411 N Douglas Ave · Margate City, NJ 08402

$949,000

4 bd · 2.5 ba · 1,792 sqft · MultiFamily public records · 222 Days on market

Built 1965

---

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

Charming North Side Margate Home on a Quiet, Local-Favorite Street! Located on a desirable, flood-free street, this 3-bedroom (possible 4!), 2.5-bath home sits on a generous 60'x78' lot. Enjoy the peaceful setting from the spacious front porch, perfect for relaxing or entertaining. Inside, the home features a comfortable and flexible layout with a living room, formal dining room, and a bonus den—great for a home office or extra living space. The kitchen includes a premium Wolf gas range, and stylish Crate & Barrel light fixtures add a tasteful touch throughout. The rear yard offers plenty of space to enjoy the outdoors and includes a convenient storage shed. . plus room for a pool! Ideal for year-round living or as a seasonal retreat, this well-located Margate home offers both comfort and charm in a highly sought-after neighborhood.

Key facts

• Flood-free street
• Room for a pool
• Spacious front porch

Tags

• FLOOD-FREE STREET
• SPACIOUS FRONT PORCH
• PREMIUM WOLF GAS RANGE
• CONVENIENT STORAGE SHED
• ROOM FOR A POOL

Property features AI

Exterior

• Parking: Exterior parking for three or more cars; No garage
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Vinyl siding; Property offered for sale
• Construction: Crawl space foundation
• Exterior features: Porch; Shed; Curbs; Sidewalks

Interior

• Kitchen: Gas stove; Self-cleaning oven; Microwave; Dishwasher; Refrigerator
• Bedrooms: 7 total rooms (includes living spaces; bedroom count not explicitly provided)
• Flooring: Hardwood; Tile; Wall-to-wall carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Multi-zoned A/C; Forced air heating; Natural gas heating
• Interior features: Carbon monoxide detector; Smoke/Fire alarm; Den/TV room; Dining room; Laundry/utility room
• Laundry & utility: Washer; Dryer; Laundry/utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $949k.

Deal economics

• At list price, monthly cash flow is $11k ($135k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $949k).
• Recommended offer: $835k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $22,323/mo this rent would consume 220% 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 $28k 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 $266k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($835k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $750k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $835,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 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: 2.35% ✓
• Cap rate: 21.09%
• Cash-on-cash: 52.84%
• DSCR: 3.35
• GRM: 3.5

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: 54.3%
• Equity multiple: 3.57×
• Total profit: $682,415
• Equity at exit: $141,499

10-year hold

• IRR: 61.3%
• Equity multiple: 8.74×
• Total profit: $2,056,598
• Equity at exit: $82,052

Cash invested: $265,720 (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: 7.1×

Monthly cashflow live

• Estimated rent: $22,323 medium
• Mortgage (P&I): −$4,977
• Tax from tax record: −$563 /mo · $6,758/yr
• Insurance: −$395
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,688
• Net cashflow: $11,273

Break-even live

Break-even rent $8,053

Max offer price $949,000

Occupancy floor 44%

Sensitivity live

Price	-10% $11,811	-5% $11,542	+0% $11,273	+5% $11,005	+10% $10,736
Rent	-10% $9,510	-5% $10,392	+0% $11,273	+5% $12,155	+10% $13,037
Rate	-1.0pp $11,751	-0.5pp $11,515	base $11,273	+0.5pp $11,027	+1.0pp $10,777

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$22,322
Total (2 units)			$22,323

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: $237,250
• Closing costs: $28,470
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 N Essex Ave Margate City, NJ	4.0	2.0	1561	$1,800	$1.15	44d	1	0.09mi
200 N Essex Ave Margate City, NJ	4.0	3.0	1570	$15,000	$9.55	44d	1	0.22mi
107 N Douglas Ave Unit AUGUST Margate City, NJ	5.0	3.5	2312	$33,000	$14.27	22d	1	0.27mi
107 N Douglas Ave Margate City, NJ	5.0	3.5	2312	$36,000	$15.57	44d	1	0.29mi
119 N Belmont Ave Unit June 2026 Margate City, NJ	4.0	2.5	2044	$10,000	$4.89	14d	1	0.30mi
2 N Frontenac Ave Margate City, NJ	3.0	2.5	1850	$17,000	$9.19	22d	1	0.48mi
8208 Lagoon Dr Margate City, NJ	4.0	2.5	2480	$18,000	$7.26	14d	1	0.51mi
7701 Atlantic Ave Margate City, NJ	1.0–3.0	2.0–3.0	1660	$75,000	$45.18	44d	4	0.59mi
6 N Melbourne Ave Ventnor City, NJ	4.0	3.5	2028	$3,000	$1.48	44d	1	0.63mi
106 S Essex Ave Margate City, NJ	5.0	3.0	2034	$9,500	$4.67	22d	1	0.64mi
8606 Monmouth Ave Unit August 9/13 Margate City, NJ	4.0	3.5	2430	$20,000	$8.23	44d	1	0.66mi
7103 Ventnor Ave Ventnor City, NJ	4.0	3.0	2288	$5,500	$2.40	14d	1	0.67mi
109 N Wissahickon Ave Unit B Ventnor City, NJ	4.0	3.5	2000	$25,000	$12.50	22d	1	0.74mi
7 S Richards Ave Ventnor City, NJ	4.0	2.0	1600	$25,000	$15.62	14d	1	0.89mi
204 N Union Ave Margate City, NJ	5.0	4.0	2393	$5,000	$2.09	44d	1	0.92mi
16 S Decatur Ave Unit 9/15-10/31 Margate City, NJ	4.0	3.0	1732	$7,000	$4.04	44d	1	1.19mi
9406 Amherst Ave Margate City, NJ	4.0	4.0	2554	$47,000	$18.40	22d	1	1.20mi
406 N Dorset Ave Ventnor City, NJ	4.0	1.5	1568	$13,000	$8.29	14d	1	1.24mi
201 N Coolidge Ave Unit A1 Margate City, NJ	3.0	2.0	1258	$35,000	$27.82	45d	1	1.39mi

Listing history 14 events

1. 2026-06-02
   days on market $949,000 Under Contract 222 DOM
2. 2026-06-01
   days on market $949,000 Under Contract 221 DOM
3. 2026-05-31
   days on market $949,000 Under Contract 220 DOM
4. 2026-05-30
   days on market $949,000 Under Contract 219 DOM
5. 2026-03-18
   historical Under Contract
6. 2025-12-23
   status Active
7. 2025-12-12
   historical Under Contract
8. 2025-10-23
   listed $949,000 Active
9. 2025-07-07
   historical 856-char remark

   Show marketing remark (856 chars)

   Charming North Side Margate Home on a Quiet, Local-Favorite Street! Located on a desirable, flood-free street, this 3-bedroom (possible 4!), 2.5-bath home sits on a generous 60'x78' lot. Enjoy the peaceful setting from the spacious front porch, perfect for relaxing or entertaining. Inside, the home features a comfortable and flexible layout with a living room, formal dining room, and a bonus den—great for a home office or extra living space. The kitchen includes a premium Wolf gas range, and stylish Crate & Barrel light fixtures add a tasteful touch throughout. The rear yard offers plenty of space to enjoy the outdoors and includes a convenient storage shed. . plus room for a pool! Ideal for year-round living or as a seasonal retreat, this well-located Margate home offers both comfort and charm in a highly sought-after neighborhood.

10. 2025-05-20
    listed $1,095,000 Active 856-char remark

    Show marketing remark (856 chars)

    Charming North Side Margate Home on a Quiet, Local-Favorite Street! Located on a desirable, flood-free street, this 3-bedroom (possible 4!), 2.5-bath home sits on a generous 60'x78' lot. Enjoy the peaceful setting from the spacious front porch, perfect for relaxing or entertaining. Inside, the home features a comfortable and flexible layout with a living room, formal dining room, and a bonus den—great for a home office or extra living space. The kitchen includes a premium Wolf gas range, and stylish Crate & Barrel light fixtures add a tasteful touch throughout. The rear yard offers plenty of space to enjoy the outdoors and includes a convenient storage shed. . plus room for a pool! Ideal for year-round living or as a seasonal retreat, this well-located Margate home offers both comfort and charm in a highly sought-after neighborhood.

11. 2023-09-28
    soldstatus $750,000
12. 2023-07-31
    soldstatus $750,000 Sold 366-char remark

    Show marketing remark (366 chars)

    Lovely 3 bedroom, 2.5 bath Margate home at a quiet north side location. .. First floor consists of living room, dining room, kitchen, den and powder room. Second floor consists of master bedroom with ensuite bath, 2 additional bedrooms and hall bath. Nice rear yard. .. House is in ideal move in condition. Perfect for year round or seasonal living. .. Call to show!

13. 2023-05-19
    historical Under Contract 366-char remark

    Show marketing remark (366 chars)

    Lovely 3 bedroom, 2.5 bath Margate home at a quiet north side location. .. First floor consists of living room, dining room, kitchen, den and powder room. Second floor consists of master bedroom with ensuite bath, 2 additional bedrooms and hall bath. Nice rear yard. .. House is in ideal move in condition. Perfect for year round or seasonal living. .. Call to show!

14. 2023-04-15
    listed $699,000 Active 366-char remark

    Show marketing remark (366 chars)

    Lovely 3 bedroom, 2.5 bath Margate home at a quiet north side location. .. First floor consists of living room, dining room, kitchen, den and powder room. Second floor consists of master bedroom with ensuite bath, 2 additional bedrooms and hall bath. Nice rear yard. .. House is in ideal move in condition. Perfect for year round or seasonal living. .. Call to show!

ⓘ 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: $6,758 · $563/mo
• Projected year-2 tax: $15,194 · $1,266/mo
• Expected delta: +$8,436/yr (+$703/mo · 124.8%)

ⓘ 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 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: $267,876
• − Mortgage interest: −$53,159
• − Property taxes: −$6,758
• − Insurance: −$9,864
• − Repairs & maintenance: −$21,430
• − Management: −$21,430
• − Depreciation: −$27,607
• Taxable income: $127,628
• Est. tax owed @ 24.0%: −$30,631
• After-tax cash flow: $104,650/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

+35.8% since first listed

10 events — show timeline

• 2026-03-18 Contingent — SJSRMLS
• 2025-12-23 Relisted — SJSRMLS
• 2025-12-12 Contingent — SJSRMLS
• 2025-10-23 Listed $949,000 SJSRMLS
• 2025-07-07 Listing Removed — SJSRMLS
• 2025-05-20 Listed $1,095,000 SJSRMLS
• 2023-09-28 Sold (Public Records) $750,000 Public Records
• 2023-07-31 Sold (MLS) $750,000 SJSRMLS
• 2023-05-19 Contingent — SJSRMLS
• 2023-04-15 Listed $699,000 SJSRMLS

Property tax history

+1.9%/yr

Latest (2025): $6,758 · +4.6% YoY. Source: county tax records.