5003 Atlantic Ave Unit C02 · Ventnor City, NJ 08406

$250,000

2 bd · 1.0 ba · 562 sqft · Condo public records · 51 Days on market

Built 1930 $445/sqft · 49% above area Est $168k · 49% over $359/mo HOA · 10% of rent

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +9.2/10.0
• Rent growth +5.0/5.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience coastal living at Oakland Beach Condominiums in the heart of Ventnor City’s Northbeach. This two-bedroom, one-bathroom home features a bright interior with classic wainscoting, large windows, and a functional kitchen. Located just one block from the beach and boardwalk, the property is perfectly positioned for easy access to the sand, local dining, and conveniently close to public transportation. Laundry shared with unit 2A. Whether you are looking for a year-round residence or a simple shore retreat, this beachside condo offers the best of Atlantic Avenue living.

Key facts

• Beachside condo
• $359 HOA
• Built 1930

Tags

• ONE BLOCK FROM THE BEACH
• EASY ACCESS TO THE SAND
• BEACHSIDE CONDO
• ATLANTIC AVENUE LIVING

Property features AI

Finance

• Other: Finished above-grade area reported as 562 (assessor); Total rooms: 5
• HOA & community: Monthly HOA/Condo fee includes water, sewer, trash, common area maintenance, management, and heat; HOA fee $359 monthly

Exterior

• Parking: Off-site parking
• Utilities: Public water; Public sewer
• Home design: Condominium unit; Mid-rise building (5–8 floors); Unit/Flat structure; Entry on floor 1; Located in Ventnor City
• Construction: Brick construction
• Exterior features: No basement; Above grade and below grade structures noted

Interior

• Kitchen: Kitchen
• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: Radiator heating (oil fuel); Ceiling fans for cooling (electric)
• Interior features: Assessor-reported living area source
• Laundry & utility: No washer/dryer hook-up in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $778 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.1% in Ventnor 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 72/100 on livability (#202 in NJ) — a middle-class / working-renter tenant base. Strengths: health & safety A+, commute A-, crime B+; Watch: schools C-, amenities F, cost of living F.
• Ventnor City School District (suburban): math 27% / reading 49% proficiency, ranked #266 of 472 in NJ (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+57.3%/yr); 155 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• At $3,549/mo this rent would consume 62% of the median local household income ($69k/yr) (locally 329% 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 $2k of loan paydown is wiped out by about $8k 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 $70k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $125k; list at $250k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.42% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.33%
• DSCR: 1.59
• GRM: 5.9

CMA / ARV

• ARV (median comp): $167,624
• List price: $250,000
• Delta: 49.14%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.5%
• Equity multiple: 1.40×
• Total profit: $28,008
• Equity at exit: $37,276

10-year hold

• IRR: 22.9%
• Equity multiple: 3.49×
• Total profit: $174,488
• Equity at exit: $21,615

Cash invested: $70,000 (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 08406

• Home prices YoY: -33.3%
• Rents YoY: 57.3%
• Active inventory: 155
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,549 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$252 /mo · $3,022/yr
• Insurance: −$104
• HOA: −$359
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $778

Break-even live

Break-even rent $2,565

Max offer price $250,000

Occupancy floor 73%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 S Victoria Ave Unit B1 Ventnor City, NJ	1.0	1.0	550	$2,100	$3.82	13d	1	0.18mi
101 S Raleigh Ave Atlantic City, NJ	2.0	1.0	735	$18,750	$25.51	13d	7	0.54mi
21 S Windsor Ave Unit b1 Atlantic City, NJ	2.0	1.0	640	$1,650	$2.58	13d	1	0.63mi
206 N Dorset Ave Unit 1309019P Ventnor City, NJ	1.0	1.0	645	$3,457	$5.36	13d	1	0.65mi
3851 Boardwalk Atlantic City, NJ	2.0	1.0–2.0	785	$27,500	$35.03	21d	5	0.78mi
16 N Sacramento Ave Unit 2 Ventnor City, NJ	1.0	1.0	625	$1,600	$2.56	44d	1	0.80mi
3813 Atlantic Ave Unit 1309001P Atlantic City, NJ	1.0	2.0	592	$4,333	$7.32	13d	1	0.81mi
2834 Atlantic Ave Atlantic City, NJ	1.0	1.0	639	$1,675	$2.62	21d	3	1.40mi

HOA detail condo

• Monthly dues: $359 · $4,308/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-19
   days on market $250,000 Active 51 DOM
2. 2026-06-18
   days on market $250,000 Active 50 DOM
3. 2026-06-17
   days on market $250,000 Active 49 DOM
4. 2026-06-16
   days on market $250,000 Active 48 DOM
5. 2026-06-15
   days on market $250,000 Active 47 DOM
6. 2026-06-14
   days on market $250,000 Active 45 DOM
7. 2026-06-13
   days on market $250,000 Active 44 DOM
8. 2026-06-10
   days on market $250,000 Active 42 DOM
9. 2026-06-09
   days on market $250,000 Active 41 DOM
10. 2026-06-08
    days on market $250,000 Active 40 DOM
11. 2026-06-07
    days on market $250,000 Active 39 DOM
12. 2026-06-03
    days on market $250,000 Active 35 DOM
13. 2026-06-02
    days on market $250,000 Active 34 DOM
14. 2026-06-01
    days on market $250,000 Active 33 DOM
15. 2026-05-31
    days on market $250,000 Active 32 DOM
16. 2026-05-30
    days on market $250,000 Active 31 DOM
17. 2026-04-29
    listed $250,000 Active 587-char remark

    Show marketing remark (587 chars)

    Experience coastal living at Oakland Beach Condominiums in the heart of Ventnor City’s Northbeach. This two-bedroom, one-bathroom home features a bright interior with classic wainscoting, large windows, and a functional kitchen. Located just one block from the beach and boardwalk, the property is perfectly positioned for easy access to the sand, local dining, and conveniently close to public transportation. Laundry shared with unit 2A. Whether you are looking for a year-round residence or a simple shore retreat, this beachside condo offers the best of Atlantic Avenue living.

18. 2026-04-29
    listed $250,000 Active 587-char remark

    Show marketing remark (587 chars)

    Experience coastal living at Oakland Beach Condominiums in the heart of Ventnor City’s Northbeach. This two-bedroom, one-bathroom home features a bright interior with classic wainscoting, large windows, and a functional kitchen. Located just one block from the beach and boardwalk, the property is perfectly positioned for easy access to the sand, local dining, and conveniently close to public transportation. Laundry shared with unit 2A. Whether you are looking for a year-round residence or a simple shore retreat, this beachside condo offers the best of Atlantic Avenue living.

19. 2021-05-24
    soldstatus $124,900
20. 2019-08-30
    soldstatus $100,000

ⓘ 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: $3,022 · $252/mo
• Projected year-2 tax: $4,623 · $385/mo
• Expected delta: +$1,602/yr (+$133/mo · 53.0%)

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

Taxation est. · year 1

• Rental income: $42,587
• − Mortgage interest: −$14,004
• − Property taxes: −$3,022
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,407
• − Management: −$3,407
• − HOA: −$4,308
• − Depreciation: −$7,273
• Taxable income: $5,917
• Est. tax owed @ 24.0%: −$1,420
• After-tax cash flow: $7,912/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: Ventnor City School District
• NCES district ID: 3416680
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $52,220
• Composite: 32.96/100
• National rank: #5588
• State rank: #266 of 472 in NJ

Livability — Ventnor City

• Score: 72/100
• State rank: #202
• US rank: #5716

Category grades

Amenities F Commute A- Cost of living F Crime B+ Employment C Housing C Health & safety A+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ventnor City, NJ
• County: Atlantic County · 143,611 people
• City population: 8,972
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 8,972
• Household income: $69,099
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 329.0

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 15% Asian 9% Two or more races 9% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 3% Iranian 2%
• Foreign-born: 21% · Canada, Jamaica, Vietnam
• Languages at home: 76% English-only · Spanish 10% Other Indo-European 5% Vietnamese 3%

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: ▼ -223.99%
• Current HPI: 449.3494
• Rent YoY: ▲ 57.28%
• 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

+150.0% since first listed

4 events — show timeline

• 2026-04-29 Listed $250,000 BRIGHT MLS
• 2026-04-29 Listed $250,000 SJSRMLS
• 2021-05-24 Sold (Public Records) $124,900 Public Records
• 2019-08-30 Sold (Public Records) $100,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $3,022 · +3.3% YoY. Source: county tax records.