10 N Iroquois Ave · Margate City, NJ 08402

$1,799,000

5 bd · 3.0 ba · 2,636 sqft · SingleFamily public records · 24 Days on market

Built 1925 Est $1995k · 10% under

---

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 +13.5/30.0
• ARV discount +11.9/15.0
• Schools +4.8/10.0
• Rent growth +4.7/5.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning updated 3-story beach home just 2 blocks from the shore! This spacious getaway features 5 bedrooms and 3 full baths, offering plenty of room for family and guests. The bright and inviting family room includes two sliding glass doors that open to a large porch, perfect for entertaining or relaxing by the outdoor gas fireplace while enjoying the mounted television. Inside, a cozy gas fireplace adds warmth and charm. After a day at the beach, rinse off in the convenient outdoor shower. Located steps from shopping, dining, and attractions in a great neighborhood, this home combines coastal living with modern comfort in the perfect beachside location.

Key facts

• Cozy gas fireplace
• Large porch
• Outdoor shower

Tags

• UPDATED BEACH HOME
• LARGE PORCH
• OUTDOOR GAS FIREPLACE
• COZY GAS FIREPLACE
• OUTDOOR SHOWER
• PERFECT BEACHSIDE LOCATION

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $1.80M.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.73M (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.40M (22.1% below list).
• Recommended offer: $1.40M (22.1% 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: 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• At $14,015/mo this rent would consume 138% 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 $12k of loan paydown is wiped out by about $54k 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 24 days — a 2% lower offer ($1.77M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1925 — 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 $1,401,535 (22.1% 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 1925 — 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. 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?
6. 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?
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: 0.78% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $1,995,452
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 N Lancaster Ave	0.14mi	5/4.5	2,700 (+2%)	4mo	$2,800,000	$1,037	80
8211 Ventnor Ave	0.04mi	4/3.0 (-1)	2,972 (+13%)	3mo	$1,600,000	$538	70
26 N Delavan Ave Ave	0.38mi	5/4.5	2,750 (+4%)	0mo	$2,750,000	$1,000	69
111 N Brunswick Ave	0.51mi	5/3.5	2,500 (-5%)	0mo	$2,175,000	$870	65
214 N Brunswick Dr	0.56mi	6/4.0 (+1)	2,650 (+0%)	1mo	$1,995,000	$753	63
7 S Hanover Ave	0.12mi	4/3.0 (-1)	2,240 (-15%)	3mo	$1,695,000	$757	62
403 N Lancaster Ave	0.40mi	5/3.5	2,950 (+12%)	4mo	$2,050,000	$695	56
21 N Douglas Ave	0.37mi	6/4.5 (+1)	2,842 (+8%)	4mo	$2,575,000	$906	56
1 S Douglas Ave	0.37mi	4/3.5 (-1)	2,357 (-11%)	3mo	$1,425,000	$605	56
29 East Dr	0.59mi	4/2.5 (-1)	2,426 (-8%)	1mo	$1,525,000	$629	51
212 N Union Ave	0.57mi	4/3.5 (-1)	2,390 (-9%)	1mo	$2,225,000	$931	50
420 N Delavan Ave	0.63mi	4/3.5 (-1)	2,850 (+8%)	1mo	$1,670,000	$586	49

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: $-241,025
• Equity at exit: $268,237

10-year hold

• IRR: 2.2%
• Equity multiple: 1.19×
• Total profit: $95,761
• Equity at exit: $155,545

Cash invested: $503,720 (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: 10.7×

Monthly cashflow live

• Estimated rent: $14,015 medium
• Mortgage (P&I): −$9,434
• Tax from tax record: −$826 /mo · $9,909/yr
• Insurance: −$750
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,943
• Net cashflow: $-364

Break-even live

Break-even rent $14,476

Max offer price $1,734,717

Occupancy floor 98%

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: $449,750
• Closing costs: $53,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8606 Monmouth Ave Unit August 9/13 Margate City, NJ	4.0	3.5	2430	$20,000	$8.23	44d	1	0.30mi
106 S Essex Ave Margate City, NJ	5.0	3.0	2034	$9,500	$4.67	21d	1	0.37mi
107 N Douglas Ave Margate City, NJ	5.0	3.5	2312	$36,000	$15.57	44d	1	0.38mi
107 N Douglas Ave Unit AUGUST Margate City, NJ	5.0	3.5	2312	$33,000	$14.27	21d	1	0.39mi
7611 Ventnor Ave Margate City, NJ	6.0	4.0	2717	$34,000	$12.51	21d	1	0.43mi
204 N Union Ave Margate City, NJ	5.0	4.0	2393	$5,000	$2.09	44d	1	0.56mi
111 N Belmont Ave Margate City, NJ	5.0	3.5	3200	$35,000	$10.94	21d	1	0.57mi
119 N Belmont Ave Unit June 2026 Margate City, NJ	4.0	2.5	2044	$10,000	$4.89	13d	1	0.58mi
8208 Lagoon Dr Margate City, NJ	4.0	2.5	2480	$18,000	$7.26	13d	1	0.77mi
6 N Melbourne Ave Ventnor City, NJ	4.0	3.5	2028	$3,000	$1.48	44d	1	0.78mi
7103 Ventnor Ave Ventnor City, NJ	4.0	3.0	2288	$5,500	$2.40	13d	1	0.81mi
9411 Winchester Ave Margate City, NJ	5.0	3.5	2776	$11,500	$4.14	44d	1	0.83mi
9406 Amherst Ave Margate City, NJ	4.0	4.0	2554	$47,000	$18.40	21d	1	0.86mi
109 N Wissahickon Ave Unit B Ventnor City, NJ	4.0	3.5	2000	$25,000	$12.50	21d	1	0.99mi

Listing history 16 events

1. 2026-06-19
   days on market $1,799,000 Active 24 DOM
2. 2026-06-18
   days on market $1,799,000 Active 23 DOM
3. 2026-06-17
   days on market $1,799,000 Active 22 DOM
4. 2026-06-16
   days on market $1,799,000 Active 21 DOM
5. 2026-06-15
   days on market $1,799,000 Active 20 DOM
6. 2026-06-14
   days on market $1,799,000 Active 18 DOM
7. 2026-06-13
   days on market $1,799,000 Active 17 DOM
8. 2026-06-10
   days on market $1,799,000 Active 15 DOM
9. 2026-06-09
   days on market $1,799,000 Active 14 DOM
10. 2026-06-08
    days on market $1,799,000 Active 13 DOM
11. 2026-06-07
    days on market $1,799,000 Active 12 DOM
12. 2026-06-05
    days on market $1,799,000 Active 9 DOM
13. 2026-06-02
    days on market $1,799,000 Active 7 DOM
14. 2026-06-01
    days on market $1,799,000 Active 6 DOM
15. 2026-05-31
    days on market $1,799,000 Active 5 DOM
16. 2026-05-30
    days on market $1,799,000 Active 4 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: $9,909 · $826/mo
• Projected year-2 tax: $27,352 · $2,279/mo
• Expected delta: +$17,443/yr (+$1,454/mo · 176.0%)

ⓘ 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: $168,184
• − Mortgage interest: −$100,772
• − Property taxes: −$9,909
• − Insurance: −$14,114
• − Repairs & maintenance: −$13,455
• − Management: −$13,455
• − Depreciation: −$52,335
• Taxable loss: −$35,854
• Est. tax savings @ 24.0%: +$8,605
• After-tax cash flow: $4,238/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

1 event — show timeline

• 2026-05-26 Listed $1,799,000 FSBO.com

Property tax history

+1.9%/yr

Latest (2025): $9,909 · +4.6% YoY. Source: county tax records.