313 N Kenyon Ave · Margate City, NJ 08402

$999,000

3 bd · 2.5 ba · 1,810 sqft · SingleFamily public records · 8 Days on market

Built 1960 $552/sqft · 10% above area Est $912k · 10% 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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +6.4/10.0
• Schools +4.8/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• ARV discount +3.2/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfectly positioned on a desirable corner lot just steps from the JCC, tennis courts, and facilities, this spacious home offers both location and lifestyle. A charming covered front porch welcomes you inside to beautiful hardwood floors and a thoughtfully designed layout. The large living room features a step-down design with a bump-out window, creating architectural interest and additional space. Just a step up, the formal dining room flows seamlessly into the eat-in kitchen. The kitchen is well-appointed with black granite countertops, abundant cabinetry, double wall ovens, stainless steel appliances, and a gas cooktop - ideal for everyday cooking or entertaining. Just off the dining room, a versatile workshop space offers endless possibilities as a home office, cozy den, or workout room. Conveniently located off the kitchen is a spacious laundry room complete with a freezer, full-size washer and dryer, utility sink, and the half bath. An additional large den/family rm off the entry provides even more flexible living space. Upstairs, you will find three generously sized bedrooms and two full bathrooms. The primary bath has been tastefully renovated, offering a fresh and modern retreat. Step outside to a fully fenced backyard, perfect for privacy, pets, or outdoor gatherings. A wonderful opportunity to own a well-located home with versatile spaces and rooms.

Key facts

• Covered front porch
• Bump-out window
• Corner lot

Tags

• CORNER LOT
• SHORT STROLL TO BEACH
• COVERED FRONT PORCH
• HARDWOOD FLOORS
• STEP-DOWN DESIGN
• BUMP-OUT WINDOW

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $999k.

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 $999k).
• Cap rate 9.6% vs local median 7.4% in Margate City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $11,384/mo this rent would consume 112% 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 $30k 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 $280k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $140k; list at $999k implies a 614% 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 $999,000

Questions for the listing agent

1. Built in 1960 — 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: 9.65%
• Cash-on-cash: 11.98%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (median comp): $911,712
• List price: $999,000
• Delta: 9.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7510 Fremont Ave	0.59mi	3/2.5	1,803 (-0%)	4mo	$750,000	$416	69
10 S Iroquois Ave	0.46mi	3/2.5	1,800 (-1%)	14mo	$1,750,000	$972	66
219 N Vendome Ave	0.45mi	3/2.0	1,748 (-3%)	9mo	$755,000	$432	64
123 N Clermont Ave Ave	0.55mi	3/2.5	1,700 (-6%)	4mo	$915,000	$538	61
505 N Delavan Ave	0.53mi	3/2.5	1,738 (-4%)	9mo	$800,000	$460	61
39 N Douglas Ave	0.54mi	4/2.5 (+1)	1,832 (+1%)	14mo	$1,250,000	$682	56
8702 Winchester Ave Ave	0.34mi	3/2.5	2,048 (+13%)	8mo	$1,700,000	$830	55
2 S Barclay Ave	0.75mi	3/2.5	1,742 (-4%)	9mo	$1,455,000	$835	51
202 N Fredericksburg Ave	0.72mi	4/3.0 (+1)	1,800 (-1%)	10mo	$1,299,999	$722	50
109 N Douglas Ave	0.51mi	4/3.5 (+1)	2,000 (+10%)	10mo	$1,375,000	$688	42
414 N Clermont Ave	0.51mi	4/3.0 (+1)	2,076 (+15%)	9mo	$760,000	$366	37
31 S Benson Ave	0.73mi	3/4.0	2,006 (+11%)	14mo	$1,625,000	$810	31

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: 4.3%
• Equity multiple: 1.18×
• Total profit: $49,012
• Equity at exit: $148,954

10-year hold

• IRR: 17.9%
• Equity multiple: 2.83×
• Total profit: $510,600
• Equity at exit: $86,375

Cash invested: $279,720 (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: 7.3×

Monthly cashflow live

• Estimated rent: $11,384 medium
• Mortgage (P&I): −$5,239
• Tax from tax record: −$545 /mo · $6,544/yr
• Insurance: −$416
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,391
• Net cashflow: $2,367

Break-even live

Break-even rent $8,389

Max offer price $999,000

Occupancy floor 74%

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: $249,750
• Closing costs: $29,970
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	44d	1	0.21mi
307 N Essex Ave Margate City, NJ	4.0	2.0	1561	$1,800	$1.15	44d	1	0.41mi
200 N Essex Ave Margate City, NJ	4.0	3.0	1570	$15,000	$9.55	44d	1	0.42mi
8208 Lagoon Dr Margate City, NJ	4.0	2.5	2480	$18,000	$7.26	13d	1	0.46mi
2 N Frontenac Ave Margate City, NJ	3.0	2.5	1850	$17,000	$9.19	21d	1	0.47mi
9200 Monmouth Ave Unit D Margate City, NJ	2.0	2.0	1250	$15,000	$12.00	44d	1	0.63mi
119 N Belmont Ave Unit June 2026 Margate City, NJ	4.0	2.5	2044	$10,000	$4.89	13d	1	0.66mi
7701 Atlantic Ave Margate City, NJ	1.0–3.0	2.0–3.0	1660	$75,000	$45.18	44d	4	0.68mi
9406 Amherst Ave Margate City, NJ	4.0	4.0	2554	$47,000	$18.40	21d	1	0.73mi
16 S Decatur Ave Unit 9/15-10/31 Margate City, NJ	4.0	3.0	1732	$7,000	$4.04	44d	1	0.74mi
201 N Coolidge Ave Unit A1 Margate City, NJ	3.0	2.0	1258	$35,000	$27.82	44d	1	0.92mi
6 N Melbourne Ave Ventnor City, NJ	4.0	3.5	2028	$3,000	$1.48	44d	1	0.95mi
7103 Ventnor Ave Ventnor City, NJ	4.0	3.0	2288	$5,500	$2.40	13d	1	0.99mi
109 N Wissahickon Ave Unit B Ventnor City, NJ	4.0	3.5	2000	$25,000	$12.50	21d	1	1.13mi
7 S Richards Ave Ventnor City, NJ	4.0	2.0	1600	$25,000	$15.62	13d	1	1.24mi

Listing history 20 events

1. 2026-06-19
   days on market $999,000 Active 8 DOM
2. 2026-06-18
   days on market $999,000 Active 7 DOM
3. 2026-06-17
   days on market $999,000 Active 6 DOM
4. 2026-06-16
   days on market $999,000 Active 5 DOM
5. 2026-06-15
   days on market $999,000 Active 4 DOM
6. 2026-06-14
   days on market $999,000 Active 2 DOM
7. 2026-06-13
   days on marketlisting id $999,000 Active 1 DOM
8. 2026-06-10
   days on market $999,000 Active 119 DOM
9. 2026-06-09
   days on market $999,000 Active 118 DOM
10. 2026-06-08
    days on market $999,000 Active 117 DOM
11. 2026-06-07
    days on market $999,000 Active 116 DOM
12. 2026-06-05
    days on market $999,000 Active 113 DOM
13. 2026-06-02
    days on market $999,000 Active 111 DOM
14. 2026-06-01
    days on market $999,000 Active 110 DOM
15. 2026-05-31
    days on market $999,000 Active 109 DOM
16. 2026-05-30
    days on market $999,000 Active 108 DOM
17. 2026-04-24
    price $999,000 1382-char remark

    Show marketing remark (1382 chars)

    Perfectly positioned on a desirable corner lot just steps from the JCC, tennis courts, and facilities, this spacious home offers both location and lifestyle. A charming covered front porch welcomes you inside to beautiful hardwood floors and a thoughtfully designed layout. The large living room features a step-down design with a bump-out window, creating architectural interest and additional space. Just a step up, the formal dining room flows seamlessly into the eat-in kitchen. The kitchen is well-appointed with black granite countertops, abundant cabinetry, double wall ovens, stainless steel appliances, and a gas cooktop - ideal for everyday cooking or entertaining. Just off the dining room, a versatile workshop space offers endless possibilities as a home office, cozy den, or workout room. Conveniently located off the kitchen is a spacious laundry room complete with a freezer, full-size washer and dryer, utility sink, and the half bath. An additional large den/family rm off the entry provides even more flexible living space. Upstairs, you will find three generously sized bedrooms and two full bathrooms. The primary bath has been tastefully renovated, offering a fresh and modern retreat. Step outside to a fully fenced backyard, perfect for privacy, pets, or outdoor gatherings. A wonderful opportunity to own a well-located home with versatile spaces and rooms.

18. 2026-03-02
    price $1,195,000 1382-char remark

    Show marketing remark (1382 chars)

    Perfectly positioned on a desirable corner lot just steps from the JCC, tennis courts, and facilities, this spacious home offers both location and lifestyle. A charming covered front porch welcomes you inside to beautiful hardwood floors and a thoughtfully designed layout. The large living room features a step-down design with a bump-out window, creating architectural interest and additional space. Just a step up, the formal dining room flows seamlessly into the eat-in kitchen. The kitchen is well-appointed with black granite countertops, abundant cabinetry, double wall ovens, stainless steel appliances, and a gas cooktop - ideal for everyday cooking or entertaining. Just off the dining room, a versatile workshop space offers endless possibilities as a home office, cozy den, or workout room. Conveniently located off the kitchen is a spacious laundry room complete with a freezer, full-size washer and dryer, utility sink, and the half bath. An additional large den/family rm off the entry provides even more flexible living space. Upstairs, you will find three generously sized bedrooms and two full bathrooms. The primary bath has been tastefully renovated, offering a fresh and modern retreat. Step outside to a fully fenced backyard, perfect for privacy, pets, or outdoor gatherings. A wonderful opportunity to own a well-located home with versatile spaces and rooms.

19. 2026-02-11
    listed $1,295,000 Active 1382-char remark

    Show marketing remark (1382 chars)

    Perfectly positioned on a desirable corner lot just steps from the JCC, tennis courts, and facilities, this spacious home offers both location and lifestyle. A charming covered front porch welcomes you inside to beautiful hardwood floors and a thoughtfully designed layout. The large living room features a step-down design with a bump-out window, creating architectural interest and additional space. Just a step up, the formal dining room flows seamlessly into the eat-in kitchen. The kitchen is well-appointed with black granite countertops, abundant cabinetry, double wall ovens, stainless steel appliances, and a gas cooktop - ideal for everyday cooking or entertaining. Just off the dining room, a versatile workshop space offers endless possibilities as a home office, cozy den, or workout room. Conveniently located off the kitchen is a spacious laundry room complete with a freezer, full-size washer and dryer, utility sink, and the half bath. An additional large den/family rm off the entry provides even more flexible living space. Upstairs, you will find three generously sized bedrooms and two full bathrooms. The primary bath has been tastefully renovated, offering a fresh and modern retreat. Step outside to a fully fenced backyard, perfect for privacy, pets, or outdoor gatherings. A wonderful opportunity to own a well-located home with versatile spaces and rooms.

20. 1995-06-13
    soldstatus $140,000

ⓘ 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: $6,544 · $545/mo
• Projected year-2 tax: $15,710 · $1,309/mo
• Expected delta: +$9,166/yr (+$764/mo · 140.1%)

ⓘ 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: $136,611
• − Mortgage interest: −$55,960
• − Property taxes: −$6,544
• − Insurance: −$10,114
• − Repairs & maintenance: −$10,929
• − Management: −$10,929
• − Depreciation: −$29,062
• Taxable income: $13,075
• Est. tax owed @ 24.0%: −$3,138
• After-tax cash flow: $25,261/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

+613.6% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $999,000 SJSRMLS
• 2026-03-02 Price Changed $1,195,000 SJSRMLS
• 2026-02-11 Listed $1,295,000 SJSRMLS
• 1995-06-13 Sold (Public Records) $140,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $6,544 · +4.6% YoY. Source: county tax records.