8407 Fremont Ave · Margate City, NJ 08402

$979,000

3 bd · 3.0 ba · 2,218 sqft · SingleFamily public records

Built 1962 Est $1439k · 32% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.4/10.0
• Schools +4.8/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

!!!!PRIME MARGATE LOCATION!!! Renovate or Build New. Close To: Playground, Ball Field, Places of Worship, Beach, and Local Businesses. Great Neighborhood for Year-Round Living or Convenient Location for your Dream Vacation Home.

Key facts

• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $979k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $979k).
• Cap rate 9.7% 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: crime A+, employment A+, health & safety 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.
• Zoned schools: William H. Ross Iii School (math 37% / reading 62%, grade D, #256 of 1,303 statewide, top 22%, 184 students, 4% FRL); Eugene A. Tighe Middle School (math 57% / reading 57%, grade B, #51 of 431 statewide, top 12%, 152 students, 6% FRL) — zoned schools at 5% FRL track the district average.
• Market conditions: Rents rising fast (+8.9%/yr); 147 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $11,203/mo this rent would consume 110% 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 $29k 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 $274k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 3y 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.

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 $979,000

Questions for the listing agent

1. Built in 1962 — 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: 1.14% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $1,439,482
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 S Hanover Ave	0.49mi	4/3.0 (+1)	2,240 (+1%)	3mo	$1,695,000	$757	68
25 N Huntington Ave	0.36mi	4/3.0 (+1)	2,259 (+2%)	10mo	$1,465,000	$649	67
119 N Clermont Ave	0.56mi	3/2.5	2,125 (-4%)	1mo	$1,150,000	$541	64
8702 Winchester Ave Ave	0.36mi	3/2.5	2,048 (-8%)	8mo	$1,700,000	$830	62
302 N Mansfield Ave	0.13mi	4/3.5 (+1)	2,500 (+13%)	5mo	$2,100,000	$840	61
6 Bayside Ct	0.34mi	3/2.5	2,448 (+10%)	7mo	$933,000	$381	59
212 N Union Ave	0.45mi	4/3.5 (+1)	2,390 (+8%)	1mo	$2,225,000	$931	59
8508 Wellington Ave	0.11mi	4/3.0 (+1)	2,547 (+15%)	8mo	$1,325,000	$520	58
614 N Delavan Ave	0.57mi	3/2.5	2,084 (-6%)	6mo	$810,000	$389	56
414 N Clermont Ave	0.51mi	4/3.0 (+1)	2,076 (-6%)	9mo	$760,000	$366	53
1 S Douglas Ave	0.65mi	4/3.5 (+1)	2,357 (+6%)	3mo	$1,425,000	$605	50
109 N Douglas Ave	0.52mi	4/3.5 (+1)	2,000 (-10%)	10mo	$1,375,000	$688	44

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: 4.4%
• Equity multiple: 1.18×
• Total profit: $48,773
• Equity at exit: $145,972

10-year hold

• IRR: 18.0%
• Equity multiple: 2.83×
• Total profit: $502,841
• Equity at exit: $84,646

Cash invested: $274,120 (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: 7.3×

Monthly cashflow live

• Estimated rent: $11,203 medium
• Mortgage (P&I): −$5,134
• Tax from tax record: −$555 /mo · $6,666/yr
• Insurance: −$408
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,353
• Net cashflow: $2,327

Break-even live

Break-even rent $8,258

Max offer price $979,000

Occupancy floor 74%

Sensitivity live

Price	-10% $2,881	-5% $2,604	+0% $2,327	+5% $2,050	+10% $1,772
Rent	-10% $1,442	-5% $1,884	+0% $2,327	+5% $2,769	+10% $3,212
Rate	-1.0pp $2,820	-0.5pp $2,576	base $2,327	+0.5pp $2,073	+1.0pp $1,815

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: $244,750
• Closing costs: $29,370
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	46d	1	0.21mi
8208 Lagoon Dr Margate City, NJ	4.0	2.5	2480	$18,000	$7.26	15d	1	0.44mi
307 N Essex Ave Margate City, NJ	4.0	2.0	1561	$1,800	$1.15	46d	1	0.46mi
200 N Essex Ave Margate City, NJ	4.0	3.0	1570	$15,000	$9.55	46d	1	0.47mi
2 N Frontenac Ave Margate City, NJ	3.0	2.5	1850	$17,000	$9.19	23d	1	0.52mi
9406 Amherst Ave Margate City, NJ	4.0	4.0	2554	$47,000	$18.40	23d	1	0.69mi
119 N Belmont Ave Unit June 2026 Margate City, NJ	4.0	2.5	2044	$10,000	$4.89	15d	1	0.71mi
16 S Decatur Ave Unit 9/15-10/31 Margate City, NJ	4.0	3.0	1732	$7,000	$4.04	46d	1	0.73mi
7701 Atlantic Ave Margate City, NJ	1.0–3.0	2.0–3.0	1660	$75,000	$45.18	46d	4	0.74mi
6 N Melbourne Ave Ventnor City, NJ	4.0	3.5	2028	$3,000	$1.48	46d	1	1.00mi
7103 Ventnor Ave Ventnor City, NJ	4.0	3.0	2288	$5,500	$2.40	15d	1	1.05mi
109 N Wissahickon Ave Unit B Ventnor City, NJ	4.0	3.5	2000	$25,000	$12.50	23d	1	1.18mi
7 S Richards Ave Ventnor City, NJ	4.0	2.0	1600	$25,000	$15.62	15d	1	1.29mi
129 N New Haven Ave #2 Ventnor City, NJ	3.0	2.5	2812	$21,000	$7.47	23d	1	1.33mi
129 N New Haven Ave Fl 2 (MemDay June30) Ventnor City, NJ	3.0	2.5	2812	$12,000	$4.27	46d	1	1.33mi
129 N New Haven Ave Fl 2 (June '26) Ventnor City, NJ	3.0	2.5	2812	$9,000	$3.20	46d	1	1.33mi
129 N New Haven Ave Fl 2 (MemDay July 31) Ventnor City, NJ	3.0	2.5	2812	$35,000	$12.45	46d	1	1.33mi
129 N New Haven Ave Fl 2 (July '26) Ventnor City, NJ	3.0	2.5	2812	$24,000	$8.53	46d	1	1.33mi

Listing history 20 events

1. 2026-05-26
   listed $979,000
2. 2025-12-13
   historical
3. 2025-09-25
   price $999,900
4. 2025-09-06
   price $1,049,000
5. 2025-07-22
   price $1,095,000
6. 2025-06-14
   listed $1,175,000 Active
7. 2024-07-01
   historical $6,600
8. 2024-06-28
   price $6,600
9. 2024-06-13
   price $15,000
10. 2024-03-27
    listed $17,500
11. 2024-02-24
    historical $17,500
12. 2023-12-07
    historical $17,500
13. 2023-12-05
    listed $17,500
14. 2023-11-09
    historical $17,500
15. 2023-10-31
    listed $17,500
16. 2023-10-06
    listed $17,500
17. 2023-10-05
    historical $1,900
18. 2023-09-07
    price $1,900
19. 2023-09-02
    listed $7,500
20. 2023-07-18
    historical

ⓘ 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: $6,666 · $555/mo
• Projected year-2 tax: $15,521 · $1,293/mo
• Expected delta: +$8,856/yr (+$738/mo · 132.9%)

ⓘ 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 · 99% 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $134,439
• − Mortgage interest: −$54,839
• − Property taxes: −$6,666
• − Insurance: −$10,014
• − Repairs & maintenance: −$10,755
• − Management: −$10,755
• − Depreciation: −$28,480
• Taxable income: $12,930
• Est. tax owed @ 24.0%: −$3,103
• After-tax cash flow: $24,817/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

+12953.3% since first listed

20 events — show timeline

• 2026-05-26 Listed $979,000 FSBO.com
• 2025-12-13 Listing Removed — SJSRMLS
• 2025-09-25 Price Changed $999,900 SJSRMLS
• 2025-09-06 Price Changed $1,049,000 SJSRMLS
• 2025-07-22 Price Changed $1,095,000 SJSRMLS
• 2025-06-14 Listed $1,175,000 SJSRMLS
• 2024-07-01 Rental Removed $6,600 SJSRMLS
• 2024-06-28 Price Changed $6,600 SJSRMLS
• 2024-06-13 Price Changed $15,000 SJSRMLS
• 2024-03-27 Listed for Rent $17,500 SJSRMLS
• 2024-02-24 Rental Removed $17,500 SJSRMLS
• 2023-12-07 Rental Removed $17,500 SJSRMLS
• 2023-12-05 Listed for Rent $17,500 SJSRMLS
• 2023-11-09 Rental Removed $17,500 SJSRMLS
• 2023-10-31 Listed for Rent $17,500 SJSRMLS
• 2023-10-06 Listed for Rent $17,500 SJSRMLS
• 2023-10-05 Rental Removed $1,900 SJSRMLS
• 2023-09-07 Price Changed $1,900 SJSRMLS
• 2023-09-02 Listed for Rent $7,500 SJSRMLS
• 2023-07-18 Rental Removed — SJSRMLS

Property tax history

+1.9%/yr

Latest (2025): $6,666 · +4.6% YoY. Source: county tax records.