21 S Marion Ave · Ventnor City, NJ 08406-3029

$2,500,000

5 bd · 4.5 ba · 2,248 sqft · SingleFamily public records · 10 Days on market

Built 2026

---

Why this score? — see what drove the D+ 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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SOUTH SIDE CLOSE TO BEACH!!!! Don’t miss this rare opportunity to transform a long-held property or parcel into something truly exceptional. Situated on the desirable south side of Marion Avenue, close to Atlantic Avenue and a short block to the beach and boardwalk, this property offers incredible potential for redevelopment or renovation. Situated on a generous 39' x 86' lot, the home has been used as a rental property for decades. The upper unit features 6 bedrooms and 3 bathrooms and is currently vacant, while the ground-level unit offers 2 bedrooms and 1 bathroom, currently tenant-occupied on a month-to-month lease at $1,000/month. The upstairs rental income is not available - it was used as a shared house for over 30 years. The home retains its original character and has been well maintained over the years. Heating is provided by an above-ground oil tank, and documentation for the removal of a previous underground oil tank is available. Please note, this is a nonconforming duplex property. Bring your vision and creativity to life—whether you choose to restore, renovate, or rebuild, the possibilities are endless in this prime beachside location. Property being sold AS-IS and WHERE-IS condition. Schedule your appointment today! OFFER ACCEPTED WITH A CONTINGENCY - BACK UP OFFERS ONLY

Key facts

• Hardwood flooring
• Soaking pool
• Anderson windows

Tags

• PRIVATE ELEVATOR
• SOAKING POOL
• SPACIOUS DECKS
• HARDIE SIDING
• ANDERSON WINDOWS
• HARDWOOD FLOORING

Property features AI

Exterior

• Parking: Two-car garage; Exterior parking for three or more cars
• Utilities: Public water; Public sewer; Gas tankless water heater
• Home design: New construction; For sale
• Construction: Basement with masonry floor/wall and 6 ft.+ headroom
• Exterior features: In-ground pool; Whirlpool/spa; Enclosed outside shower; Sprinkler system; Concrete driveway; Insulated glass (storms/screens)

Interior

• Kitchen: Disposal; Dishwasher; Gas stove; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Main-level bedrooms (multiple); Upper-level bedrooms (multiple)
• Flooring: Hardwood
• Bathrooms: Four full bathrooms; One half bathroom; Main-level bathrooms (multiple)
• Heating & cooling: Central air conditioning; Forced air heating (natural gas); Multi-zoned heating
• Interior features: Carbon monoxide detector; Elevator; Kitchen center island; Storage; Walk-in closet; Fireplace (see remarks)
• Laundry & utility: Laundry/utility room; Pantry

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $2.50M.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $2.04M (18.3% below list).
• Recommended offer: $2.04M (18.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.1% in Ventnor 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 72/100 on livability (#202 in NJ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A-, crime B+; Watch: schools C-, amenities F, cost of living F.
• Ventnor City School District (suburban): math 27% / reading 49% proficiency, ranked #266 of 472 in NJ (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• In year one you build about $92k of equity ($17k loan paydown + $75k 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 $700k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$150k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $725k; list at $2.50M implies a 245% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $2,043,058 (18.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. 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.
4. 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.
5. 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: 0.82% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $977,880
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 S Aberdeen Pl	0.28mi	5/3.5	2,344 (+4%)	7mo	$690,000	$294	70
105 S Surrey Ave	0.30mi	4/4.5 (-1)	2,280 (+1%)	11mo	$1,900,000	$833	69
52 S Raleigh Ave Ave	0.41mi	5/3.5	2,412 (+7%)	1mo	$812,000	$337	64
7 S Victoria Ave	0.25mi	4/3.0 (-1)	2,146 (-4%)	8mo	$1,550,000	$722	63
16 N Aberdeen	0.28mi	4/3.5 (-1)	2,076 (-8%)	5mo	$875,000	$421	61
7 N Surrey Ave	0.32mi	5/3.5	2,442 (+9%)	9mo	$990,000	$405	59
107 S Dover Ave	0.64mi	5/3.0	2,350 (+4%)	13mo	$1,199,000	$510	46
328 N Oxford Ave Ave	0.72mi	4/3.0 (-1)	2,300 (+2%)	8mo	$999,900	$435	44

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: 9.7%
• Equity multiple: 1.55×
• Total profit: $387,260
• Equity at exit: $1,124,108

10-year hold

• IRR: 12.0%
• Equity multiple: 2.79×
• Total profit: $1,254,913
• Equity at exit: $1,732,385

Cash invested: $700,000 (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 08406-3029

• Active inventory: 1
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $20,431 medium
• Mortgage (P&I): −$13,110
• Tax from tax record: −$617 /mo · $7,405/yr
• Insurance: −$1,042
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,290
• Net cashflow: $1,371

Break-even live

Break-even rent $18,695

Max offer price $2,500,000

Occupancy floor 88%

Sensitivity live

Price	-10% $2,786	-5% $2,079	+0% $1,371	+5% $664	+10% $-44
Rent	-10% $-243	-5% $564	+0% $1,371	+5% $2,178	+10% $2,985
Rate	-1.0pp $2,630	-0.5pp $2,007	base $1,371	+0.5pp $723	+1.0pp $64

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: $625,000
• Closing costs: $75,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 N Dorset Ave Ventnor City, NJ	4.0	1.5	1568	$13,000	$8.29	14d	1	0.83mi
7 S Richards Ave Ventnor City, NJ	4.0	2.0	1600	$25,000	$15.62	14d	1	1.13mi
109 N Wissahickon Ave Unit B Ventnor City, NJ	4.0	3.5	2000	$25,000	$12.50	22d	1	1.21mi
7103 Ventnor Ave Ventnor City, NJ	4.0	3.0	2288	$5,500	$2.40	14d	1	1.38mi
6 N Melbourne Ave Ventnor City, NJ	4.0	3.5	2028	$3,000	$1.48	44d	1	1.41mi

Listing history 23 events

1. 2026-06-21
   days on market $2,500,000 Active 10 DOM
2. 2026-06-19
   days on market $2,500,000 Active 8 DOM
3. 2026-06-18
   days on market $2,500,000 Active 7 DOM
4. 2026-06-17
   days on market $2,500,000 Active 6 DOM
5. 2026-06-16
   days on market $2,500,000 Active 5 DOM
6. 2026-06-15
   days on market $2,500,000 Active 4 DOM
7. 2026-06-14
   days on market $2,500,000 Active 2 DOM
8. 2026-06-13
   days on marketlisting id $2,500,000 Active 1 DOM
9. 2026-06-10
   days on market $2,500,000 Active 13 DOM
10. 2026-06-09
    days on market $2,500,000 Active 12 DOM
11. 2026-06-08
    days on market $2,500,000 Active 11 DOM
12. 2026-06-07
    days on market $2,500,000 Active 10 DOM
13. 2026-06-03
    days on market $2,500,000 Active 6 DOM
14. 2026-06-02
    days on market $2,500,000 Active 5 DOM
15. 2026-06-01
    days on market $2,500,000 Active 4 DOM
16. 2026-05-31
    days on market $2,500,000 Active 3 DOM
17. 2026-05-30
    days on market $2,500,000 Active 2 DOM
18. 2026-05-28
    listed $2,500,000 Active
19. 2026-04-09
    soldstatus $725,000
20. 2026-03-11
    soldstatus $725,000 Sold 1319-char remark

    Show marketing remark (1319 chars)

    SOUTH SIDE CLOSE TO BEACH!!!! Don’t miss this rare opportunity to transform a long-held property or parcel into something truly exceptional. Situated on the desirable south side of Marion Avenue, close to Atlantic Avenue and a short block to the beach and boardwalk, this property offers incredible potential for redevelopment or renovation. Situated on a generous 39' x 86' lot, the home has been used as a rental property for decades. The upper unit features 6 bedrooms and 3 bathrooms and is currently vacant, while the ground-level unit offers 2 bedrooms and 1 bathroom, currently tenant-occupied on a month-to-month lease at $1,000/month. The upstairs rental income is not available - it was used as a shared house for over 30 years. The home retains its original character and has been well maintained over the years. Heating is provided by an above-ground oil tank, and documentation for the removal of a previous underground oil tank is available. Please note, this is a nonconforming duplex property. Bring your vision and creativity to life—whether you choose to restore, renovate, or rebuild, the possibilities are endless in this prime beachside location. Property being sold AS-IS and WHERE-IS condition. Schedule your appointment today! OFFER ACCEPTED WITH A CONTINGENCY - BACK UP OFFERS ONLY

21. 2026-01-14
    historical Under Contract - Continue to Show 1319-char remark

    Show marketing remark (1319 chars)

    SOUTH SIDE CLOSE TO BEACH!!!! Don’t miss this rare opportunity to transform a long-held property or parcel into something truly exceptional. Situated on the desirable south side of Marion Avenue, close to Atlantic Avenue and a short block to the beach and boardwalk, this property offers incredible potential for redevelopment or renovation. Situated on a generous 39' x 86' lot, the home has been used as a rental property for decades. The upper unit features 6 bedrooms and 3 bathrooms and is currently vacant, while the ground-level unit offers 2 bedrooms and 1 bathroom, currently tenant-occupied on a month-to-month lease at $1,000/month. The upstairs rental income is not available - it was used as a shared house for over 30 years. The home retains its original character and has been well maintained over the years. Heating is provided by an above-ground oil tank, and documentation for the removal of a previous underground oil tank is available. Please note, this is a nonconforming duplex property. Bring your vision and creativity to life—whether you choose to restore, renovate, or rebuild, the possibilities are endless in this prime beachside location. Property being sold AS-IS and WHERE-IS condition. Schedule your appointment today! OFFER ACCEPTED WITH A CONTINGENCY - BACK UP OFFERS ONLY

22. 2025-11-13
    listed $799,999 Active 1319-char remark

    Show marketing remark (1319 chars)

    SOUTH SIDE CLOSE TO BEACH!!!! Don’t miss this rare opportunity to transform a long-held property or parcel into something truly exceptional. Situated on the desirable south side of Marion Avenue, close to Atlantic Avenue and a short block to the beach and boardwalk, this property offers incredible potential for redevelopment or renovation. Situated on a generous 39' x 86' lot, the home has been used as a rental property for decades. The upper unit features 6 bedrooms and 3 bathrooms and is currently vacant, while the ground-level unit offers 2 bedrooms and 1 bathroom, currently tenant-occupied on a month-to-month lease at $1,000/month. The upstairs rental income is not available - it was used as a shared house for over 30 years. The home retains its original character and has been well maintained over the years. Heating is provided by an above-ground oil tank, and documentation for the removal of a previous underground oil tank is available. Please note, this is a nonconforming duplex property. Bring your vision and creativity to life—whether you choose to restore, renovate, or rebuild, the possibilities are endless in this prime beachside location. Property being sold AS-IS and WHERE-IS condition. Schedule your appointment today! OFFER ACCEPTED WITH A CONTINGENCY - BACK UP OFFERS ONLY

23. 1988-01-14
    soldstatus $127,500

ⓘ 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: $7,405 · $617/mo
• Projected year-2 tax: $34,827 · $2,902/mo
• Expected delta: +$27,423/yr (+$2,285/mo · 370.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 55% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥94°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: $245,167
• − Mortgage interest: −$140,039
• − Property taxes: −$7,405
• − Insurance: −$12,500
• − Repairs & maintenance: −$19,613
• − Management: −$19,613
• − Depreciation: −$72,727
• Taxable loss: −$26,730
• Est. tax savings @ 24.0%: +$6,415
• After-tax cash flow: $22,869/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: Ventnor City School District
• NCES district ID: 3416680
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $52,220
• Composite: 32.96/100
• National rank: #5588
• State rank: #266 of 472 in NJ

Livability — Ventnor City

• Score: 72/100
• State rank: #202
• US rank: #5716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ventnor 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

+1860.8% since first listed

6 events — show timeline

• 2026-05-28 Listed $2,500,000 SJSRMLS
• 2026-04-09 Sold (Public Records) $725,000 Public Records
• 2026-03-11 Sold (MLS) $725,000 SJSRMLS
• 2026-01-14 Contingent — SJSRMLS
• 2025-11-13 Listed $799,999 SJSRMLS
• 1988-01-14 Sold (Public Records) $127,500 Public Records

Property tax history

-1.7%/yr

Latest (2025): $7,405 · +3.3% YoY. Source: county tax records.