9709 Monmouth Ave #C2 · Margate City, NJ 08402

$699,000

3 bd · 1.5 ba · 1,368 sqft · Condo · 44 Days on market

Built 1970 $511/sqft · 7% above area Est $651k · 7% over $568/mo HOA · 5% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Rent growth +4.7/5.0
• ARV discount +4.2/15.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this exceptional chance to own a beautifully updated 3-bedroom, 1.5-bath townhome that embodies comfort, convenience, and the charm of true beach-town living. The open layout offers an easy flow through the spacious living room, dining area, kitchen, and first-floor half bath. Wood flooring adds warmth throughout the main level, creating a welcoming feel. Upstairs, three generously sized bedrooms provide a peaceful retreat, along with a well-appointed full bath. Enjoy outdoor living with a cozy front porch and a second-floor deck perfect for relaxing or catching the breeze. Ideally located, this home is just a short walk to some of Margate’s favorite restaurants—including Tomatoes, Lamberti’s, and The Tideline—making every day feel like a getaway. Assigned parking adds exceptional convenience, ensuring you never have to worry about finding a spot during busy summer months. The condo complex also includes a convenient storage room perfect for bikes and beach chairs With its relaxed atmosphere, excellent location, and move-in-ready appeal, this townhome is a standout opportunity to own in Margate.

Key facts

• Wood flooring
• Open layout
• Assigned parking

Tags

• UPDATED TOWNHOME
• OPEN LAYOUT
• WOOD FLOORING
• COZY FRONT PORCH
• SECOND-FLOOR DECK
• ASSIGNED PARKING

Property features AI

Finance

• HOA & community: Monthly association fee of $568; HOA covers insurance, maintenance, management, and trash; Association-managed

Exterior

• Parking: Assigned exterior parking; No garage
• Utilities: Public sewer; Public water
• Home design: Condo unit in Sunset Bay; 2-story unit; Unit has 2 levels
• Construction: Brick construction
• Exterior features: Brick exterior; Pets allowed with restrictions; Not waterfront

Interior

• Kitchen: Electric stove; Microwave; Dishwasher; Refrigerator
• Bedrooms: All bedrooms on upper level (3 bedrooms)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom; One half bathroom; Main-level full bathroom; Upper-level half bathroom
• Heating & cooling: Baseboard heating; Wall unit air conditioning
• Interior features: Dishwasher; Dryer; Electric stove; Microwave; Refrigerator; Washer; Hardwood floors; Laundry/utility room
• Laundry & utility: Washer; Dryer; Dedicated laundry/utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $699k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $699k).
• Recommended offer: $678k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 81% 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 $11,230/mo this rent would consume 111% 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 $5k of loan paydown is wiped out by about $21k 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 $196k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($678k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask is 2696% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $314k; list at $699k implies a 123% 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 $678,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.61% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.30%
• DSCR: 1.95
• GRM: 5.2

CMA / ARV

• ARV (median comp): $651,163
• List price: $699,000
• Delta: 7.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.7%
• Equity multiple: 1.72×
• Total profit: $140,917
• Equity at exit: $104,223

10-year hold

• IRR: 29.0%
• Equity multiple: 4.30×
• Total profit: $645,881
• Equity at exit: $60,437

Cash invested: $195,720 (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: 5.2×

Monthly cashflow live

• Estimated rent: $11,230 medium
• Mortgage (P&I): −$3,666
• Tax est. 1.5%: −$874 /mo · $10,485/yr
• Insurance: −$291
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$568
• Vacancy / Maint / Mgmt: −$2,358
• Net cashflow: $3,047

Break-even live

Break-even rent $7,374

Max offer price $699,000

Occupancy floor 68%

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 N Coolidge Ave Unit A1 Margate City, NJ	3.0	2.0	1258	$35,000	$27.82	44d	1	0.03mi
16 N Monroe Ave Unit B4 JUNE Margate City, NJ	2.0	2.0	919	$6,000	$6.53	43d	1	0.16mi
16 N Monroe Ave Unit B4 SUMMER Margate City, NJ	2.0	2.0	919	$28,000	$30.47	43d	1	0.16mi
16 N Monroe Ave Unit B4 AUG Margate City, NJ	2.0	2.0	919	$11,000	$11.97	43d	1	0.16mi
126 N Washington Ave Unit A Margate City, NJ	2.0	2.0	1100	$3,575	$3.25	43d	1	0.23mi
9200 Monmouth Ave Unit D Margate City, NJ	2.0	2.0	1250	$15,000	$12.00	43d	1	0.28mi
9600 Atlantic Ave Margate City, NJ	2.0	2.0	1213	$41,500	$34.21	43d	2	0.40mi
16 S Decatur Ave Unit 9/15-10/31 Margate City, NJ	4.0	3.0	1732	$7,000	$4.04	43d	1	0.41mi
9400 Atlantic Ave Margate City, NJ	2.0	1.0–1.5	917	$28,000	$30.52	13d	6	0.42mi
9400 Atlantic Ave Margate City, NJ	1.0–2.0	1.0–1.5	1020	$26,000	$25.49	20d	4	0.42mi
9101 Atlantic Ave #106 Margate City, NJ	2.0	2.0	1108	$10,000	$9.03	43d	1	0.49mi
2 N Frontenac Ave Margate City, NJ	3.0	2.5	1850	$17,000	$9.19	20d	1	1.21mi
111 S 16th Ave #509 Longport, NJ	2.0	2.0	1345	$25,000	$18.59	43d	1	1.28mi
200 N Essex Ave Margate City, NJ	4.0	3.0	1570	$15,000	$9.55	43d	1	1.29mi
307 N Essex Ave Margate City, NJ	4.0	2.0	1561	$1,800	$1.15	43d	1	1.31mi
7701 Atlantic Ave Margate City, NJ	1.0–3.0	2.0–3.0	1660	$75,000	$45.18	43d	4	1.40mi

HOA detail condo

• Monthly dues: $568 · $6,816/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-19
   days on market $699,000 Active 44 DOM
2. 2026-06-18
   days on market $699,000 Active 43 DOM
3. 2026-06-17
   days on market $699,000 Active 42 DOM
4. 2026-06-16
   days on market $699,000 Active 41 DOM
5. 2026-06-15
   days on market $699,000 Active 40 DOM
6. 2026-06-14
   days on market $699,000 Active 38 DOM
7. 2026-06-13
   days on market $699,000 Active 37 DOM
8. 2026-06-10
   days on market $699,000 Active 35 DOM
9. 2026-06-09
   days on market $699,000 Active 34 DOM
10. 2026-06-08
    days on market $699,000 Active 33 DOM
11. 2026-06-07
    days on market $699,000 Active 32 DOM
12. 2026-06-05
    days on market $699,000 Active 29 DOM
13. 2026-06-02
    days on market $699,000 Active 27 DOM
14. 2026-06-01
    days on market $699,000 Active 26 DOM
15. 2026-05-31
    days on market $699,000 Active 25 DOM
16. 2026-05-30
    days on market $699,000 Active 24 DOM
17. 2026-05-07
    listed $25,000
18. 2026-05-06
    listed $699,000 Active 1154-char remark

    Show marketing remark (1154 chars)

    Don’t miss this exceptional chance to own a beautifully updated 3-bedroom, 1.5-bath townhome that embodies comfort, convenience, and the charm of true beach-town living. The open layout offers an easy flow through the spacious living room, dining area, kitchen, and first-floor half bath. Wood flooring adds warmth throughout the main level, creating a welcoming feel. Upstairs, three generously sized bedrooms provide a peaceful retreat, along with a well-appointed full bath. Enjoy outdoor living with a cozy front porch and a second-floor deck perfect for relaxing or catching the breeze. Ideally located, this home is just a short walk to some of Margate’s favorite restaurants—including Tomatoes, Lamberti’s, and The Tideline—making every day feel like a getaway. Assigned parking adds exceptional convenience, ensuring you never have to worry about finding a spot during busy summer months. The condo complex also includes a convenient storage room perfect for bikes and beach chairs With its relaxed atmosphere, excellent location, and move-in-ready appeal, this townhome is a standout opportunity to own in Margate.

19. 2026-05-06
    historical 1154-char remark

    Show marketing remark (1154 chars)

    Don’t miss this exceptional chance to own a beautifully updated 3-bedroom, 1.5-bath townhome that embodies comfort, convenience, and the charm of true beach-town living. The open layout offers an easy flow through the spacious living room, dining area, kitchen, and first-floor half bath. Wood flooring adds warmth throughout the main level, creating a welcoming feel. Upstairs, three generously sized bedrooms provide a peaceful retreat, along with a well-appointed full bath. Enjoy outdoor living with a cozy front porch and a second-floor deck perfect for relaxing or catching the breeze. Ideally located, this home is just a short walk to some of Margate’s favorite restaurants—including Tomatoes, Lamberti’s, and The Tideline—making every day feel like a getaway. Assigned parking adds exceptional convenience, ensuring you never have to worry about finding a spot during busy summer months. The condo complex also includes a convenient storage room perfect for bikes and beach chairs With its relaxed atmosphere, excellent location, and move-in-ready appeal, this townhome is a standout opportunity to own in Margate.

20. 2026-01-05
    listed $739,000 Active 1154-char remark

    Show marketing remark (1154 chars)

    Don’t miss this exceptional chance to own a beautifully updated 3-bedroom, 1.5-bath townhome that embodies comfort, convenience, and the charm of true beach-town living. The open layout offers an easy flow through the spacious living room, dining area, kitchen, and first-floor half bath. Wood flooring adds warmth throughout the main level, creating a welcoming feel. Upstairs, three generously sized bedrooms provide a peaceful retreat, along with a well-appointed full bath. Enjoy outdoor living with a cozy front porch and a second-floor deck perfect for relaxing or catching the breeze. Ideally located, this home is just a short walk to some of Margate’s favorite restaurants—including Tomatoes, Lamberti’s, and The Tideline—making every day feel like a getaway. Assigned parking adds exceptional convenience, ensuring you never have to worry about finding a spot during busy summer months. The condo complex also includes a convenient storage room perfect for bikes and beach chairs With its relaxed atmosphere, excellent location, and move-in-ready appeal, this townhome is a standout opportunity to own in Margate.

21. 2025-11-01
    historical

    Show marketing remark (726 chars)

    Escape to this beautifully updated 3-bedroom, 1.5-bathroom spacious townhome with approx 1,400 sq. ft. kept in impeccable condition, where comfort and convenience come together. The open layout is perfect for easy living, with a smooth flow between the living room, dining area, and kitchen. Upstairs, the generously sized bedrooms offer a peaceful retreat. Ideally located, this townhome puts you just a short distance from Margate’s best spots. Enjoy the perfect balance of being close to everything yet tucked away enough for a quiet, serene, peaceful atmosphere. This townhome truly captures the essence of beach town living with a relaxed, homey feel and is pet friendly! Furniture can be included so move right in!

22. 2025-04-18
    listed $749,000 Active

    Show marketing remark (726 chars)

    Escape to this beautifully updated 3-bedroom, 1.5-bathroom spacious townhome with approx 1,400 sq. ft. kept in impeccable condition, where comfort and convenience come together. The open layout is perfect for easy living, with a smooth flow between the living room, dining area, and kitchen. Upstairs, the generously sized bedrooms offer a peaceful retreat. Ideally located, this townhome puts you just a short distance from Margate’s best spots. Enjoy the perfect balance of being close to everything yet tucked away enough for a quiet, serene, peaceful atmosphere. This townhome truly captures the essence of beach town living with a relaxed, homey feel and is pet friendly! Furniture can be included so move right in!

23. 2025-04-18
    historical

    Show marketing remark (726 chars)

    Escape to this beautifully updated 3-bedroom, 1.5-bathroom spacious townhome with approx 1,400 sq. ft. kept in impeccable condition, where comfort and convenience come together. The open layout is perfect for easy living, with a smooth flow between the living room, dining area, and kitchen. Upstairs, the generously sized bedrooms offer a peaceful retreat. Ideally located, this townhome puts you just a short distance from Margate’s best spots. Enjoy the perfect balance of being close to everything yet tucked away enough for a quiet, serene, peaceful atmosphere. This townhome truly captures the essence of beach town living with a relaxed, homey feel and is pet friendly! Furniture can be included so move right in!

24. 2025-01-14
    listed $725,000 Active
25. 2008-03-07
    soldstatus $314,000
26. 2008-03-03
    historical
27. 2008-02-25
    historical
28. 2007-09-03
    listed $329,900
29. 2007-09-03
    listed $329,900

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥97°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: $134,765
• − Mortgage interest: −$39,155
• − Property taxes: −$10,485
• − Insurance: −$8,614
• − Repairs & maintenance: −$10,781
• − Management: −$10,781
• − HOA: −$6,816
• − Depreciation: −$20,335
• Taxable income: $27,798
• Est. tax owed @ 24.0%: −$6,672
• After-tax cash flow: $29,890/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

-92.4% since first listed

13 events — show timeline

• 2026-05-07 Listed for Rent $25,000 SJSRMLS
• 2026-05-06 Listing Removed — SJSRMLS
• 2026-05-06 Listed $699,000 SJSRMLS
• 2026-01-05 Listed $739,000 SJSRMLS
• 2025-11-01 Listing Removed — SJSRMLS
• 2025-04-18 Listing Removed — SJSRMLS
• 2025-04-18 Listed $749,000 SJSRMLS
• 2025-01-14 Listed $725,000 SJSRMLS
• 2008-03-07 Sold (MLS) $314,000 SJSRMLS
• 2008-03-03 Listing Removed — BRIGHT MLS
• 2008-02-25 Listing Removed — SJSRMLS
• 2007-09-03 Listed $329,900 BRIGHT MLS
• 2007-09-03 Listed $329,900 SJSRMLS