119 N Newark Ave · Ventnor City, NJ 08406

$789,500

4 bd · 2.0 ba · 1,590 sqft · SingleFamily public records · 16 Days on market

Built 1920 Est $898k · 12% under

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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).

• ARV discount +13.0/15.0
• Cash flow +8.7/30.0
• Rent growth +5.0/5.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This CLASSIC MODERN DUPLEX blends timeless style with thoughtful upgrades, offering exceptional flexibility and comfort just moments from the beach, boardwalk, and vibrant entertainment. IDEALLY SITUATED CLOSE TO THE MARGATE/VENTNOR BORDER with 4 bedrooms and 2 bathrooms, the property includes two separate apartments, each with its own character and well appointed finishes, plus two utility rooms and a LARGE full attic for added storage or expansion!. .. The first-floor apartment showcases stained concrete flooring, two spacious bedrooms, and an open-concept kitchen highlighted by a granite center island. A comfortable living area with a kitchenette creates an ideal layout for relaxed coastal living. The second-floor apartment impresses with gorgeous, timeless hardwood floors, two generous bedrooms, and a large living area that flows seamlessly into a beautifully upgraded kitchen. This kitchen features custom cabinetry, stainless steel appliances, granite countertops, tile flooring, and a large center island—perfect for entertaining. Enjoy outdoor living from the expansive second-floor porch with awning, along with a cozy front patio that adds charm and curb appeal. This property also features a modern solar panel system, allowing you to enjoy drastically reduced utility costs! Ideally located near award-winning restaurants, lively entertainment venues, iconic boardwalk, and the gorgeous shore beaches, this duplex is perfect as a primary residence, vacation home, or income-producing investment.

Key facts

• Large full attic
• Open-concept kitchen
• 2 garage spots

Tags

• CLASSIC MODERN DUPLEX
• TWO SEPARATE APARTMENTS
• LARGE FULL ATTIC
• STAINED CONCRETE FLOORING
• OPEN-CONCEPT KITCHEN
• GORGEOUS HARDWOOD FLOORS

Property features AI

Finance

• Other: Rental information: see remarks
• Financial info: Two-unit property; Two 2-bedroom units; Annual taxes listed (financial details excluded per instructions)

Exterior

• Parking: Two-car attached garage; Two exterior parking spaces
• Utilities: Public water; Public sewer
• Home design: Vinyl siding; Property more than 25 years old; Offered for sale; Suitable for expansion
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Fenced yard; Patio; Porch; Concrete driveway; Combination storms/screens

Interior

• Kitchen: Gas stove; Microwave; Refrigerator; Garbage disposal
• Bedrooms: Two 2-bedroom units (one on lower level, one on upper level)
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Central air conditioning; Ceiling fan(s); Baseboard heating; Electric heating; Propane/Natural gas heating
• Interior features: Window blinds; Breakfast nook; Den/TV room; Eat-in kitchen; Kitchen; Laundry/utility room; Attic storage; Workshop
• Laundry & utility: Washer; Dryer; Laundry/utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $790k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $598k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $608k (23.0% below list).
• Recommended offer: $598k (24.3% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 4.1% in Ventnor City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising fast (+57.3%/yr); 159 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• At $6,076/mo this rent would consume 106% of the median local household income ($69k/yr) (locally 329% 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 $5k of loan paydown is wiped out by about $24k 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($778k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y 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 $525k; list at $790k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1920 — 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 $597,539 (24.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.58%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $898,446
• List price: $789,500
• Delta: -11.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 N Newark Ave	0.07mi	3/1.5 (-1)	1,518 (-4%)	4mo	$735,000	$484	79
6217 Monmouth Ave	0.41mi	3/2.0 (-1)	1,593 (+0%)	1mo	$396,000	$249	75
103 N Baltimore Ave	0.20mi	3/2.0 (-1)	1,464 (-8%)	9mo	$746,000	$510	65
118 N Portland Ave	0.31mi	3/2.0 (-1)	1,728 (+9%)	3mo	$675,000	$391	64
6303 Monmouth Ave	0.38mi	3/2.0 (-1)	1,500 (-6%)	5mo	$499,900	$333	64
221 N Belmont Dr	0.50mi	3/2.0 (-1)	1,512 (-5%)	0mo	$1,149,000	$760	63
207 N Harvard Ave	0.44mi	3/2.5 (-1)	1,671 (+5%)	1mo	$735,000	$440	63
2 S Melbourne	0.26mi	5/3.5 (+1)	1,730 (+9%)	5mo	$1,250,000	$723	58
123 N Clermont Ave Ave	0.56mi	3/2.5 (-1)	1,700 (+7%)	4mo	$915,000	$538	52
202 N Fredericksburg Ave	0.40mi	4/3.0	1,800 (+13%)	10mo	$1,299,999	$722	47
2 S Barclay Ave	0.48mi	3/2.5 (-1)	1,742 (+10%)	9mo	$1,455,000	$835	47
7510 Fremont Ave	0.56mi	3/2.5 (-1)	1,803 (+13%)	4mo	$750,000	$416	41

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: 0.26×
• Total profit: $-164,675
• Equity at exit: $117,717

10-year hold

• IRR: -4.8%
• Equity multiple: 0.62×
• Total profit: $-84,919
• Equity at exit: $68,262

Cash invested: $221,060 (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

• Home prices YoY: -33.3%
• Rents YoY: 57.3%
• Active inventory: 159
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $6,076 medium
• Mortgage (P&I): −$4,140
• Tax from tax record: −$991 /mo · $11,892/yr
• Insurance: −$329
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,276
• Net cashflow: $-1,087

Break-even live

Break-even rent $7,452

Max offer price $597,539

Occupancy floor —

Sensitivity live

Price	-10% $-640	-5% $-863	+0% $-1,087	+5% $-1,310	+10% $-1,534
Rent	-10% $-1,567	-5% $-1,327	+0% $-1,087	+5% $-847	+10% $-607
Rate	-1.0pp $-689	-0.5pp $-886	base $-1,087	+0.5pp $-1,291	+1.0pp $-1,499

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: $197,375
• Closing costs: $23,685
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 N Wissahickon Ave Unit B Ventnor City, NJ	4.0	3.5	2000	$25,000	$12.50	22d	1	0.05mi
7 S Richards Ave Ventnor City, NJ	4.0	2.0	1600	$25,000	$15.62	14d	1	0.23mi
6 N Melbourne Ave Ventnor City, NJ	4.0	3.5	2028	$3,000	$1.48	45d	1	0.24mi
119 N Belmont Ave Unit June 2026 Margate City, NJ	4.0	2.5	2044	$10,000	$4.89	14d	1	0.43mi
7701 Atlantic Ave Margate City, NJ	1.0–3.0	2.0–3.0	1660	$75,000	$45.18	45d	4	0.64mi
406 N Dorset Ave Ventnor City, NJ	4.0	1.5	1568	$13,000	$8.29	14d	1	0.68mi
200 N Essex Ave Margate City, NJ	4.0	3.0	1570	$15,000	$9.55	45d	1	0.68mi
307 N Essex Ave Margate City, NJ	4.0	2.0	1561	$1,800	$1.15	45d	1	0.71mi
106 S Essex Ave Margate City, NJ	5.0	3.0	2034	$9,500	$4.67	22d	1	0.74mi
2 N Frontenac Ave Margate City, NJ	3.0	2.5	1850	$17,000	$9.19	22d	1	0.77mi
3 S Surrey Ave Unit 1308991P Ventnor City, NJ	3.0	2.0	1087	$7,267	$6.69	45d	1	0.94mi
3 S Surrey Ave Unit 1309004P Ventnor City, NJ	3.0	2.0	1087	$8,055	$7.41	22d	1	0.94mi
610A N Victoria Ave Ventnor City, NJ	3.0	2.5	1800	$2,550	$1.42	22d	1	1.02mi
1 N Austin Ave Unit 1308998P Ventnor City, NJ	3.0	3.0	2195	$7,184	$3.27	22d	1	1.20mi
24 N Baton Rouge Ave Ventnor City, NJ	3.0	2.0	1350	$18,000	$13.33	14d	1	1.23mi

Listing history 40 events

1. 2026-06-21
   days on market $789,500 Active 16 DOM
2. 2026-06-19
   days on market $789,500 Active 14 DOM
3. 2026-06-18
   days on market $789,500 Active 13 DOM
4. 2026-06-17
   days on market $789,500 Active 12 DOM
5. 2026-06-16
   days on market $789,500 Active 11 DOM
6. 2026-06-15
   days on market $789,500 Active 10 DOM
7. 2026-06-14
   days on market $789,500 Active 8 DOM
8. 2026-06-13
   days on market $789,500 Active 7 DOM
9. 2026-06-10
   days on market $789,500 Active 5 DOM
10. 2026-06-09
    days on market $789,500 Active 4 DOM
11. 2026-06-08
    days on market $789,500 Active 3 DOM
12. 2026-06-07
    pricedays on marketlisting id $789,500 Active 2 DOM
13. 2026-06-03
    days on market $799,500 Active 134 DOM
14. 2026-06-02
    days on market $799,500 Active 133 DOM
15. 2026-06-01
    days on market $799,500 Active 132 DOM
16. 2026-05-31
    days on market $799,500 Active 131 DOM
17. 2026-05-30
    days on market $799,500 Active 130 DOM
18. 2026-01-19
    listed $799,500 Active 1526-char remark

    Show marketing remark (1526 chars)

    This CLASSIC MODERN DUPLEX blends timeless style with thoughtful upgrades, offering exceptional flexibility and comfort just moments from the beach, boardwalk, and vibrant entertainment. IDEALLY SITUATED CLOSE TO THE MARGATE/VENTNOR BORDER with 4 bedrooms and 2 bathrooms, the property includes two separate apartments, each with its own character and well appointed finishes, plus two utility rooms and a LARGE full attic for added storage or expansion!. .. The first-floor apartment showcases stained concrete flooring, two spacious bedrooms, and an open-concept kitchen highlighted by a granite center island. A comfortable living area with a kitchenette creates an ideal layout for relaxed coastal living. The second-floor apartment impresses with gorgeous, timeless hardwood floors, two generous bedrooms, and a large living area that flows seamlessly into a beautifully upgraded kitchen. This kitchen features custom cabinetry, stainless steel appliances, granite countertops, tile flooring, and a large center island—perfect for entertaining. Enjoy outdoor living from the expansive second-floor porch with awning, along with a cozy front patio that adds charm and curb appeal. This property also features a modern solar panel system, allowing you to enjoy drastically reduced utility costs! Ideally located near award-winning restaurants, lively entertainment venues, iconic boardwalk, and the gorgeous shore beaches, this duplex is perfect as a primary residence, vacation home, or income-producing investment.

19. 2021-12-01
    soldstatus $525,000
20. 2021-09-09
    soldstatus $525,000 Sold 182-char remark

    Show marketing remark (182 chars)

    Gorgeous newly upgraded duplex in Ventnor City! Located 3.5 block from beach and walking distance to restaurants. Copy and paste https://vimeo.com/567536072 for a video of property.

21. 2021-07-01
    historical Under Contract 182-char remark

    Show marketing remark (182 chars)

    Gorgeous newly upgraded duplex in Ventnor City! Located 3.5 block from beach and walking distance to restaurants. Copy and paste https://vimeo.com/567536072 for a video of property.

22. 2021-06-28
    listed $525,000 Active 182-char remark

    Show marketing remark (182 chars)

    Gorgeous newly upgraded duplex in Ventnor City! Located 3.5 block from beach and walking distance to restaurants. Copy and paste https://vimeo.com/567536072 for a video of property.

23. 2016-08-29
    soldstatus $304,012
24. 2016-08-15
    soldstatus $305,000 Sold
25. 2016-06-24
    historical Under Contract
26. 2016-06-21
    price $315,000
27. 2016-04-04
    price $335,000
28. 2016-03-09
    listed $359,000 Active
29. 2011-08-12
    soldstatus $185,000
30. 2011-07-29
    soldstatus $185,000
31. 2011-07-29
    soldstatus $185,000
32. 2011-07-29
    soldstatus $185,000
33. 2011-06-19
    historical
34. 2011-06-19
    historical
35. 2011-06-19
    historical
36. 2011-02-28
    listed $208,000
37. 2010-12-31
    listed $208,000
38. 2010-12-31
    historical
39. 2010-09-28
    listed $239,000
40. 2010-06-28
    listed $208,000

ⓘ 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: $11,892 · $991/mo
• Projected year-2 tax: $15,775 · $1,315/mo
• Expected delta: +$3,883/yr (+$324/mo · 32.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% 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: $72,912
• − Mortgage interest: −$44,224
• − Property taxes: −$11,892
• − Insurance: −$9,066
• − Repairs & maintenance: −$5,833
• − Management: −$5,833
• − Depreciation: −$22,967
• Taxable loss: −$26,903
• Est. tax savings @ 24.0%: +$6,457
• After-tax cash flow: $-6,583/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
• County: Atlantic County · 143,611 people
• City population: 8,972
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 8,972
• Household income: $69,099
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 329.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Asian 9% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Iranian 2%
• Foreign-born: 21% · Canada, Jamaica, Vietnam
• Languages at home: 76% English-only · Spanish 10% Other Indo-European 5% 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: ▼ -223.99%
• Current HPI: 449.3494
• Rent YoY: ▲ 57.28%
• 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

+279.6% since first listed

25 events — show timeline

• 2026-06-05 Listed $789,500 SJSRMLS
• 2026-06-05 Listing Removed — SJSRMLS
• 2026-01-19 Listed $799,500 SJSRMLS
• 2021-12-01 Sold (Public Records) $525,000 Public Records
• 2021-09-09 Sold (MLS) $525,000 SJSRMLS
• 2021-07-01 Contingent — SJSRMLS
• 2021-06-28 Listed $525,000 SJSRMLS
• 2016-08-29 Sold (Public Records) $304,012 Public Records
• 2016-08-15 Sold (MLS) $305,000 SJSRMLS
• 2016-06-24 Contingent — SJSRMLS
• 2016-06-21 Price Changed $315,000 SJSRMLS
• 2016-04-04 Price Changed $335,000 SJSRMLS
• 2016-03-09 Listed $359,000 SJSRMLS
• 2011-08-12 Sold (Public Records) $185,000 Public Records
• 2011-07-29 Sold (MLS) $185,000 SJSRMLS
• 2011-07-29 Sold (MLS) $185,000 BRIGHT MLS
• 2011-07-29 Sold (MLS) $185,000 SJSRMLS
• 2011-06-19 Listing Removed — SJSRMLS
• 2011-06-19 Listing Removed — BRIGHT MLS
• 2011-06-19 Listing Removed — SJSRMLS
• 2011-02-28 Listed $208,000 SJSRMLS
• 2010-12-31 Listing Removed — BRIGHT MLS
• 2010-12-31 Listed $208,000 BRIGHT MLS
• 2010-09-28 Listed $239,000 BRIGHT MLS
• 2010-06-28 Listed $208,000 SJSRMLS

Property tax history

+8.0%/yr

Latest (2025): $11,892 · +3.3% YoY. Source: county tax records.