409 N Clermont Ave · Margate City, NJ 08402

$975,000

4 bd · 2.5 ba · 2,272 sqft · SingleFamily public records · 70 Days on market

Built 1958 $429/sqft · at area comps Est $985k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.9/15.0
• 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

Listing remarks MLS

NEW PRICE!! THE HOME YOU’VE BEEN WAITING FOR, PERFECT FOR YEAR-ROUND LIVING OR YOUR SHORE GETAWAY! 4-bedroom, 2.5-bath home located in one of Margate’s most desirable neighborhoods. A welcoming front porch offers the perfect place to relax and enjoy. Inside, you’ll find a wonderful layout featuring an open living room, dining area, kitchen, plus two separate living spaces so everyone has room to spread out. Upstairs offers four spacious bedrooms, a hall bath, and a huge primary suite complete with his-and-hers closets and a private full bath. Outside, enjoy a nice yard, driveway, and attached garage. Ideally situated in the heart of Margate’s beloved locals’ neighborhood, this is an amazing place to call home; especially on Halloween, when this street is where everyone wants to be! Close to the boardwalk, beach and stores, too! HURRY!

Key facts

• Garage
• Built 1958
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $975k.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $975k).
• Recommended offer: $916k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $12,879/mo this rent would consume 127% 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 $7k of loan paydown is wiped out by about $29k 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 $273k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($916k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $166k; list at $975k implies a 487% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — 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 $916,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.32% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.12%
• DSCR: 1.81
• GRM: 6.3

CMA / ARV

• ARV (median comp): $984,769
• List price: $975,000
• Delta: -0.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 N Clermont Ave	0.25mi	3/2.5 (-1)	2,125 (-6%)	1mo	$1,150,000	$541	72
29 East Dr	0.41mi	4/2.5	2,426 (+7%)	1mo	$1,525,000	$629	69
1 S Douglas Ave	0.52mi	4/3.5	2,357 (+4%)	3mo	$1,425,000	$605	63
7 S Hanover Ave	0.64mi	4/3.0	2,240 (-1%)	3mo	$1,695,000	$757	63
614 N Delavan Ave	0.30mi	3/2.5 (-1)	2,084 (-8%)	6mo	$810,000	$389	62
111 N Brunswick Ave	0.29mi	5/3.5 (+1)	2,500 (+10%)	0mo	$2,175,000	$870	60
108 N Clermont Ave	0.28mi	5/4.5 (+1)	2,168 (-5%)	7mo	$1,475,000	$680	60
6 Bayside Ct	0.49mi	3/2.5 (-1)	2,448 (+8%)	7mo	$933,000	$381	54
28 S Huntington Ave	0.65mi	5/3.5 (+1)	2,408 (+6%)	6mo	$2,587,500	$1,075	46
302 N Mansfield Ave	0.65mi	4/3.5	2,500 (+10%)	5mo	$2,100,000	$840	45
8508 Wellington Ave	0.57mi	4/3.0	2,547 (+12%)	8mo	$1,325,000	$520	45
18 N Buffalo #B Ave	0.75mi	4/3.5	2,500 (+10%)	2mo	$1,640,000	$656	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.53×
• Total profit: $145,459
• Equity at exit: $145,376

10-year hold

• IRR: 25.1%
• Equity multiple: 3.71×
• Total profit: $739,634
• Equity at exit: $84,300

Cash invested: $273,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $12,879 medium
• Mortgage (P&I): −$5,113
• Tax from tax record: −$533 /mo · $6,396/yr
• Insurance: −$406
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,704
• Net cashflow: $3,695

Break-even live

Break-even rent $8,201

Max offer price $975,000

Occupancy floor 66%

Sensitivity live

Price	-10% $4,247	-5% $3,971	+0% $3,695	+5% $3,419	+10% $3,143
Rent	-10% $2,678	-5% $3,187	+0% $3,695	+5% $4,204	+10% $4,713
Rate	-1.0pp $4,186	-0.5pp $3,943	base $3,695	+0.5pp $3,443	+1.0pp $3,186

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: $243,750
• Closing costs: $29,250
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 N Belmont Ave Unit June 2026 Margate City, NJ	4.0	2.5	2044	$10,000	$4.89	14d	1	0.28mi
107 N Douglas Ave Unit AUGUST Margate City, NJ	5.0	3.5	2312	$33,000	$14.27	22d	1	0.31mi
111 N Belmont Ave Margate City, NJ	5.0	3.5	3200	$35,000	$10.94	22d	1	0.31mi
107 N Douglas Ave Margate City, NJ	5.0	3.5	2312	$36,000	$15.57	45d	1	0.32mi
2 N Frontenac Ave Margate City, NJ	3.0	2.5	1850	$17,000	$9.19	22d	1	0.54mi
8208 Lagoon Dr Margate City, NJ	4.0	2.5	2480	$18,000	$7.26	14d	1	0.56mi
6 N Melbourne Ave Ventnor City, NJ	4.0	3.5	2028	$3,000	$1.48	45d	1	0.60mi
7701 Atlantic Ave Margate City, NJ	1.0–3.0	2.0–3.0	1660	$75,000	$45.18	45d	4	0.62mi
7103 Ventnor Ave Ventnor City, NJ	4.0	3.0	2288	$5,500	$2.40	14d	1	0.64mi
106 S Essex Ave Margate City, NJ	5.0	3.0	2034	$9,500	$4.67	22d	1	0.68mi
109 N Wissahickon Ave Unit B Ventnor City, NJ	4.0	3.5	2000	$25,000	$12.50	22d	1	0.69mi
8606 Monmouth Ave Unit August 9/13 Margate City, NJ	4.0	3.5	2430	$20,000	$8.23	45d	1	0.75mi
129 N New Haven Ave Fl 2 (July '26) Ventnor City, NJ	3.0	2.5	2812	$24,000	$8.53	45d	1	0.80mi
129 N New Haven Ave Fl 2 (MemDay June30) Ventnor City, NJ	3.0	2.5	2812	$12,000	$4.27	45d	1	0.80mi
129 N New Haven Ave Fl 2 (June '26) Ventnor City, NJ	3.0	2.5	2812	$9,000	$3.20	45d	1	0.80mi
129 N New Haven Ave Fl 2 (MemDay July 31) Ventnor City, NJ	3.0	2.5	2812	$35,000	$12.45	45d	1	0.80mi
129 N New Haven Ave #2 Ventnor City, NJ	3.0	2.5	2812	$21,000	$7.47	22d	1	0.80mi
7 S Richards Ave Ventnor City, NJ	4.0	2.0	1600	$25,000	$15.62	14d	1	0.84mi
204 N Union Ave Margate City, NJ	5.0	4.0	2393	$5,000	$2.09	45d	1	1.00mi
16 S Decatur Ave Unit 9/15-10/31 Margate City, NJ	4.0	3.0	1732	$7,000	$4.04	45d	1	1.27mi
9406 Amherst Ave Margate City, NJ	4.0	4.0	2554	$47,000	$18.40	22d	1	1.29mi
9411 Winchester Ave Margate City, NJ	5.0	3.5	2776	$11,500	$4.14	45d	1	1.32mi
208 N Surrey Ave Ventnor City, NJ	3.0	2.5	2672	$50,000	$18.71	45d	1	1.38mi
610A N Victoria Ave Ventnor City, NJ	3.0	2.5	1800	$2,550	$1.42	22d	1	1.42mi

Listing history 20 events

1. 2026-06-19
   days on market $975,000 Active 70 DOM
2. 2026-06-18
   days on market $975,000 Active 69 DOM
3. 2026-06-17
   days on market $975,000 Active 68 DOM
4. 2026-06-16
   days on market $975,000 Active 67 DOM
5. 2026-06-15
   days on market $975,000 Active 66 DOM
6. 2026-06-14
   days on market $975,000 Active 64 DOM
7. 2026-06-13
   days on market $975,000 Active 63 DOM
8. 2026-06-10
   days on market $975,000 Active 61 DOM
9. 2026-06-09
   days on market $975,000 Active 60 DOM
10. 2026-06-08
    days on market $975,000 Active 59 DOM
11. 2026-06-07
    days on market $975,000 Active 58 DOM
12. 2026-06-05
    days on market $975,000 Active 55 DOM
13. 2026-06-02
    days on market $975,000 Active 53 DOM
14. 2026-06-01
    days on market $975,000 Active 52 DOM
15. 2026-05-31
    days on market $975,000 Active 51 DOM
16. 2026-05-30
    days on market $975,000 Active 50 DOM
17. 2026-04-10
    historical

    Show marketing remark (876 chars)

    NEW PRICE!! THE HOME YOU’VE BEEN WAITING FOR, PERFECT FOR YEAR-ROUND LIVING OR YOUR SHORE GETAWAY! 4-bedroom, 2.5-bath home located in one of Margate’s most desirable neighborhoods. A welcoming front porch offers the perfect place to relax and enjoy. Inside, you’ll find a wonderful layout featuring an open living room, dining area, kitchen, plus two separate living spaces so everyone has room to spread out. Upstairs offers four spacious bedrooms, a hall bath, and a huge primary suite complete with his-and-hers closets and a private full bath. Outside, enjoy a nice yard, driveway, and attached garage. Ideally situated in the heart of Margate’s beloved locals’ neighborhood, this is an amazing place to call home; especially on Halloween, when this street is where everyone wants to be! Close to the boardwalk, beach and stores, too! HURRY!

18. 2026-04-10
    listed $975,000 Active 876-char remark

    Show marketing remark (876 chars)

    NEW PRICE!! THE HOME YOU’VE BEEN WAITING FOR, PERFECT FOR YEAR-ROUND LIVING OR YOUR SHORE GETAWAY! 4-bedroom, 2.5-bath home located in one of Margate’s most desirable neighborhoods. A welcoming front porch offers the perfect place to relax and enjoy. Inside, you’ll find a wonderful layout featuring an open living room, dining area, kitchen, plus two separate living spaces so everyone has room to spread out. Upstairs offers four spacious bedrooms, a hall bath, and a huge primary suite complete with his-and-hers closets and a private full bath. Outside, enjoy a nice yard, driveway, and attached garage. Ideally situated in the heart of Margate’s beloved locals’ neighborhood, this is an amazing place to call home; especially on Halloween, when this street is where everyone wants to be! Close to the boardwalk, beach and stores, too! HURRY!

19. 2026-03-20
    listed $999,000 Active
20. 1996-07-03
    soldstatus $166,000

ⓘ 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: $6,396 · $533/mo
• Projected year-2 tax: $15,337 · $1,278/mo
• Expected delta: +$8,941/yr (+$745/mo · 139.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 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: $154,543
• − Mortgage interest: −$54,615
• − Property taxes: −$6,396
• − Insurance: −$9,994
• − Repairs & maintenance: −$12,363
• − Management: −$12,363
• − Depreciation: −$28,364
• Taxable income: $30,448
• Est. tax owed @ 24.0%: −$7,308
• After-tax cash flow: $37,036/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

+487.3% since first listed

4 events — show timeline

• 2026-04-10 Listed $975,000 SJSRMLS
• 2026-04-10 Listing Removed — SJSRMLS
• 2026-03-20 Listed $999,000 SJSRMLS
• 1996-07-03 Sold (Public Records) $166,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $6,396 · +4.6% YoY. Source: county tax records.