3817 Ventnor Ave · Atlantic City, NJ 08401

$149,900

2 bd · 2.0 ba · — sqft · MultiFamily · 31 Days on market

Built 1950 Fair condition $922/mo HOA · 27% of rent

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.9/5.0
• Livability +2.8/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Parking spot available at Landmark Towers. Perfect for current resident or investor looking to rent it out. Located in the Stockton University District. Parking spot is inside the garage.

Key facts

• Steps from the beach
• Garage
• Built 1950

Tags

• STEPS FROM THE BEACH
• ATTACHED PARKING GARAGE
• SHORT-TERM RENTALS PERMITTED
• BUILDING RENOVATIONS UNDERWAY

Property features AI

Finance

• HOA & community: Monthly HOA fee of $922; Adult Community / 55+

Exterior

• Parking: Attached garage (see remarks); Exterior parking (see remarks)
• Utilities: Public water; Public sewer; Electric water heater
• Home design: For sale; Unit 304 (multi-unit building)
• Exterior features: Concrete siding/exterior; Waterfront: No; Lot under 1 acre

Interior

• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Window air conditioning units
• Interior features: Laminate flooring; Laundry/utility room
• Laundry & utility: Laundry/utility room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $4k ($42k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 34.5% vs local median 3.7% in Atlantic 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 55/100 on livability (#525 in NJ) — a working-class tenant base; expect higher turnover. Strengths: health & safety A; Watch: commute D, schools F, crime F.
• Atlantic City School District (urban): math 9% / reading 26% proficiency, ranked #454 of 472 in NJ (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.5%/yr); 482 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• At $6,946/mo this rent would consume 203% of the median local household income ($41k/yr) (locally 3414% 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 $1k of loan paydown is wiped out by about $4k 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 + 5.5% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 4.63% ✓
• Cap rate: 34.55%
• Cash-on-cash: 100.91%
• DSCR: 5.49
• GRM: 1.8

CMA / ARV

No comps found within radius.

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 N Parker Ave	0.10mi	2/2.0	—	2mo	$295,000	—	81
213 N Montpelier Ave	0.51mi	2/2.0	2,100	13mo	$295,000	$140	53
24 N Montpelier Ave	0.42mi	3/— (+1)	3,450	21mo	$425,000	$123	46
3536 Pacific Ave	0.26mi	3/6.0 (+1)	7,055	15mo	$1,435,000	$203	43

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 · 5.52% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.22×
• Total profit: $219,226
• Equity at exit: $22,351

10-year hold

• IRR: —
• Equity multiple: 14.37×
• Total profit: $561,095
• Equity at exit: $12,961

Cash invested: $41,972 (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 08401

• Home prices YoY: -7.0%
• Rents YoY: 5.5%
• Active inventory: 482
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $6,946 high
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$922
• Vacancy / Maint / Mgmt: −$1,459
• Net cashflow: $3,529

Break-even live

Break-even rent $2,478

Max offer price $149,900

Occupancy floor 44%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$6,946
Total (2 units)			$6,946

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3809 Ventnor Ave #6 Atlantic City, NJ	3.0	1.0	1500	$2,100	$1.40	21d	1	0.02mi
3817 Ventnor Ave #1001 Atlantic City, NJ	2.0	1.0	—	$1,900	—	13d	1	0.03mi
3812 Ventnor Ave Unit 3 Atlantic City, NJ	3.0	1.0	—	$2,100	—	21d	1	0.05mi
3939 Ventnor Ave Unit A7 Atlantic City, NJ	2.0	1.0	—	$1,800	—	21d	1	0.08mi
2 Elberon Ave Unit 1 Atlantic City, NJ	2.0	1.0	—	$1,400	—	21d	1	0.08mi
3917 Winchester Ave Atlantic City, NJ	3.0	1.5	—	$2,500	—	21d	1	0.11mi
3813 Atlantic Ave Unit 1309001P Atlantic City, NJ	1.0	2.0	592	$4,333	$7.32	13d	1	0.13mi
3829 Atlantic Ave Unit 10 Atlantic City, NJ	1.0	1.0	—	$3,500	—	21d	1	0.13mi
36 S Dover Ave Unit B Atlantic City, NJ	2.0	1.0	—	$1,600	—	21d	1	0.13mi
36 Chelsea Ct Atlantic City, NJ	3.0	2.5	2100	$3,300	$1.57	13d	1	0.14mi
3636 Winchester Ave Atlantic City, NJ	3.0	1.0	1094	$1,995	$1.82	21d	1	0.14mi
3625 Winchester Ave Unit 3 Atlantic City, NJ	3.0	1.0	—	$2,100	—	21d	1	0.16mi
19 S Windsor Ave Unit B4 Atlantic City, NJ	1.0	1.0	—	$6,000	—	21d	1	0.18mi
21 S Windsor Ave Unit b1 Atlantic City, NJ	2.0	1.0	640	$1,650	$2.58	13d	1	0.18mi
108 Lincoln Pl Apt A4 Atlantic City, NJ	2.0	1.0	800	$5,000	$6.25	21d	1	0.19mi
108 Lincoln Pl Apt B1 Atlantic City, NJ	3.0	1.0	—	$6,000	—	21d	1	0.19mi
3816 South Blvd Atlantic City, NJ	2.0	1.0	—	$2,500	—	21d	1	0.20mi
3914 South Blvd Atlantic City, NJ	2.0	2.5	1700	$3,400	$2.00	21d	1	0.20mi
119 Saint Davids Pl Atlantic City, NJ	1.0	1.0	—	$12,000	—	21d	1	0.20mi
3851 Boardwalk Atlantic City, NJ	2.0	1.0–2.0	785	$27,500	$35.03	21d	5	0.22mi
21 N Laclede Pl Atlantic City, NJ	3.0	1.0	1200	$2,000	$1.67	21d	1	0.23mi
38 N Boston Ave Unit B Atlantic City, NJ	2.0	2.0	800	$2,400	$3.00	13d	1	0.30mi
101 S Raleigh Ave Atlantic City, NJ	2.0	1.0	735	$18,750	$25.51	13d	7	0.33mi
115 N Delancy Pl Apt B Atlantic City, NJ	3.0	2.0	—	$2,000	—	21d	1	0.34mi
121 N Kingston Ave Unit 2 Atlantic City, NJ	3.0	1.5	—	$2,950	—	13d	1	0.43mi
100 N Chelsea Ave Unit 1 Atlantic City, NJ	3.0	1.0	1200	$15,000	$12.50	21d	1	0.47mi
512 N Harrisburg Ave Atlantic City, NJ	3.0	2.0	1156	$2,800	$2.42	13d	1	0.48mi
3101 Boardwalk Unit 2115/ 2111-2 Atlantic City, NJ	2.0	3.0	—	$28,000	—	21d	1	0.48mi
3101 Boardwalk Unit 1210-2 Atlantic City, NJ	1.0	1.5	—	$2,000	—	21d	1	0.48mi
3101 Boardwalk Unit 2704-1 Atlantic City, NJ	1.0	2.0	—	$18,000	—	13d	1	0.48mi
3101 Boardwalk Unit 811-2 Atlantic City, NJ	1.0	1.5	—	$10,000	—	21d	1	0.51mi
3101 Boardwalk Unit 1110-2 Atlantic City, NJ	1.0	1.5	872	$14,500	$16.63	21d	1	0.51mi
3101 Boardwalk Unit 3103-2 Atlantic City, NJ	2.0	2.0	—	$22,500	—	21d	1	0.51mi
100 S Berkley Sq Unit 4H Atlantic City, NJ	2.0	2.0	1520	$3,200	$2.11	21d	1	0.51mi
101 S Plaza Pl #1012 Atlantic City, NJ	1.0	1.0	—	$2,500	—	21d	1	0.53mi
34 N Montgomery Ave Atlantic City, NJ	2.0	2.0	—	$22,000	—	13d	1	0.57mi
107 N Brighton Ave Atlantic City, NJ	3.0	1.0	—	$2,400	—	13d	1	0.61mi
2834 Atlantic Ave Atlantic City, NJ	1.0	1.0	639	$1,675	$2.62	21d	3	0.61mi
2834 Atlantic Ave Atlantic City, NJ	1.0	1.0	823	$1,688	$2.05	13d	3	0.61mi
4800 Ventnor Ave #1 Ventnor City, NJ	3.0	2.0	—	$2,550	—	21d	1	0.63mi

HOA detail

• Monthly dues: $922 · $11,064/yr

Listing history 24 events

1. 2026-06-01
   days on market $149,900 Active 31 DOM
2. 2026-05-31
   days on market $149,900 Active 30 DOM
3. 2026-05-30
   days on market $149,900 Active 29 DOM
4. 2026-04-30
   listed $149,900 Active 1348-char remark
5. 2026-01-08
   historical 187-char remark

   Show marketing remark (187 chars)

   Parking spot available at Landmark Towers. Perfect for current resident or investor looking to rent it out. Located in the Stockton University District. Parking spot is inside the garage.

6. 2025-07-07
   listed $8,900 Active 187-char remark

   Show marketing remark (187 chars)

   Parking spot available at Landmark Towers. Perfect for current resident or investor looking to rent it out. Located in the Stockton University District. Parking spot is inside the garage.

7. 2025-05-02
   historical $1,900
8. 2025-04-01
   listed $1,900
9. 2025-04-01
   price $1,900
10. 2024-10-17
    historical $1,950
11. 2024-10-14
    listed $1,950
12. 2024-06-12
    historical $3,000
13. 2024-06-11
    price $3,000
14. 2024-06-07
    listed $1,995
15. 2024-06-07
    historical $1,995
16. 2024-05-05
    listed $1,995
17. 2024-01-05
    soldstatus $155,000 Sold

    Show marketing remark (203 chars)

    Call Allison Vitella 917-860-45888 for Showings Location location location. Live one block from the beach and boardwalk. 2 bed/2 bath condo with open concept kitchen/living room. Balcony with Ocean View.

18. 2023-11-27
    historical Under Contract

    Show marketing remark (203 chars)

    Call Allison Vitella 917-860-45888 for Showings Location location location. Live one block from the beach and boardwalk. 2 bed/2 bath condo with open concept kitchen/living room. Balcony with Ocean View.

19. 2023-03-06
    listed $155,000 Active

    Show marketing remark (203 chars)

    Call Allison Vitella 917-860-45888 for Showings Location location location. Live one block from the beach and boardwalk. 2 bed/2 bath condo with open concept kitchen/living room. Balcony with Ocean View.

20. 2021-06-29
    soldstatus $87,000 Sold
21. 2021-06-16
    historical Under Contract
22. 2021-05-24
    status Active
23. 2021-04-09
    historical Under Contract
24. 2021-01-08
    listed $95,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $83,352
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$6,668
• − Management: −$6,668
• − HOA: −$11,064
• − Depreciation: −$4,361
• Taxable income: $43,196
• Est. tax owed @ 24.0%: −$10,367
• After-tax cash flow: $31,986/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 2-bathroom apartment in a multi-family building requires moderate repairs and maintenance to improve its condition and value.

Repairs flagged

• Minor Kitchen cabinets — Slight wear
• Minor Kitchen appliances — Red refrigerator

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace kitchen appliances — Modern appliances improve functionality
• Both Landscaping — Landscaping enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear	Minor	$500–3,000
Kitchen appliances · Red refrigerator	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace kitchen appliances — Modern appliances improve functionality ↑
• Both Landscaping — Landscaping enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Atlantic City School District
• NCES district ID: 3400960
• Math proficiency: 9% ▼ -12.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $27,842
• Composite: 13.66/100
• National rank: #9504
• State rank: #454 of 472 in NJ

Livability — Atlantic City

• Score: 55/100
• State rank: #525
• US rank: #23095

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlantic City, NJ
• County: Atlantic County · 143,611 people
• City population: 38,925
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 38,925
• Household income: $41,126
• Rent vs Own: 69.8% rent · 30.2% own
• Severe rent burden: 3414.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Hispanic / Latino 32% Black 32% Asian 16% White 16% Two or more races 11% Native American 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 8% Dominican 8%
• Common ancestry: Romanian 1% Scotch-Irish 1%
• Foreign-born: 29% · Canada, Vietnam, Jamaica
• Languages at home: 52% English-only · Spanish 30% Other Indo-European 8% Vietnamese 3%

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: ▼ -26.82%
• Current HPI: 353.7827
• Rent YoY: ▲ 5.52%
• 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

+57.8% since first listed

22 events — show timeline

• 2026-06-01 Listing Removed — SJSRMLS
• 2026-04-30 Listed $149,900 SJSRMLS
• 2026-01-08 Listing Removed — SJSRMLS
• 2025-07-07 Listed $8,900 SJSRMLS
• 2025-05-02 Rental Removed $1,900 TURBOTENANT
• 2025-04-01 Listed for Rent $1,900 TURBOTENANT
• 2025-04-01 Price Changed $1,900 TURBOTENANT
• 2024-10-17 Rental Removed $1,950 RENTALBEAST
• 2024-10-14 Listed for Rent $1,950 RENTALBEAST
• 2024-06-12 Rental Removed $3,000 SJSRMLS
• 2024-06-11 Price Changed $3,000 SJSRMLS
• 2024-06-07 Listed for Rent $1,995 SJSRMLS
• 2024-06-07 Rental Removed $1,995 SJSRMLS
• 2024-05-05 Listed for Rent $1,995 SJSRMLS
• 2024-01-05 Sold (MLS) $155,000 NJMLS
• 2023-11-27 Contingent — NJMLS
• 2023-03-06 Listed $155,000 NJMLS
• 2021-06-29 Sold (MLS) $87,000 NJMLS
• 2021-06-16 Contingent — NJMLS
• 2021-05-24 Relisted — NJMLS
• 2021-04-09 Contingent — NJMLS
• 2021-01-08 Listed $95,000 NJMLS