707 Dorset Ave N Unit B11 · Ventnor City, NJ 08406

$179,000

2 bd · 1.0 ba · 886 sqft · Condo · 14 Days on market

Built 1965 $782/mo HOA · 21% 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
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your dream come true at Dream Bay Condominiums! Here it is! Super cute 2 bedroom 1 full bath second floor condo located just 2 blocks to the bay and a short trip to the beach! This is one of very few units in the complex that has gas cooking! This unit features brand new vinyl plank flooring, fresh coat of paint, updated kitchen and bath. There is also a convenient washer and dryer inside the unit. There is a ton of natural light and a spacious feel throughout this condo. Bonus slider to your private outdoor patio area that over looks a green court yard. HOA includes trash, water, exterior insurance, flood insurance, heat, sewer and maintenance. Schedule your showing today! This is the perfect summer pad or low maintenance year round living.

Key facts

• Private deck
• New ac unit
• Steps from ski beach

Tags

• PRIVATE DECK
• NEW AC UNIT
• RECESSED LIGHTING
• DEDICATED PARKING SPACE
• STEPS FROM SKI BEACH
• BREATHTAKING BAYSIDE SUNSETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $179k).
• Cap rate 12.3% 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; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• At $3,696/mo this rent would consume 64% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $75k; list at $179k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $179,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.06% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.56%
• DSCR: 1.96
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.7%
• Equity multiple: 1.97×
• Total profit: $48,428
• Equity at exit: $26,689

10-year hold

• IRR: 33.9%
• Equity multiple: 5.13×
• Total profit: $207,113
• Equity at exit: $15,477

Cash invested: $50,120 (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 08406

• Home prices YoY: -33.3%
• Rents YoY: 57.3%
• Active inventory: 155
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,696 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$782
• Vacancy / Maint / Mgmt: −$776
• Net cashflow: $901

Break-even live

Break-even rent $2,556

Max offer price $179,000

Occupancy floor 71%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 N Dudley Ave Unit 1309013P Ventnor City, NJ	2.0	2.0	893	$3,886	$4.35	13d	1	0.53mi
236 N Derby Ave #907 Ventnor City, NJ	1.0	1.5	832	$2,100	$2.52	43d	1	0.53mi
205 N Dorset Ave Unit 2 Ventnor City, NJ	2.0	2.0	875	$2,300	$2.63	20d	1	0.57mi
206 N Dorset Ave Unit 1309019P Ventnor City, NJ	1.0	1.0	645	$3,457	$5.36	13d	1	0.57mi
120 N Harvard Ave Ventnor City, NJ	3.0	1.0	1000	$2,100	$2.10	43d	1	0.70mi
6300 Winchester Ave Unit 2ND FLOOR Ventnor City, NJ	2.0	2.0	840	$9,000	$10.71	13d	1	0.79mi
16 N Sacramento Ave Unit 2 Ventnor City, NJ	1.0	1.0	625	$1,600	$2.56	43d	1	0.80mi
3 S Surrey Ave Unit 1308991P Ventnor City, NJ	3.0	2.0	1087	$7,267	$6.69	43d	1	0.88mi
3 S Surrey Ave Unit 1309004P Ventnor City, NJ	3.0	2.0	1087	$8,055	$7.41	20d	1	0.88mi
5101 Ventnor Ave Unit 2 Ventnor City, NJ	2.0	1.0	1000	$1,950	$1.95	13d	1	0.93mi
23 S Little Rock Ave Unit 2 Ventnor City, NJ	2.0	2.0	1000	$2,500	$2.50	43d	1	0.96mi
101 S Victoria Ave Unit B1 Ventnor City, NJ	1.0	1.0	550	$2,100	$3.82	13d	1	1.00mi
5200 Boardwalk Unit 10A Ventnor City, NJ	1.0	2.0	1104	$21,000	$19.02	13d	1	1.08mi
21 S Windsor Ave Unit b1 Atlantic City, NJ	2.0	1.0	640	$1,650	$2.58	13d	1	1.40mi
101 S Raleigh Ave Atlantic City, NJ	2.0	1.0	735	$18,750	$25.51	13d	7	1.42mi

HOA detail condo

• Monthly dues: $782 · $9,384/yr
• Likely covers: watersewertrashgas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-03-30
   status Pending
2. 2026-03-21
   historical Active Under Contract
3. 2026-01-11
   status Pending
4. 2025-12-28
   listed $179,000 Active
5. 2020-10-11
   historical 752-char remark

   Show marketing remark (752 chars)

   Your dream come true at Dream Bay Condominiums! Here it is! Super cute 2 bedroom 1 full bath second floor condo located just 2 blocks to the bay and a short trip to the beach! This is one of very few units in the complex that has gas cooking! This unit features brand new vinyl plank flooring, fresh coat of paint, updated kitchen and bath. There is also a convenient washer and dryer inside the unit. There is a ton of natural light and a spacious feel throughout this condo. Bonus slider to your private outdoor patio area that over looks a green court yard. HOA includes trash, water, exterior insurance, flood insurance, heat, sewer and maintenance. Schedule your showing today! This is the perfect summer pad or low maintenance year round living.

6. 2020-07-12
   listed $97,500 Active 752-char remark

   Show marketing remark (752 chars)

   Your dream come true at Dream Bay Condominiums! Here it is! Super cute 2 bedroom 1 full bath second floor condo located just 2 blocks to the bay and a short trip to the beach! This is one of very few units in the complex that has gas cooking! This unit features brand new vinyl plank flooring, fresh coat of paint, updated kitchen and bath. There is also a convenient washer and dryer inside the unit. There is a ton of natural light and a spacious feel throughout this condo. Bonus slider to your private outdoor patio area that over looks a green court yard. HOA includes trash, water, exterior insurance, flood insurance, heat, sewer and maintenance. Schedule your showing today! This is the perfect summer pad or low maintenance year round living.

7. 2019-04-30
   soldstatus $75,000 Sold 675-char remark

   Show marketing remark (675 chars)

   Desiriable 2nd floor unit that features spacious rooms throughout and lots of sun shine ! Large renovated eat in Kitchen with tile floor and back splash along with washer/dryer right in the unit, One of the few units with gas stove. 2 bedrooms with great closet space and modern bath. Huge living room closet for lots of storage, sliders to enjoy a wonderful rear porch overlooking green space. Assigned parking at your door for your convenience . Fresh Paint, and newer Ac unit. Condo fee includes, heat, hot water, exterrior insurance along with flood, water, sewer and maintenance. All this and close to shopping, transportation , AC and Beach and Boards ! Move in today !

8. 2019-03-29
   historical Under Contract 675-char remark

   Show marketing remark (675 chars)

   Desiriable 2nd floor unit that features spacious rooms throughout and lots of sun shine ! Large renovated eat in Kitchen with tile floor and back splash along with washer/dryer right in the unit, One of the few units with gas stove. 2 bedrooms with great closet space and modern bath. Huge living room closet for lots of storage, sliders to enjoy a wonderful rear porch overlooking green space. Assigned parking at your door for your convenience . Fresh Paint, and newer Ac unit. Condo fee includes, heat, hot water, exterrior insurance along with flood, water, sewer and maintenance. All this and close to shopping, transportation , AC and Beach and Boards ! Move in today !

9. 2019-03-22
   listed $79,900 Active 675-char remark

   Show marketing remark (675 chars)

   Desiriable 2nd floor unit that features spacious rooms throughout and lots of sun shine ! Large renovated eat in Kitchen with tile floor and back splash along with washer/dryer right in the unit, One of the few units with gas stove. 2 bedrooms with great closet space and modern bath. Huge living room closet for lots of storage, sliders to enjoy a wonderful rear porch overlooking green space. Assigned parking at your door for your convenience . Fresh Paint, and newer Ac unit. Condo fee includes, heat, hot water, exterrior insurance along with flood, water, sewer and maintenance. All this and close to shopping, transportation , AC and Beach and Boards ! Move in today !

10. 2012-04-27
    soldstatus $74,500
11. 2012-03-22
    historical
12. 2012-01-25
    listed $79,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $44,350
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$3,548
• − Management: −$3,548
• − HOA: −$9,384
• − Depreciation: −$5,207
• Taxable income: $9,056
• Est. tax owed @ 24.0%: −$2,173
• After-tax cash flow: $8,635/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

+124.0% since first listed

12 events — show timeline

• 2026-03-30 Pending — BRIGHT MLS
• 2026-03-21 Contingent — BRIGHT MLS
• 2026-01-11 Pending — BRIGHT MLS
• 2025-12-28 Listed $179,000 BRIGHT MLS
• 2020-10-11 Listing Removed — SJSRMLS
• 2020-07-12 Listed $97,500 SJSRMLS
• 2019-04-30 Sold (MLS) $75,000 SJSRMLS
• 2019-03-29 Contingent — SJSRMLS
• 2019-03-22 Listed $79,900 SJSRMLS
• 2012-04-27 Sold (MLS) $74,500 SJSRMLS
• 2012-03-22 Listing Removed — SJSRMLS
• 2012-01-25 Listed $79,900 SJSRMLS