUST BECAME AVAILABLE.

Key facts

• Laundry area
• Prime frontage
• Office bonus room

Tags

• MIXED-USE OPPORTUNITY
• SPACIOUS UPSTAIRS APARTMENT
• GROUND LEVEL RESTAURANT SPACE
• PRIME FRONTAGE
• OFFICE BONUS ROOM
• LAUNDRY AREA

Property features AI

Exterior

• Parking: No exterior parking; No garage
• Utilities: Public water; Public sewer
• Home design: For sale
• Exterior features: Enclosed porch; Shed

Interior

• Kitchen: Electric stove; Dishwasher; Refrigerator
• Bedrooms: 6 rooms (includes bedrooms and other rooms)
• Flooring: Laminate; Tile
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Dryer; Dishwasher; Electric stove; Refrigerator; Washer
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $6k ($75k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.20M).
• Recommended offer: $1.06M (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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: Rents rising fast (+8.9%/yr); 147 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $18,975/mo this rent would consume 187% 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 $8k of loan paydown is wiped out by about $36k 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 $336k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($1.06M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y 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 $170k; list at $1.20M implies a 606% 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 $1,056,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.58% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.92%
• DSCR: 2.06
• GRM: 5.3

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: 20.9%
• Equity multiple: 1.91×
• Total profit: $305,750
• Equity at exit: $178,924

10-year hold

• IRR: 32.3%
• Equity multiple: 4.69×
• Total profit: $1,239,131
• Equity at exit: $103,754

Cash invested: $336,000 (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: 5.3×

Monthly cashflow live

• Estimated rent: $18,975 high
• Mortgage (P&I): −$6,293
• Tax est. 1.5%: −$1,500 /mo · $18,000/yr
• Insurance: −$500
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,985
• Net cashflow: $6,271

Break-even live

Break-even rent $11,037

Max offer price $1,200,000

Occupancy floor 62%

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 N Adams Ave #2 Margate City, NJ	2.0	1.0	—	$7,500	—	44d	1	0.02mi
6 N Adams Ave Margate City, NJ	2.0	2.0	—	$1,600	—	21d	1	0.02mi
5 N Adams Ave Margate City, NJ	4.0	1.5	—	$29,000	—	44d	1	0.02mi
9313 Ventnor Ave Unit FULL SUMMER Margate City, NJ	3.0	1.0	—	$28,000	—	44d	1	0.03mi
10 N Adams Ave #3 Margate City, NJ	2.0	2.5	—	$10,500	—	44d	1	0.03mi
14 N Adams Ave Margate City, NJ	2.0	1.0	—	$12,000	—	13d	1	0.04mi
7 N Jefferson Ave Margate City, NJ	3.0	1.5	—	$2,800	—	44d	1	0.05mi
18 N Adams Ave Unit A Margate City, NJ	4.0	2.0	—	$6,500	—	44d	1	0.05mi
15 N Jefferson Ave Unit A Margate City, NJ	4.0	4.0	—	$9,000	—	44d	1	0.07mi
11 S Jefferson Ave Margate City, NJ	2.0	1.0	—	$2,300	—	44d	1	0.07mi
9410 Winchester Ave Unit B Margate City, NJ	3.0	2.5	—	$22,500	—	21d	1	0.08mi
9410 Winchester Ave Unit B Margate City, NJ	3.0	2.5	—	$25,000	—	44d	1	0.08mi
26 S Adams Ave Unit B Margate City, NJ	3.0	2.0	—	$6,500	—	21d	1	0.10mi
9401 Winchester Ave Unit 2nd floor Margate City, NJ	2.0	2.0	—	$12,000	—	44d	1	0.10mi
9506 Ventnor Ave Unit 7 Margate City, NJ	2.0	1.5	—	$30,000	—	44d	1	0.10mi
9506 Ventnor Ave Unit 12 Margate City, NJ	2.0	1.0	—	$1,300	—	44d	1	0.10mi
9417 Winchester Ave Unit A (July) Margate City, NJ	3.0	2.0	—	$22,500	—	44d	1	0.11mi
9417 Winchester Ave Unit A (September) Margate City, NJ	3.0	2.0	—	$10,000	—	44d	1	0.11mi
16 N Decatur Ave Unit 1st floor Margate City, NJ	3.0	2.0	—	$18,000	—	44d	1	0.11mi
30 S Washington Ave Unit 13-14 Margate City, NJ	2.0	2.0	—	$12,000	—	44d	1	0.11mi
9208 Winchester Ave Unit 2 Margate City, NJ	3.0	1.0	—	$3,100	—	44d	1	0.12mi
21 S Madison Ave #5 Margate City, NJ	2.0	2.0	—	$37,000	—	44d	1	0.13mi
16 S Decatur Ave Unit 9/15-10/31 Margate City, NJ	4.0	3.0	1732	$7,000	$4.04	44d	1	0.13mi
113 N Adams Ave Margate City, NJ	3.0	3.0	—	$80,000	—	44d	1	0.14mi
112 N Washington Ave Unit 1st Floor Margate City, NJ	3.0	1.0	—	$7,500	—	21d	1	0.14mi
112 N Washington Ave Unit 1st Floor Margate City, NJ	3.0	1.0	—	$15,000	—	44d	1	0.14mi
109 N Washington Ave Unit A Margate City, NJ	2.0	1.5	—	$10,000	—	21d	1	0.14mi
32 S Madison Ave Margate City, NJ	3.0	2.5	—	$49,000	—	21d	1	0.16mi
21 S Monroe Ave Margate City, NJ	1.0–2.0	1.0	—	$22,000	—	44d	3	0.16mi
21 S Monroe Ave Margate City, NJ	1.0–2.0	1.0	—	$18,500	—	13d	4	0.16mi
115 N Washington Ave #2 Margate City, NJ	3.0	2.0	—	$19,000	—	44d	1	0.16mi
9609 Pacific Ave #1 Margate City, NJ	3.0	2.0	—	$25,000	—	44d	1	0.17mi
9609 Pacific Ave #2 Margate City, NJ	3.0	2.0	—	$18,000	—	44d	1	0.17mi
9609 Pacific Ave #1 Margate City, NJ	3.0	2.0	—	$17,000	—	13d	1	0.17mi
9400 Atlantic Ave Margate City, NJ	1.0–2.0	1.0–1.5	1020	$26,000	$25.49	21d	4	0.18mi
9400 Atlantic Ave Margate City, NJ	2.0	1.0–1.5	917	$28,000	$30.52	13d	6	0.18mi
126 N Washington Ave Unit A Margate City, NJ	2.0	2.0	1100	$3,575	$3.25	44d	1	0.18mi
14 N Monroe Ave Margate City, NJ	4.0	2.0	—	$25,000	—	44d	1	0.18mi
9300 Atlantic Ave #204 Margate City, NJ	2.0	1.0	—	$7,000	—	13d	1	0.18mi
9706 Ventnor Ave Unit A Margate City, NJ	2.0	1.0	—	$1,600	—	21d	1	0.19mi

Listing history 21 events

1. 2026-06-19
   days on market $1,200,000 Under Contract 281 DOM
2. 2026-06-18
   days on market $1,200,000 Under Contract 280 DOM
3. 2026-06-17
   days on market $1,200,000 Under Contract 279 DOM
4. 2026-06-16
   days on market $1,200,000 Under Contract 278 DOM
5. 2026-06-15
   days on market $1,200,000 Under Contract 277 DOM
6. 2026-06-14
   days on market $1,200,000 Under Contract 275 DOM
7. 2026-06-13
   days on market $1,200,000 Under Contract 274 DOM
8. 2026-06-10
   days on market $1,200,000 Under Contract 272 DOM
9. 2026-06-09
   days on market $1,200,000 Under Contract 271 DOM
10. 2026-06-08
    days on market $1,200,000 Under Contract 270 DOM
11. 2026-06-07
    days on market $1,200,000 Under Contract 269 DOM
12. 2026-06-05
    days on market $1,200,000 Under Contract 266 DOM
13. 2026-06-02
    days on market $1,200,000 Under Contract 264 DOM
14. 2026-06-01
    days on market $1,200,000 Under Contract 263 DOM
15. 2026-05-31
    days on market $1,200,000 Under Contract 262 DOM
16. 2026-05-30
    days on market $1,200,000 Under Contract 261 DOM
17. 2025-10-25
    historical Under Contract
18. 2025-09-04
    listed $1,200,000 Active
19. 2001-02-14
    soldstatus $170,000 207-char remark

    Show marketing remark (207 chars)

    FABULOUS LOCATION, 2 BLOCKS TO BEACH. BOTH UNITS HAVE CENTRAL AIR & GAS HEAT. 2ND FLOOR FRESHLY RENOVATED. 3 BRS. HUGE BACK YARD. 2ND FLOOR AVAILABLE FOR OWNER OR USER. 1ST FLOOR JUST BECAME AVAILABLE.

20. 2000-10-12
    historical 207-char remark

    Show marketing remark (207 chars)

    FABULOUS LOCATION, 2 BLOCKS TO BEACH. BOTH UNITS HAVE CENTRAL AIR & GAS HEAT. 2ND FLOOR FRESHLY RENOVATED. 3 BRS. HUGE BACK YARD. 2ND FLOOR AVAILABLE FOR OWNER OR USER. 1ST FLOOR JUST BECAME AVAILABLE.

21. 2000-04-28
    listed $199,000 207-char remark

    Show marketing remark (207 chars)

    FABULOUS LOCATION, 2 BLOCKS TO BEACH. BOTH UNITS HAVE CENTRAL AIR & GAS HEAT. 2ND FLOOR FRESHLY RENOVATED. 3 BRS. HUGE BACK YARD. 2ND FLOOR AVAILABLE FOR OWNER OR USER. 1ST FLOOR JUST BECAME AVAILABLE.

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $227,697
• − Mortgage interest: −$67,219
• − Property taxes: −$18,000
• − Insurance: −$11,118
• − Repairs & maintenance: −$18,216
• − Management: −$18,216
• − Depreciation: −$34,909
• Taxable income: $60,019
• Est. tax owed @ 24.0%: −$14,405
• After-tax cash flow: $60,842/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

+503.0% since first listed

5 events — show timeline

• 2025-10-25 Contingent — SJSRMLS
• 2025-09-04 Listed $1,200,000 SJSRMLS
• 2001-02-14 Sold (MLS) $170,000 SJSRMLS
• 2000-10-12 Listing Removed — SJSRMLS
• 2000-04-28 Listed $199,000 SJSRMLS