7 S Monroe Ave · Margate City, NJ 08402

$1,499,999

4 bd · 3.5 ba · 2,268 sqft · SingleFamily · 188 Days on market

Built 2004 Good condition $661/sqft · 9% below area Est $1.647M · 9% under

---

Why this score? — see what drove the C- 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 +13.2/30.0
• ARV discount +11.5/15.0
• Schools +5.3/10.0
• Rent growth +4.7/5.0
• DSCR +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HARD-TO-FIND SOUTHSIDE TOWNHOME WITH GARAGE!! Perfect as a second-home retreat or rental property. Amazing rental history and income! Less than two blocks to the beach, this desirable Marina District townhome features 3 stories with 4 bedrooms, 3.5 baths and amazing space you won't believe! Renovated kitchen with center-island, newer countertops, stainless steel appliances and more. Wide open layout into the large living space with family room, dining area and sliding glass doors out to the large front porch. Private fenced-in yard with patio perfect for summer nights and entertaining. Full 1.5 car garage plus off-street parking. Close to some of Margate's finest dining, shopping and nightlife including Steve & Cookie's, Sunrise, Tomatoes, Dairy Bar, Johnny's & more!

Key facts

• Large front porch
• Close to nightlife
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• PRIVATE FENCED-IN YARD
• LARGE FRONT PORCH
• CLOSE TO DINING
• CLOSE TO SHOPPING
• CLOSE TO NIGHTLIFE

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $1.50M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-450 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.43M (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.31M (12.7% below list).
• Recommended offer: $1.31M (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#149 in NJ, #3,893 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety 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.
• Zoned schools: William H. Ross Iii School (math 37% / reading 62%, grade D, #256 of 1,303 statewide, top 22%, 184 students, 4% FRL); Eugene A. Tighe Middle School (math 57% / reading 57%, grade B, #51 of 431 statewide, top 12%, 152 students, 6% FRL) — zoned schools at 5% FRL track the district average.
• Market conditions: Rents rising fast (+8.9%/yr); 188 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $13,092/mo this rent would consume 129% of the median local household income ($122k/yr) — 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 $10k of loan paydown is wiped out by about $45k 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 188 days — a 12% lower offer ($1.32M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $315k; list at $1.50M implies a 376% 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 $1,309,190 (12.7% 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. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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 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: 0.87% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $1,646,542
• List price: $1,499,999
• Delta: -8.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 N Union Ave	0.52mi	4/3.5	2,390 (+5%)	2mo	$2,225,000	$931	65
417 N Union Ave	0.66mi	5/3.5 (+1)	2,400 (+6%)	1mo	$1,490,000	$621	54
15 N Vendome	0.43mi	5/3.5 (+1)	2,500 (+10%)	12mo	$1,600,000	$640	48
13 N Vendome Ave	0.43mi	5/4.5 (+1)	2,499 (+10%)	8mo	$2,565,000	$1,026	48
31 S Benson Ave	0.31mi	3/4.0 (-1)	2,006 (-12%)	15mo	$1,625,000	$810	46
8702 Winchester Ave Ave	0.67mi	3/2.5 (-1)	2,048 (-10%)	10mo	$1,700,000	$830	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: -12.7%
• Equity multiple: 0.52×
• Total profit: $-202,084
• Equity at exit: $223,655

10-year hold

• IRR: 2.8%
• Equity multiple: 1.25×
• Total profit: $103,885
• Equity at exit: $129,692

Cash invested: $420,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 9 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $2,097,500 ($811/sqft)
• Median days on market: 12 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -10.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 08402

• Rents YoY: 8.9%
• Active inventory: 188
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $13,092 medium
• Mortgage (P&I): −$7,866
• Tax est. 1.5%: −$1,875 /mo · $22,500/yr
• Insurance: −$625
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,749
• Net cashflow: $-450

Break-even live

Break-even rent $13,662

Max offer price $1,434,869

Occupancy floor 98%

Sensitivity live

Price	-10% $587	-5% $68	+0% $-450	+5% $-968	+10% $-1,487
Rent	-10% $-1,484	-5% $-967	+0% $-450	+5% $67	+10% $584
Rate	-1.0pp $305	-0.5pp $-69	base $-450	+0.5pp $-839	+1.0pp $-1,234

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: $375,000
• Closing costs: $45,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9411 Winchester Ave Margate City, NJ	5.0	3.5	2776	$11,500	$4.14	93d	1	0.21mi
16 S Decatur Ave Unit 9/15-10/31 Margate City, NJ	4.0	3.0	1732	$7,000	$4.04	93d	1	0.27mi
9406 Amherst Ave Margate City, NJ	4.0	4.0	2554	$47,000	$18.40	70d	1	0.35mi
204 N Union Ave Margate City, NJ	5.0	4.0	2393	$5,000	$2.09	93d	1	0.52mi
8606 Monmouth Ave Unit August 9/13 Margate City, NJ	4.0	3.5	2430	$20,000	$8.23	93d	1	0.76mi
2 N Frontenac Ave Margate City, NJ	3.0	2.5	1850	$17,000	$9.19	70d	1	1.18mi
106 S Essex Ave Margate City, NJ	5.0	3.0	2034	$9,500	$4.67	70d	1	1.27mi
8208 Lagoon Dr Margate City, NJ	4.0	2.5	2480	$18,000	$7.26	62d	1	1.28mi
107 N Douglas Ave Margate City, NJ	5.0	3.5	2312	$36,000	$15.57	93d	1	1.35mi
107 N Douglas Ave Unit AUGUST Margate City, NJ	5.0	3.5	2312	$33,000	$14.27	70d	1	1.35mi
7701 Atlantic Ave Margate City, NJ	1.0–3.0	2.0–3.0	1660	$75,000	$45.18	93d	4	1.35mi

Listing history 4 events

1. 2025-11-17
   listed $1,499,999 Active 789-char remark

   Show marketing remark (789 chars)

   HARD-TO-FIND SOUTHSIDE TOWNHOME WITH GARAGE!! Perfect as a second-home retreat or rental property. Amazing rental history and income! Less than two blocks to the beach, this desirable Marina District townhome features 3 stories with 4 bedrooms, 3.5 baths and amazing space you won't believe! Renovated kitchen with center-island, newer countertops, stainless steel appliances and more. Wide open layout into the large living space with family room, dining area and sliding glass doors out to the large front porch. Private fenced-in yard with patio perfect for summer nights and entertaining. Full 1.5 car garage plus off-street parking. Close to some of Margate's finest dining, shopping and nightlife including Steve & Cookie's, Sunrise, Tomatoes, Dairy Bar, Johnny's & more!

2. 2003-12-30
   soldstatus $315,000 34-char remark

   Show marketing remark (34 chars)

   Southside Duplex!!! Will not last!

3. 2003-12-19
   historical 34-char remark

   Show marketing remark (34 chars)

   Southside Duplex!!! Will not last!

4. 2003-12-15
   listed $359,000 34-char remark

   Show marketing remark (34 chars)

   Southside Duplex!!! Will not last!

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $157,103
• − Mortgage interest: −$84,023
• − Property taxes: −$22,500
• − Insurance: −$12,618
• − Repairs & maintenance: −$12,568
• − Management: −$12,568
• − Depreciation: −$43,636
• Taxable loss: −$30,812
• Est. tax savings @ 24.0%: +$7,395
• After-tax cash flow: $1,994/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

Good 80/100 Cosmetic rehab Est. rehab $11,340–$34,020 screening

This well-maintained, recently renovated townhome is move-in ready and ideal for a second-home or rental property.

Value-add opportunities

• Both landscaping — enhances curb appeal and rental value ↑
• Both paint exterior — improves curb appeal and resale value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary William H. Ross Iii School D NJ #256/1,303 Nat'l #12,785/41,679 Middle Eugene A. Tighe Middle School B NJ #51/431 Nat'l #2,208/14,009

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

B Composite livability gradescore 75/100

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 · 268,948 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: 13% of renters

---

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

+317.8% since first listed

4 events — show timeline

• 2025-11-17 Listed $1,499,999 SJSRMLS
• 2003-12-30 Sold (MLS) $315,000 SJSRMLS
• 2003-12-19 Listing Removed — SJSRMLS
• 2003-12-15 Listed $359,000 SJSRMLS