721 N Victoria Ave · Ventnor City, NJ 08406

$621,000

4 bd · 2.5 ba · 1,672 sqft · SingleFamily public records · 59 Days on market

Built 1980 $371/sqft · 14% above area Est $544k · 14% over

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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).

• Cash flow +21.3/30.0
• DSCR +6.8/10.0
• Rent growth +5.0/5.0
• 1% rule +4.8/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHORT SALE !! A nice townhouse in ventnor Hgts. Great location by the bay. House is in good condition, but can be better.

Key facts

• Fenced yard
• Updated kitchen
• Parking

Tags

• UPDATED KITCHEN
• FENCED YARD

Property features AI

Finance

• Other: Sellers Property Condition disclosure available

Exterior

• Parking: One exterior parking space; No garage
• Utilities: Public water; Public sewer; Gas water heater
• Home design: For sale
• Construction: Concrete driveway
• Exterior features: Fenced yard; Porch; Patio; Sprinkler system; Concrete driveway; Lot dimensions approximately 40 x 60; Zoned R8; Located in a floodplain

Interior

• Kitchen: Gas stove; Dishwasher; Microwave; Trash compactor; Disposal
• Bedrooms: Primary bedroom on main level; Additional bedrooms on upper level
• Flooring: Hardwood; Wall-to-wall carpet
• Bathrooms: Two full bathrooms; One half bathroom; Full bathrooms on upper level
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating; Hot water heating
• Interior features: Blinds; Dining area; Pantry; Powder room on main level; Nine total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $621k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $609k (1.9% below list).
• Recommended offer: $602k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.1% in Ventnor 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 72/100 on livability (#202 in NJ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A-, crime B+; Watch: 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.
• Zoned schools: Ventnor Elementary School (math 27% / reading 42%, grade F, #582 of 1,303 statewide, top 49%, 304 students, 47% FRL); Ventnor Middle School (math 28% / reading 52%, grade F, #197 of 431 statewide, top 46%, 204 students, 62% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+57.3%/yr); 160 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $19k 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 $174k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($602k) is reasonable based on typical stale-listing flexibility.
• 4 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 $173k; list at $621k implies a 258% 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 $602,370 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.98% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (median comp): $543,774
• List price: $621,000
• Delta: 14.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
703 N Burghley Ave	0.32mi	4/2.5	1,779 (+6%)	4mo	$605,000	$340	71
607 N Dorset Ave	0.28mi	3/1.5 (-1)	1,772 (+6%)	3mo	$544,900	$308	65
812 N Dorset Ave	0.28mi	3/2.5 (-1)	1,808 (+8%)	10mo	$635,000	$351	60
207 N Harvard Ave	0.75mi	3/2.5 (-1)	1,671 (-0%)	2mo	$735,000	$440	59
504 N Burghley Ave	0.43mi	4/2.5	1,918 (+15%)	2mo	$835,000	$435	54
604 N Cambridge Ave	0.45mi	3/2.0 (-1)	1,552 (-7%)	11mo	$550,000	$354	50
202 N Suffolk Ave	0.60mi	3/2.0 (-1)	1,520 (-9%)	15mo	$404,000	$266	38
312 N Oxford Ave	0.50mi	3/1.5 (-1)	1,500 (-10%)	24mo	$495,000	$330	31
213 N Derby Ave	0.64mi	3/1.5 (-1)	1,464 (-12%)	16mo	$507,000	$346	27

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: -5.5%
• Equity multiple: 0.78×
• Total profit: $-37,407
• Equity at exit: $92,593

10-year hold

• IRR: 9.4%
• Equity multiple: 1.89×
• Total profit: $154,193
• Equity at exit: $53,693

Cash invested: $173,880 (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: 160
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $6,090 high
• Mortgage (P&I): −$3,257
• Tax from tax record: −$384 /mo · $4,606/yr
• Insurance: −$259
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,279
• Net cashflow: $486

Break-even live

Break-even rent $5,476

Max offer price $621,000

Occupancy floor 87%

Sensitivity live

Price	-10% $837	-5% $661	+0% $486	+5% $310	+10% $134
Rent	-10% $4	-5% $245	+0% $486	+5% $726	+10% $967
Rate	-1.0pp $798	-0.5pp $643	base $486	+0.5pp $325	+1.0pp $161

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: $155,250
• Closing costs: $18,630
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610A N Victoria Ave Ventnor City, NJ	3.0	2.5	1800	$2,550	$1.42	23d	1	0.13mi
406 N Dorset Ave Ventnor City, NJ	4.0	1.5	1568	$13,000	$8.29	15d	1	0.46mi
24 N Baton Rouge Ave Ventnor City, NJ	3.0	2.0	1350	$18,000	$13.33	15d	1	0.86mi
3 S Surrey Ave Unit 1309004P Ventnor City, NJ	3.0	2.0	1087	$8,055	$7.41	23d	1	0.88mi
3 S Surrey Ave Unit 1308991P Ventnor City, NJ	3.0	2.0	1087	$7,267	$6.69	45d	1	0.88mi
1 N Austin Ave Unit 1308998P Ventnor City, NJ	3.0	3.0	2195	$7,184	$3.27	23d	1	0.88mi
512 N Harrisburg Ave Atlantic City, NJ	3.0	2.0	1156	$2,800	$2.42	15d	1	1.10mi
109 N Wissahickon Ave Unit B Ventnor City, NJ	4.0	3.5	2000	$25,000	$12.50	23d	1	1.11mi
21 N Laclede Pl Atlantic City, NJ	3.0	1.0	1200	$2,000	$1.67	23d	1	1.17mi
7 S Richards Ave Ventnor City, NJ	4.0	2.0	1600	$25,000	$15.62	15d	1	1.18mi
36 Chelsea Ct Atlantic City, NJ	3.0	2.5	2100	$3,300	$1.57	15d	1	1.23mi
6 N Melbourne Ave Ventnor City, NJ	4.0	3.5	2028	$3,000	$1.48	45d	1	1.34mi
3809 Ventnor Ave #6 Atlantic City, NJ	3.0	1.0	1500	$2,100	$1.40	23d	1	1.37mi
3636 Winchester Ave Atlantic City, NJ	3.0	1.0	1094	$1,995	$1.82	23d	1	1.41mi
119 N Belmont Ave Unit June 2026 Margate City, NJ	4.0	2.5	2044	$10,000	$4.89	15d	1	1.42mi

Listing history 29 events

1. 2026-06-21
   days on market $621,000 Active 59 DOM
2. 2026-06-19
   days on market $621,000 Active 57 DOM
3. 2026-06-18
   days on market $621,000 Active 56 DOM
4. 2026-06-17
   days on market $621,000 Active 55 DOM
5. 2026-06-16
   days on market $621,000 Active 54 DOM
6. 2026-06-15
   days on market $621,000 Active 53 DOM
7. 2026-06-14
   days on market $621,000 Active 51 DOM
8. 2026-06-13
   days on market $621,000 Active 50 DOM
9. 2026-06-10
   days on market $621,000 Active 48 DOM
10. 2026-06-09
    days on market $621,000 Active 47 DOM
11. 2026-06-08
    days on market $621,000 Active 46 DOM
12. 2026-06-07
    days on market $621,000 Active 45 DOM
13. 2026-06-03
    days on market $621,000 Active 41 DOM
14. 2026-06-02
    days on market $621,000 Active 40 DOM
15. 2026-06-01
    pricedays on market $621,000 Active 39 DOM
16. 2026-05-31
    days on market $638,500 Active 38 DOM
17. 2026-05-30
    days on market $638,500 Active 37 DOM
18. 2026-04-23
    listed $638,500 Active 809-char remark
19. 2012-06-25
    soldstatus $173,400
20. 2012-06-15
    soldstatus $173,400 122-char remark

    Show marketing remark (122 chars)

    SHORT SALE !! A nice townhouse in ventnor Hgts. Great location by the bay. House is in good condition, but can be better.

21. 2012-05-04
    historical 122-char remark

    Show marketing remark (122 chars)

    SHORT SALE !! A nice townhouse in ventnor Hgts. Great location by the bay. House is in good condition, but can be better.

22. 2011-12-29
    listed $189,000 122-char remark

    Show marketing remark (122 chars)

    SHORT SALE !! A nice townhouse in ventnor Hgts. Great location by the bay. House is in good condition, but can be better.

23. 2010-08-24
    historical

    Show marketing remark (105 chars)

    Good townhouse in great area. Subject to bank approval of short sale. Call agent directly for appointment

24. 2010-06-17
    listed $220,000

    Show marketing remark (105 chars)

    Good townhouse in great area. Subject to bank approval of short sale. Call agent directly for appointment

25. 2003-06-20
    soldstatus $160,100
26. 2003-06-16
    soldstatus $160,100
27. 2003-05-17
    historical
28. 2003-04-29
    listed $149,000
29. 1998-07-01
    soldstatus $112,000

ⓘ 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: $4,606 · $384/mo
• Projected year-2 tax: $10,034 · $836/mo
• Expected delta: +$5,428/yr (+$452/mo · 117.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,082
• − Mortgage interest: −$34,786
• − Property taxes: −$4,606
• − Insurance: −$8,224
• − Repairs & maintenance: −$5,847
• − Management: −$5,847
• − Depreciation: −$18,065
• Taxable loss: −$4,292
• Est. tax savings @ 24.0%: +$1,030
• After-tax cash flow: $6,856/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

+454.5% since first listed

13 events — show timeline

• 2026-06-01 Price Changed $621,000 SJSRMLS
• 2026-04-23 Listed $638,500 SJSRMLS
• 2012-06-25 Sold (Public Records) $173,400 Public Records
• 2012-06-15 Sold (MLS) $173,400 SJSRMLS
• 2012-05-04 Listing Removed — SJSRMLS
• 2011-12-29 Listed $189,000 SJSRMLS
• 2010-08-24 Listing Removed — SJSRMLS
• 2010-06-17 Listed $220,000 SJSRMLS
• 2003-06-20 Sold (Public Records) $160,100 Public Records
• 2003-06-16 Sold (MLS) $160,100 SJSRMLS
• 2003-05-17 Listing Removed — SJSRMLS
• 2003-04-29 Listed $149,000 SJSRMLS
• 1998-07-01 Sold (Public Records) $112,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $4,606 · +3.3% YoY. Source: county tax records.