507 N Douglas Ave · Margate City, NJ 08402

$859,000

4 bd · 2.5 ba · 1,836 sqft · SingleFamily public records · 14 Days on market

Built 1966 Est $988k · 13% under

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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
• ARV discount +13.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

After 30 years it’s time to present this opportunity for a new owner to spruce up this nice split level home on a sizable 60’ x 67’ lot in the Parkshore neighborhood in Margate. This 1834sf home comprises 4 bedrooms and 2.5 baths with a fenced yard. Great potential for expansion or start over by building a new home on this 4020sf lot. Beautiful homes surrounding this property and situated conveniently to Margate Tighe & Ross Schools and around the corner from the soccer & lacrosse field. This property is a “Shore Bet”!

Key facts

• Fenced yard
• Split level home
• Sizable lot

Tags

• SPLIT LEVEL HOME
• FENCED YARD
• SIZABLE LOT
• PARKSHORE NEIGHBORHOOD
• GREAT POTENTIAL FOR EXPANSION
• CONVENIENTLY SITUATED

Property features AI

Finance

• Other: Lead-based paint disclosure document on file

Exterior

• Parking: Two exterior parking spaces; No garage
• Utilities: Public water; Public sewer
• Home design: For sale; Age: 25+ years
• Construction: Brick and vinyl siding
• Exterior features: Brick and vinyl exterior; Concrete driveway; Lot dimensions approximately 60 x 67.25; Lot frontage 60'; Zoned S-40; Property less than 1 acre; Located outside waterfront; Property in a floodplain

Interior

• Kitchen: Electric stove; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: Three bedrooms on the upper level; One bedroom on the main level
• Bathrooms: Two full bathrooms (upper level); One half bathroom (main level)
• Heating & cooling: Electric heating; Wall air-conditioning units
• Interior features: Fireplace in family room; Den/TV room; Dining room; Eat-in kitchen; Recreation/Family room; 12 total rooms; Powder room on main level
• Laundry & utility: Utility room on main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $859k.

Deal economics

• At list price, monthly cash flow is $4k ($53k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $859k).
• Cap rate 13.1% 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 $12,996/mo this rent would consume 128% 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 $6k of loan paydown is wiped out by about $26k 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 $241k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 11y 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 $147k; list at $859k implies a 484% 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 $859,000

Questions for the listing agent

1. Built in 1966 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.51% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.34%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $987,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 N Delavan Ave	0.04mi	3/2.5 (-1)	1,738 (-5%)	9mo	$800,000	$460	77
7510 Fremont Ave	0.27mi	3/2.5 (-1)	1,803 (-2%)	4mo	$750,000	$416	76
209 N Fredericksburg Ave	0.54mi	3/2.5 (-1)	1,864 (+2%)	1mo	$775,000	$416	66
202 N Fredericksburg Ave	0.44mi	4/3.0	1,800 (-2%)	10mo	$1,299,999	$722	66
39 N Douglas Ave	0.51mi	4/2.5	1,832 (-0%)	14mo	$1,250,000	$682	64
414 N Clermont Ave	0.15mi	4/3.0	2,076 (+13%)	9mo	$760,000	$366	62
614 N Delavan Ave	0.13mi	3/2.5 (-1)	2,084 (+14%)	6mo	$810,000	$389	61
123 N Clermont Ave Ave	0.40mi	3/2.5 (-1)	1,700 (-7%)	4mo	$915,000	$538	61
109 N Douglas Ave	0.44mi	4/3.5	2,000 (+9%)	10mo	$1,375,000	$688	52
2 S Barclay Ave	0.69mi	3/2.5 (-1)	1,742 (-5%)	9mo	$1,455,000	$835	47
7 N Swarthmore Ave	0.73mi	4/3.0	2,046 (+11%)	9mo	$1,300,000	$635	37
400 Berkshire Dr	0.54mi	3/2.5 (-1)	1,576 (-14%)	12mo	$425,000	$270	36

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: 20.5%
• Equity multiple: 1.89×
• Total profit: $213,173
• Equity at exit: $128,080

10-year hold

• IRR: 31.8%
• Equity multiple: 4.59×
• Total profit: $863,848
• Equity at exit: $74,271

Cash invested: $240,520 (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: 5.5×

Monthly cashflow live

• Estimated rent: $12,996 medium
• Mortgage (P&I): −$4,505
• Tax from tax record: −$525 /mo · $6,303/yr
• Insurance: −$358
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,729
• Net cashflow: $4,452

Break-even live

Break-even rent $7,360

Max offer price $859,000

Occupancy floor 61%

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: $214,750
• Closing costs: $25,770
• 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	0.26mi
200 N Essex Ave Margate City, NJ	4.0	3.0	1570	$15,000	$9.55	44d	1	0.39mi
8208 Lagoon Dr Margate City, NJ	4.0	2.5	2480	$18,000	$7.26	13d	1	0.40mi
107 N Douglas Ave Unit AUGUST Margate City, NJ	5.0	3.5	2312	$33,000	$14.27	21d	1	0.45mi
119 N Belmont Ave Unit June 2026 Margate City, NJ	4.0	2.5	2044	$10,000	$4.89	13d	1	0.46mi
107 N Douglas Ave Margate City, NJ	5.0	3.5	2312	$36,000	$15.57	44d	1	0.46mi
2 N Frontenac Ave Margate City, NJ	3.0	2.5	1850	$17,000	$9.19	21d	1	0.65mi
8606 Monmouth Ave Unit August 9/13 Margate City, NJ	4.0	3.5	2430	$20,000	$8.23	44d	1	0.74mi
7701 Atlantic Ave Margate City, NJ	1.0–3.0	2.0–3.0	1660	$75,000	$45.18	44d	4	0.76mi
6 N Melbourne Ave Ventnor City, NJ	4.0	3.5	2028	$3,000	$1.48	44d	1	0.77mi
7103 Ventnor Ave Ventnor City, NJ	4.0	3.0	2288	$5,500	$2.40	13d	1	0.82mi
106 S Essex Ave Margate City, NJ	5.0	3.0	2034	$9,500	$4.67	21d	1	0.82mi
109 N Wissahickon Ave Unit B Ventnor City, NJ	4.0	3.5	2000	$25,000	$12.50	21d	1	0.86mi
204 N Union Ave Margate City, NJ	5.0	4.0	2393	$5,000	$2.09	44d	1	0.97mi
7 S Richards Ave Ventnor City, NJ	4.0	2.0	1600	$25,000	$15.62	13d	1	1.01mi
9406 Amherst Ave Margate City, NJ	4.0	4.0	2554	$47,000	$18.40	21d	1	1.23mi
406 N Dorset Ave Ventnor City, NJ	4.0	1.5	1568	$13,000	$8.29	13d	1	1.27mi
16 S Decatur Ave Unit 9/15-10/31 Margate City, NJ	4.0	3.0	1732	$7,000	$4.04	44d	1	1.27mi
201 N Coolidge Ave Unit A1 Margate City, NJ	3.0	2.0	1258	$35,000	$27.82	44d	1	1.43mi

Listing history 12 events

1. 2026-06-19
   days on market $859,000 Active 14 DOM
2. 2026-06-18
   days on market $859,000 Active 13 DOM
3. 2026-06-17
   days on market $859,000 Active 12 DOM
4. 2026-06-16
   days on market $859,000 Active 11 DOM
5. 2026-06-15
   days on market $859,000 Active 10 DOM
6. 2026-06-14
   days on market $859,000 Active 8 DOM
7. 2026-06-13
   days on market $859,000 Active 7 DOM
8. 2026-06-10
   days on market $859,000 Active 5 DOM
9. 2026-06-09
   days on market $859,000 Active 4 DOM
10. 2026-06-08
    days on market $859,000 Active 3 DOM
11. 2026-06-07
    remarks 528-char remark
12. 2026-06-07
    listed $859,000 Active 2 DOM

ⓘ 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: $6,303 · $525/mo
• Projected year-2 tax: $13,846 · $1,154/mo
• Expected delta: +$7,543/yr (+$629/mo · 119.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 97% 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: $155,949
• − Mortgage interest: −$48,117
• − Property taxes: −$6,303
• − Insurance: −$9,414
• − Repairs & maintenance: −$12,476
• − Management: −$12,476
• − Depreciation: −$24,989
• Taxable income: $42,175
• Est. tax owed @ 24.0%: −$10,122
• After-tax cash flow: $43,305/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

+1154.0% since first listed

23 events — show timeline

• 2026-06-05 Listed $859,000 SJSRMLS
• 2025-12-01 Listing Removed — SJSRMLS
• 2025-09-18 Listed $885,000 SJSRMLS
• 2025-06-26 Listing Removed — SJSRMLS
• 2025-06-11 Price Changed $984,000 SJSRMLS
• 2025-04-16 Price Changed $985,000 SJSRMLS
• 2025-03-17 Price Changed $995,000 SJSRMLS
• 2025-02-13 Listed $1,050,000 SJSRMLS
• 2023-02-21 Listing Removed — SJSRMLS
• 2023-02-21 Listed $649,000 SJSRMLS
• 2019-01-01 Listing Removed — SJSRMLS
• 2018-06-09 Price Changed $369,000 SJSRMLS
• 2018-05-09 Price Changed $360,000 SJSRMLS
• 2017-12-17 Listed $369,900 SJSRMLS
• 2017-11-08 Listing Removed — SJSRMLS
• 2017-05-09 Listed $389,000 SJSRMLS
• 2017-05-05 Listing Removed — SJSRMLS
• 2016-11-07 Listed $399,000 SJSRMLS
• 2016-03-31 Listing Removed — SJSRMLS
• 2015-09-09 Listed $425,000 SJSRMLS
• 1995-07-21 Sold (Public Records) $147,000 Public Records
• 1985-08-04 Sold (Public Records) $118,000 Public Records
• 1978-08-01 Sold (Public Records) $68,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $6,303 · +4.6% YoY. Source: county tax records.