414 N Union Ave · Margate City, NJ 08402

$949,000

3 bd · 2.0 ba · 964 sqft · SingleFamily public records · 9 Days on market

Built 1955 $984/sqft · 36% above area Est $699k · 36% over

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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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Schools +4.8/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 2 full bath home features beautiful hardwood flooring throughout and a spacious front porch to have your morning coffee or evening cocktails!

Key facts

• Hardwood flooring
• Spacious front porch
• Peninsula countertop

Tags

• HARDWOOD FLOORING
• SPACIOUS FRONT PORCH
• RAISED HOME
• UPDATED EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• PENINSULA COUNTERTOP

Property features AI

Finance

• Other: Offered for sale

Exterior

• Parking: No exterior parking; No garage
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Vinyl siding; Located in Parkway section / parkway location
• Construction: More than 25 years old
• Exterior features: Deck; Porch; Shed; Outside shower (enclosed); Curbs; Sidewalks; Sprinkler system

Interior

• Kitchen: Disposal; Dishwasher; Gas stove; Microwave; Refrigerator
• Bedrooms: 5 total rooms (bedroom count not specified separately)
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: Kitchen with center island; Den/TV room; Dining area; Eat-in kitchen; Laundry/utility room
• Laundry & utility: Washer; Dryer; Laundry/utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $949k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $949k).
• Cap rate 10.1% vs local median 7.4% in Margate 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 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $11,102/mo this rent would consume 109% 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 $7k of loan paydown is wiped out by about $28k 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 $266k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 22y 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 $338k; list at $949k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1955 — 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; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $949,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.17% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (median comp): $699,085
• List price: $949,000
• Delta: 39.47%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.25×
• Total profit: $67,488
• Equity at exit: $141,499

10-year hold

• IRR: 19.5%
• Equity multiple: 3.01×
• Total profit: $535,050
• Equity at exit: $82,052

Cash invested: $265,720 (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: 7.1×

Monthly cashflow live

• Estimated rent: $11,102 medium
• Mortgage (P&I): −$4,977
• Tax from tax record: −$418 /mo · $5,018/yr
• Insurance: −$395
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,331
• Net cashflow: $2,554

Break-even live

Break-even rent $7,869

Max offer price $949,000

Occupancy floor 72%

Sensitivity live

Price	-10% $3,091	-5% $2,822	+0% $2,554	+5% $2,285	+10% $2,016
Rent	-10% $1,677	-5% $2,115	+0% $2,554	+5% $2,992	+10% $3,431
Rate	-1.0pp $3,031	-0.5pp $2,795	base $2,554	+0.5pp $2,308	+1.0pp $2,058

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: $237,250
• Closing costs: $28,470
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 N Washington Ave Unit A Margate City, NJ	2.0	2.0	1100	$3,575	$3.25	45d	1	0.32mi
9101 Atlantic Ave #106 Margate City, NJ	2.0	2.0	1108	$10,000	$9.03	45d	1	0.53mi
16 N Monroe Ave Unit B4 SUMMER Margate City, NJ	2.0	2.0	919	$28,000	$30.47	45d	1	0.58mi
16 N Monroe Ave Unit B4 AUG Margate City, NJ	2.0	2.0	919	$11,000	$11.97	45d	1	0.58mi
16 N Monroe Ave Unit B4 JUNE Margate City, NJ	2.0	2.0	919	$6,000	$6.53	45d	1	0.58mi
9400 Atlantic Ave Margate City, NJ	2.0	1.0–1.5	917	$28,000	$30.52	14d	6	0.64mi
9400 Atlantic Ave Margate City, NJ	1.0–2.0	1.0–1.5	1020	$26,000	$25.49	22d	4	0.64mi

Listing history 42 events

1. 2026-06-19
   days on market $949,000 Active 9 DOM
2. 2026-06-18
   days on market $949,000 Active 8 DOM
3. 2026-06-17
   days on market $949,000 Active 7 DOM
4. 2026-06-16
   days on market $949,000 Active 6 DOM
5. 2026-06-15
   days on market $949,000 Active 5 DOM
6. 2026-06-14
   days on market $949,000 Active 3 DOM
7. 2026-06-13
   pricedays on marketlisting id $949,000 Active 2 DOM
8. 2026-06-10
   days on market $975,000 Active 35 DOM

   Show marketing remark (157 chars)

   This 3 bedroom, 2 full bath home features beautiful hardwood flooring throughout and a spacious front porch to have your morning coffee or evening cocktails!

9. 2026-06-09
   days on market $975,000 Active 34 DOM
10. 2026-06-08
    days on market $975,000 Active 33 DOM
11. 2026-06-07
    days on market $975,000 Active 32 DOM
12. 2026-06-05
    days on market $975,000 Active 29 DOM
13. 2026-06-02
    days on market $975,000 Active 27 DOM
14. 2026-06-01
    days on market $975,000 Active 26 DOM
15. 2026-05-31
    days on market $975,000 Active 25 DOM
16. 2026-05-30
    days on market $975,000 Active 24 DOM
17. 2026-05-06
    listed $975,000 Active 770-char remark

    Show marketing remark (157 chars)

    This 3 bedroom, 2 full bath home features beautiful hardwood flooring throughout and a spacious front porch to have your morning coffee or evening cocktails!

18. 2023-11-16
    historical $13,000
19. 2023-09-12
    listed $13,000
20. 2017-09-11
    soldstatus $338,000
21. 2017-08-30
    soldstatus $338,000 Sold 377-char remark

    Show marketing remark (377 chars)

    HIGH AND DRY ~ RAISED RENOVATED RANCHER in Margate's Exclusive Parkway Bay Area. Enjoy Walking to the Fine Dining and Nightlife of the Marina District, Relax on the Front Porch, or take a Short Walk to the Beach. Brand New Kitchen, Mechanicals, Bathrooms, and Plenty of Storage Too! Flood Insurance Only $350/year! What a Great Place to Enjoy at the Jersey Shore. Call Today!

22. 2017-07-01
    historical Under Contract 377-char remark

    Show marketing remark (377 chars)

    HIGH AND DRY ~ RAISED RENOVATED RANCHER in Margate's Exclusive Parkway Bay Area. Enjoy Walking to the Fine Dining and Nightlife of the Marina District, Relax on the Front Porch, or take a Short Walk to the Beach. Brand New Kitchen, Mechanicals, Bathrooms, and Plenty of Storage Too! Flood Insurance Only $350/year! What a Great Place to Enjoy at the Jersey Shore. Call Today!

23. 2017-06-15
    price $355,000 377-char remark

    Show marketing remark (377 chars)

    HIGH AND DRY ~ RAISED RENOVATED RANCHER in Margate's Exclusive Parkway Bay Area. Enjoy Walking to the Fine Dining and Nightlife of the Marina District, Relax on the Front Porch, or take a Short Walk to the Beach. Brand New Kitchen, Mechanicals, Bathrooms, and Plenty of Storage Too! Flood Insurance Only $350/year! What a Great Place to Enjoy at the Jersey Shore. Call Today!

24. 2017-05-09
    price $375,000 377-char remark

    Show marketing remark (377 chars)

    HIGH AND DRY ~ RAISED RENOVATED RANCHER in Margate's Exclusive Parkway Bay Area. Enjoy Walking to the Fine Dining and Nightlife of the Marina District, Relax on the Front Porch, or take a Short Walk to the Beach. Brand New Kitchen, Mechanicals, Bathrooms, and Plenty of Storage Too! Flood Insurance Only $350/year! What a Great Place to Enjoy at the Jersey Shore. Call Today!

25. 2017-03-09
    listed $400,000 Active 377-char remark

    Show marketing remark (377 chars)

    HIGH AND DRY ~ RAISED RENOVATED RANCHER in Margate's Exclusive Parkway Bay Area. Enjoy Walking to the Fine Dining and Nightlife of the Marina District, Relax on the Front Porch, or take a Short Walk to the Beach. Brand New Kitchen, Mechanicals, Bathrooms, and Plenty of Storage Too! Flood Insurance Only $350/year! What a Great Place to Enjoy at the Jersey Shore. Call Today!

26. 2015-10-31
    historical
27. 2015-09-23
    price $394,900
28. 2015-08-19
    price $419,000
29. 2015-05-31
    price $429,000
30. 2015-03-19
    price $450,000
31. 2014-09-24
    listed $474,900 Active
32. 2014-05-01
    historical
33. 2013-10-30
    listed $450,000
34. 2006-03-27
    soldstatus $430,000
35. 2006-03-15
    soldstatus $430,000
36. 2006-01-31
    historical
37. 2006-01-16
    listed $439,000
38. 2005-01-07
    soldstatus $320,000
39. 2004-12-17
    soldstatus $320,000
40. 2004-11-14
    historical
41. 2004-09-02
    listed $319,900
42. 1980-04-01
    soldstatus $65,000

ⓘ 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: $5,018 · $418/mo
• Projected year-2 tax: $14,324 · $1,194/mo
• Expected delta: +$9,306/yr (+$776/mo · 185.5%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $133,221
• − Mortgage interest: −$53,159
• − Property taxes: −$5,018
• − Insurance: −$9,864
• − Repairs & maintenance: −$10,658
• − Management: −$10,658
• − Depreciation: −$27,607
• Taxable income: $16,258
• Est. tax owed @ 24.0%: −$3,902
• After-tax cash flow: $26,741/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

+1360.0% since first listed

28 events — show timeline

• 2026-06-10 Listing Removed — SJSRMLS
• 2026-06-10 Listed $949,000 SJSRMLS
• 2026-05-06 Listed $975,000 SJSRMLS
• 2023-11-16 Rental Removed $13,000 SJSRMLS
• 2023-09-12 Listed for Rent $13,000 SJSRMLS
• 2017-09-11 Sold (Public Records) $338,000 Public Records
• 2017-08-30 Sold (MLS) $338,000 SJSRMLS
• 2017-07-01 Contingent — SJSRMLS
• 2017-06-15 Price Changed $355,000 SJSRMLS
• 2017-05-09 Price Changed $375,000 SJSRMLS
• 2017-03-09 Listed $400,000 SJSRMLS
• 2015-10-31 Listing Removed — SJSRMLS
• 2015-09-23 Price Changed $394,900 SJSRMLS
• 2015-08-19 Price Changed $419,000 SJSRMLS
• 2015-05-31 Price Changed $429,000 SJSRMLS
• 2015-03-19 Price Changed $450,000 SJSRMLS
• 2014-09-24 Listed $474,900 SJSRMLS
• 2014-05-01 Listing Removed — SJSRMLS
• 2013-10-30 Listed $450,000 SJSRMLS
• 2006-03-27 Sold (Public Records) $430,000 Public Records
• 2006-03-15 Sold (MLS) $430,000 SJSRMLS
• 2006-01-31 Listing Removed — SJSRMLS
• 2006-01-16 Listed $439,000 SJSRMLS
• 2005-01-07 Sold (Public Records) $320,000 Public Records
• 2004-12-17 Sold (MLS) $320,000 SJSRMLS
• 2004-11-14 Listing Removed — SJSRMLS
• 2004-09-02 Listed $319,900 SJSRMLS
• 1980-04-01 Sold (Public Records) $65,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $5,018 · +4.6% YoY. Source: county tax records.