417 N Union Ave · Margate City, NJ 08402

$1,699,000

5 bd · 3.5 ba · 2,392 sqft · SingleFamily public records · 17 Days on market

Built 2004 $710/sqft · 14% below area Est $1991k · 15% under

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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 +15.1/30.0
• ARV discount +14.1/15.0
• Schools +4.8/10.0
• Rent growth +4.7/5.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful shore home located in the highly desirable Margate Parkway Section on Margate. Across from the Bay with some bay views, designed for relaxed coastal living. This home features an open & airy layout that seamlessly connects the living, dining and kitchen areas- perfect for entertaining family and friends. Five generously sized bedrooms and three and a half baths, there is plenty of space for everyone to unwind comfortably. Upper decks off the main bedroom and 2 additional bedrooms with bay views. Additional highlights include a fenced yard, ample off street parking, a convenient storage shed for all your beach gear, and a prime location just moments from the bay, beach and all that Margate has to offer. This is shore living at the best.

Key facts

• Off street parking
• Fenced yard
• Storage shed

Tags

• BAY VIEWS
• FENCED YARD
• OFF STREET PARKING
• STORAGE SHED
• PRIME LOCATION

Property features AI

Exterior

• Parking: Parking for three or more cars; No garage
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Vinyl siding; Age: approximately 21–25 years; For sale
• Construction: Vinyl exterior; Crawl space foundation
• Exterior features: Deck; Porch; Fenced yard; Shed; Enclosed outside shower; Outside shower; Curbs; Paved road; Sidewalks; Sprinkler system; Concrete driveway; Combination storms/screens; Water view; Lot approximately 42 x 80

Interior

• Kitchen: Disposal; Dishwasher; Gas stove; Microwave; Refrigerator; Self-cleaning oven
• Flooring: Tile; Wall-to-wall carpet
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central air conditioning; Multi-zone A/C; Natural gas heating
• Interior features: Kitchen with center island; Built-in storage; Window blinds
• Laundry & utility: Laundry/utility room; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.40M (17.6% below list).
• Recommended offer: $1.40M (17.6% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $13,992/mo this rent would consume 138% 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.
• 6 sale attempts since 14y 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 $525k; list at $1.70M implies a 224% 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; 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 $1,399,204 (17.6% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (median comp): $1,990,678
• List price: $1,699,000
• Delta: -12.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 N Union Ave	0.18mi	4/3.5 (-1)	2,390 (-0%)	1mo	$2,225,000	$931	86
302 N Mansfield Ave	0.32mi	4/3.5 (-1)	2,500 (+4%)	5mo	$2,100,000	$840	68
15 N Vendome	0.35mi	5/3.5	2,500 (+4%)	11mo	$1,600,000	$640	67
13 N Vendome Ave	0.36mi	5/4.5	2,499 (+4%)	6mo	$2,565,000	$1,026	67
8508 Wellington Ave	0.37mi	4/3.0 (-1)	2,547 (+6%)	8mo	$1,325,000	$520	58
119 N Kenyon Ave	0.47mi	5/4.0	2,605 (+9%)	10mo	$1,740,000	$668	53
10 S Knight Ave	0.65mi	6/4.0 (+1)	2,332 (-2%)	9mo	$2,887,500	$1,238	51
8407 Wellington Ave	0.41mi	5/3.0	2,730 (+14%)	9mo	$2,800,000	$1,026	48
17 N Lancaster Ave	0.52mi	5/4.5	2,700 (+13%)	5mo	$2,800,000	$1,037	46
25 N Huntington Ave	0.69mi	4/3.0 (-1)	2,259 (-6%)	10mo	$1,465,000	$649	43
9612 Monmouth Ave	0.51mi	5/4.5	2,750 (+15%)	12mo	$700,000	$255	37
21 Seaside Ct	0.57mi	4/2.5 (-1)	2,745 (+15%)	5mo	$1,075,000	$392	36

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: -10.6%
• Equity multiple: 0.60×
• Total profit: $-192,626
• Equity at exit: $253,326

10-year hold

• IRR: 4.3%
• Equity multiple: 1.38×
• Total profit: $179,244
• Equity at exit: $146,898

Cash invested: $475,720 (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: 10.1×

Monthly cashflow live

• Estimated rent: $13,992 medium
• Mortgage (P&I): −$8,910
• Tax from tax record: −$868 /mo · $10,411/yr
• Insurance: −$708
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,938
• Net cashflow: $142

Break-even live

Break-even rent $13,812

Max offer price $1,699,000

Occupancy floor 94%

Sensitivity live

Price	-10% $1,104	-5% $623	+0% $142	+5% $-339	+10% $-820
Rent	-10% $-963	-5% $-411	+0% $142	+5% $695	+10% $1,247
Rate	-1.0pp $998	-0.5pp $574	base $142	+0.5pp $-298	+1.0pp $-746

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: $424,750
• Closing costs: $50,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 N Union Ave Margate City, NJ	5.0	4.0	2393	$5,000	$2.09	45d	1	0.23mi
8606 Monmouth Ave Unit August 9/13 Margate City, NJ	4.0	3.5	2430	$20,000	$8.23	45d	1	0.35mi
9406 Amherst Ave Margate City, NJ	4.0	4.0	2554	$47,000	$18.40	22d	1	0.39mi
9411 Winchester Ave Margate City, NJ	5.0	3.5	2776	$11,500	$4.14	45d	1	0.49mi
16 S Decatur Ave Unit 9/15-10/31 Margate City, NJ	4.0	3.0	1732	$7,000	$4.04	45d	1	0.58mi
8208 Lagoon Dr Margate City, NJ	4.0	2.5	2480	$18,000	$7.26	14d	1	0.59mi
107 N Douglas Ave Unit AUGUST Margate City, NJ	5.0	3.5	2312	$33,000	$14.27	22d	1	0.89mi
107 N Douglas Ave Margate City, NJ	5.0	3.5	2312	$36,000	$15.57	45d	1	0.90mi
106 S Essex Ave Margate City, NJ	5.0	3.0	2034	$9,500	$4.67	22d	1	1.01mi
7611 Ventnor Ave Margate City, NJ	6.0	4.0	2717	$34,000	$12.51	22d	1	1.03mi
119 N Belmont Ave Unit June 2026 Margate City, NJ	4.0	2.5	2044	$10,000	$4.89	14d	1	1.06mi
111 N Belmont Ave Margate City, NJ	5.0	3.5	3200	$35,000	$10.94	22d	1	1.07mi
6 N Melbourne Ave Ventnor City, NJ	4.0	3.5	2028	$3,000	$1.48	45d	1	1.35mi
7103 Ventnor Ave Ventnor City, NJ	4.0	3.0	2288	$5,500	$2.40	14d	1	1.39mi

Listing history 30 events

1. 2026-06-19
   days on market $1,699,000 Active 17 DOM
2. 2026-06-18
   days on market $1,699,000 Active 16 DOM
3. 2026-06-17
   days on market $1,699,000 Active 15 DOM
4. 2026-06-16
   days on market $1,699,000 Active 14 DOM
5. 2026-06-15
   days on market $1,699,000 Active 13 DOM
6. 2026-06-14
   days on market $1,699,000 Active 11 DOM
7. 2026-06-13
   days on market $1,699,000 Active 10 DOM
8. 2026-06-10
   days on market $1,699,000 Active 8 DOM
9. 2026-06-09
   days on market $1,699,000 Active 7 DOM
10. 2026-06-08
    days on market $1,699,000 Active 6 DOM
11. 2026-06-07
    days on market $1,699,000 Active 5 DOM
12. 2026-06-05
    days on market $1,699,000 Active 2 DOM
13. 2026-06-03
    pricedays on marketlisting id $1,699,000 Active 1 DOM
14. 2026-06-02
    days on market $1,749,000 Active 50 DOM

    Show marketing remark (777 chars)

    Welcome to this beautiful shore home located in the highly desirable Margate Parkway Section on Margate. Across from the Bay with some bay views, designed for relaxed coastal living. This home features an open & airy layout that seamlessly connects the living, dining and kitchen areas- perfect for entertaining family and friends. Five generously sized bedrooms and three and a half baths, there is plenty of space for everyone to unwind comfortably. Upper decks off the main bedroom and 2 additional bedrooms with bay views. Additional highlights include a fenced yard, ample off street parking, a convenient storage shed for all your beach gear, and a prime location just moments from the bay, beach and all that Margate has to offer. This is shore living at the best.

15. 2026-06-01
    days on market $1,749,000 Active 49 DOM
16. 2026-05-31
    days on market $1,749,000 Active 48 DOM
17. 2026-05-30
    days on market $1,749,000 Active 47 DOM
18. 2026-05-05
    price $1,749,000 777-char remark

    Show marketing remark (777 chars)

    Welcome to this beautiful shore home located in the highly desirable Margate Parkway Section on Margate. Across from the Bay with some bay views, designed for relaxed coastal living. This home features an open & airy layout that seamlessly connects the living, dining and kitchen areas- perfect for entertaining family and friends. Five generously sized bedrooms and three and a half baths, there is plenty of space for everyone to unwind comfortably. Upper decks off the main bedroom and 2 additional bedrooms with bay views. Additional highlights include a fenced yard, ample off street parking, a convenient storage shed for all your beach gear, and a prime location just moments from the bay, beach and all that Margate has to offer. This is shore living at the best.

19. 2026-04-13
    listed $1,799,000 Active 777-char remark

    Show marketing remark (777 chars)

    Welcome to this beautiful shore home located in the highly desirable Margate Parkway Section on Margate. Across from the Bay with some bay views, designed for relaxed coastal living. This home features an open & airy layout that seamlessly connects the living, dining and kitchen areas- perfect for entertaining family and friends. Five generously sized bedrooms and three and a half baths, there is plenty of space for everyone to unwind comfortably. Upper decks off the main bedroom and 2 additional bedrooms with bay views. Additional highlights include a fenced yard, ample off street parking, a convenient storage shed for all your beach gear, and a prime location just moments from the bay, beach and all that Margate has to offer. This is shore living at the best.

20. 2026-04-13
    historical 777-char remark

    Show marketing remark (777 chars)

    Welcome to this beautiful shore home located in the highly desirable Margate Parkway Section on Margate. Across from the Bay with some bay views, designed for relaxed coastal living. This home features an open & airy layout that seamlessly connects the living, dining and kitchen areas- perfect for entertaining family and friends. Five generously sized bedrooms and three and a half baths, there is plenty of space for everyone to unwind comfortably. Upper decks off the main bedroom and 2 additional bedrooms with bay views. Additional highlights include a fenced yard, ample off street parking, a convenient storage shed for all your beach gear, and a prime location just moments from the bay, beach and all that Margate has to offer. This is shore living at the best.

21. 2026-03-23
    price $1,799,000 777-char remark

    Show marketing remark (777 chars)

    Welcome to this beautiful shore home located in the highly desirable Margate Parkway Section on Margate. Across from the Bay with some bay views, designed for relaxed coastal living. This home features an open & airy layout that seamlessly connects the living, dining and kitchen areas- perfect for entertaining family and friends. Five generously sized bedrooms and three and a half baths, there is plenty of space for everyone to unwind comfortably. Upper decks off the main bedroom and 2 additional bedrooms with bay views. Additional highlights include a fenced yard, ample off street parking, a convenient storage shed for all your beach gear, and a prime location just moments from the bay, beach and all that Margate has to offer. This is shore living at the best.

22. 2026-02-10
    listed $1,850,000 Active 777-char remark

    Show marketing remark (777 chars)

    Welcome to this beautiful shore home located in the highly desirable Margate Parkway Section on Margate. Across from the Bay with some bay views, designed for relaxed coastal living. This home features an open & airy layout that seamlessly connects the living, dining and kitchen areas- perfect for entertaining family and friends. Five generously sized bedrooms and three and a half baths, there is plenty of space for everyone to unwind comfortably. Upper decks off the main bedroom and 2 additional bedrooms with bay views. Additional highlights include a fenced yard, ample off street parking, a convenient storage shed for all your beach gear, and a prime location just moments from the bay, beach and all that Margate has to offer. This is shore living at the best.

23. 2014-02-11
    soldstatus $525,000
24. 2014-02-06
    historical
25. 2013-10-09
    historical
26. 2013-09-26
    listed $599,900
27. 2013-08-06
    listed $679,000
28. 2013-06-13
    historical
29. 2012-09-14
    listed $685,000
30. 2002-11-13
    soldstatus $90,000

ⓘ 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: $10,411 · $868/mo
• Projected year-2 tax: $26,358 · $2,197/mo
• Expected delta: +$15,947/yr (+$1,329/mo · 153.2%)

ⓘ 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: $167,904
• − Mortgage interest: −$95,170
• − Property taxes: −$10,411
• − Insurance: −$13,614
• − Repairs & maintenance: −$13,432
• − Management: −$13,432
• − Depreciation: −$49,425
• Taxable loss: −$27,581
• Est. tax savings @ 24.0%: +$6,619
• After-tax cash flow: $8,322/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

+1787.8% since first listed

15 events — show timeline

• 2026-06-02 Listed $1,699,000 SJSRMLS
• 2026-06-02 Listing Removed — SJSRMLS
• 2026-05-05 Price Changed $1,749,000 SJSRMLS
• 2026-04-13 Listing Removed — SJSRMLS
• 2026-04-13 Listed $1,799,000 SJSRMLS
• 2026-03-23 Price Changed $1,799,000 SJSRMLS
• 2026-02-10 Listed $1,850,000 SJSRMLS
• 2014-02-11 Sold (MLS) $525,000 SJSRMLS
• 2014-02-06 Listing Removed — SJSRMLS
• 2013-10-09 Listing Removed — SJSRMLS
• 2013-09-26 Listed $599,900 SJSRMLS
• 2013-08-06 Listed $679,000 SJSRMLS
• 2013-06-13 Listing Removed — SJSRMLS
• 2012-09-14 Listed $685,000 SJSRMLS
• 2002-11-13 Sold (Public Records) $90,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $10,411 · +4.6% YoY. Source: county tax records.