407 N Douglas Ave · Margate City, NJ 08402

$1,699,900

4 bd · 2.5 ba · 2,820 sqft · SingleFamily public records · 17 Days on market

Built 1969 Est $1774k · at est.

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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 +12.9/30.0
• ARV discount +9.4/15.0
• Schools +4.8/10.0
• Rent growth +4.7/5.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AWESOME FAMILY HOME. .HUGE 4 BEDROOM 2.5 BATH ON ONE OF THE MOST DESIRABLE STREETS AROUND!. FAMILY ROOM HAS BUILT IN WOOD BURNING BRICK FIREPLACE, & HARDWOOD FLOORS. NEWER MARBLE FLOOR IN FOYER, NEWER POWDER ROOM , NEWER TILED KITCHEN FLOOR. .NEWER 2 ZONE A/C. .HUGE MASTER SUITE HAS 2 CLOSETS (ONE IS WALK IN). .PLUS DRESSING AREA & PRIVATE BATH. .THE OTHER 3 BEDROOMS ARE A GREAT SIZE. HALL BATHROOM HAS DOUBLE SINKS. .HARDWOOD FLOORS UNDER CARPET DOWNSTAIRS AND UPSTAIRS. FULL ATTIC. .. GREAT HOME FOR ENTERTAINING WITH A BUILT IN BAR IN THE FAMILY ROOM. .ORIGINAL OWNER. .. . D/R & KITCHEN CHANDELIER EXCLUDED. .. SUCH A BEAUTIFUL HOME!!

Key facts

• Completely renovated
• Custom pavers
• Garage

Tags

• COMPLETELY RENOVATED
• CUSTOM PAVERS
• WALK IN GARAGE STORAGE AREA

Property features AI

Finance

• Other: Located in a designated floodplain; Lot dimensions approximately 60 x 78 (less than 1 acre)

Exterior

• Parking: Two exterior parking spaces; Detached one-car garage
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Aluminum siding; Age: 25+ years; Zoned S-40; Not waterfront
• Construction: Aluminum exterior siding
• Exterior features: Curbs; Fenced yard; Patio; Porch; Sidewalks; Sprinkler system; Concrete driveway; Insulated glass (storms/screens)

Interior

• Kitchen: Disposal; Dishwasher; Gas stove; Microwave; Refrigerator
• Flooring: Tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Ceiling fans; Multi-zoned air conditioning; Hot water heating; Multi-zoned heating
• Interior features: Bar; Carbon monoxide detector; Kitchen center island; Storage; Smoke/fire alarm; Walk-in closet; Blinds; Other built-in features (see remarks)
• Laundry & utility: Laundry/utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $-536 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.61M (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.29M (24.3% below list).
• Recommended offer: $1.29M (24.3% 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; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $12,874/mo this rent would consume 127% 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 $51k 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 17 days — a 2% lower offer ($1.67M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $370k; list at $1.70M implies a 359% 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 $1,287,398 (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 1969 — 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: 0.76% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $1,773,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 N Delavan Ave	0.10mi	4/3.5	2,850 (+1%)	1mo	$1,670,000	$586	89
21 Seaside Ct	0.37mi	4/2.5	2,745 (-3%)	5mo	$1,075,000	$392	74
421 N Delavan Ave	0.11mi	5/4.0 (+1)	2,650 (-6%)	0mo	$1,512,500	$571	74
26 N Delavan Ave Ave	0.37mi	5/4.5 (+1)	2,750 (-2%)	0mo	$2,750,000	$1,000	66
8211 Ventnor Ave	0.56mi	4/3.0	2,972 (+5%)	3mo	$1,600,000	$538	61
111 N Brunswick Ave	0.30mi	5/3.5 (+1)	2,500 (-11%)	0mo	$2,175,000	$870	58
403 N Lancaster Ave	0.50mi	5/3.5 (+1)	2,950 (+5%)	4mo	$2,050,000	$695	57
29 East Dr	0.43mi	4/2.5	2,426 (-14%)	1mo	$1,525,000	$629	56
413-415 Berkshire Dr	0.50mi	5/4.0 (+1)	3,104 (+10%)	0mo	$800,000	$258	49
17 N Lancaster Ave	0.61mi	5/4.5 (+1)	2,700 (-4%)	5mo	$2,800,000	$1,037	47
302 N Mansfield Ave	0.57mi	4/3.5	2,500 (-11%)	5mo	$2,100,000	$840	46
8702 Monmouth Ave	0.69mi	5/3.0 (+1)	3,128 (+11%)	3mo	$1,250,000	$400	40

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: -13.6%
• Equity multiple: 0.49×
• Total profit: $-242,006
• Equity at exit: $253,461

10-year hold

• IRR: 1.3%
• Equity multiple: 1.11×
• Total profit: $53,156
• Equity at exit: $146,976

Cash invested: $475,972 (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: 11.0×

Monthly cashflow live

• Estimated rent: $12,874 medium
• Mortgage (P&I): −$8,914
• Tax from tax record: −$657 /mo · $7,886/yr
• Insurance: −$708
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,704
• Net cashflow: $-536

Break-even live

Break-even rent $13,552

Max offer price $1,605,210

Occupancy floor 99%

Sensitivity live

Price	-10% $426	-5% $-55	+0% $-536	+5% $-1,017	+10% $-1,498
Rent	-10% $-1,553	-5% $-1,045	+0% $-536	+5% $-27	+10% $481
Rate	-1.0pp $320	-0.5pp $-104	base $-536	+0.5pp $-977	+1.0pp $-1,425

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: $424,975
• Closing costs: $50,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 N Douglas Ave Unit AUGUST Margate City, NJ	5.0	3.5	2312	$33,000	$14.27	22d	1	0.27mi
107 N Douglas Ave Margate City, NJ	5.0	3.5	2312	$36,000	$15.57	45d	1	0.29mi
119 N Belmont Ave Unit June 2026 Margate City, NJ	4.0	2.5	2044	$10,000	$4.89	14d	1	0.30mi
111 N Belmont Ave Margate City, NJ	5.0	3.5	3200	$35,000	$10.94	22d	1	0.33mi
6 Brunswick Ct Margate City, NJ	5.0	2.5	3770	$30,000	$7.96	14d	1	0.36mi
6 Brunswick Ct Margate City, NJ	5.0	2.5	3770	$38,000	$10.08	45d	1	0.36mi
8208 Lagoon Dr Margate City, NJ	4.0	2.5	2480	$18,000	$7.26	14d	1	0.51mi
6 N Melbourne Ave Ventnor City, NJ	4.0	3.5	2028	$3,000	$1.48	45d	1	0.63mi
106 S Essex Ave Margate City, NJ	5.0	3.0	2034	$9,500	$4.67	22d	1	0.64mi
8606 Monmouth Ave Unit August 9/13 Margate City, NJ	4.0	3.5	2430	$20,000	$8.23	45d	1	0.66mi
7103 Ventnor Ave Ventnor City, NJ	4.0	3.0	2288	$5,500	$2.40	14d	1	0.67mi
109 N Wissahickon Ave Unit B Ventnor City, NJ	4.0	3.5	2000	$25,000	$12.50	22d	1	0.74mi
129 N New Haven Ave Fl 2 (June '26) Ventnor City, NJ	3.0	2.5	2812	$9,000	$3.20	45d	1	0.87mi
129 N New Haven Ave Fl 2 (MemDay July 31) Ventnor City, NJ	3.0	2.5	2812	$35,000	$12.45	45d	1	0.87mi
129 N New Haven Ave Fl 2 (July '26) Ventnor City, NJ	3.0	2.5	2812	$24,000	$8.53	45d	1	0.87mi
129 N New Haven Ave Fl 2 (MemDay June30) Ventnor City, NJ	3.0	2.5	2812	$12,000	$4.27	45d	1	0.87mi
129 N New Haven Ave #2 Ventnor City, NJ	3.0	2.5	2812	$21,000	$7.47	22d	1	0.87mi
204 N Union Ave Margate City, NJ	5.0	4.0	2393	$5,000	$2.09	45d	1	0.92mi
9406 Amherst Ave Margate City, NJ	4.0	4.0	2554	$47,000	$18.40	22d	1	1.20mi
9411 Winchester Ave Margate City, NJ	5.0	3.5	2776	$11,500	$4.14	45d	1	1.24mi
208 N Surrey Ave Ventnor City, NJ	3.0	2.5	2672	$50,000	$18.71	45d	1	1.46mi

Listing history 14 events

1. 2026-06-19
   days on market $1,699,900 Under Contract 17 DOM
2. 2026-06-18
   days on market $1,699,900 Under Contract 16 DOM
3. 2026-06-17
   days on market $1,699,900 Under Contract 15 DOM
4. 2026-06-16
   days on market $1,699,900 Under Contract 14 DOM
5. 2026-06-15
   days on market $1,699,900 Under Contract 13 DOM
6. 2026-06-14
   days on market $1,699,900 Under Contract 11 DOM
7. 2026-06-13
   statusdays on market $1,699,900 Under Contract 10 DOM
8. 2026-06-10
   days on market $1,699,900 Active 8 DOM
9. 2026-06-09
   days on market $1,699,900 Active 7 DOM
10. 2026-06-08
    days on market $1,699,900 Active 6 DOM
11. 2026-06-07
    days on market $1,699,900 Active 5 DOM
12. 2026-06-05
    days on market $1,699,900 Active 2 DOM
13. 2026-06-03
    remarks 669-char remark
14. 2026-06-03
    listed $1,699,900 Active 1 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: $7,886 · $657/mo
• Projected year-2 tax: $25,107 · $2,092/mo
• Expected delta: +$17,221/yr (+$1,435/mo · 218.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 97% 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: $154,488
• − Mortgage interest: −$95,221
• − Property taxes: −$7,886
• − Insurance: −$13,618
• − Repairs & maintenance: −$12,359
• − Management: −$12,359
• − Depreciation: −$49,452
• Taxable loss: −$36,407
• Est. tax savings @ 24.0%: +$8,738
• After-tax cash flow: $2,305/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

+270.3% since first listed

10 events — show timeline

• 2026-05-29 Listed $1,699,900 SJSRMLS
• 2020-04-20 Sold (Public Records) $370,000 Public Records
• 2017-09-22 Listing Removed — SJSRMLS
• 2017-07-24 Price Changed $439,000 SJSRMLS
• 2017-07-24 Price Changed $429,000 SJSRMLS
• 2017-05-22 Listed $459,000 SJSRMLS
• 2012-12-18 Listing Removed — SJSRMLS
• 2012-02-17 Listed $459,000 SJSRMLS
• 2012-02-11 Listing Removed — SJSRMLS
• 2011-08-04 Listed $459,000 SJSRMLS

Property tax history

+2.0%/yr

Latest (2025): $7,886 · +4.6% YoY. Source: county tax records.