126 N Harvard Ave · Ventnor City, NJ 08406

$500,000

3 bd · 1.5 ba · 1,312 sqft · Townhouse public records · 16 Days on market

Built 1925 1,094 sqft lot $381/sqft · at area comps Est $506k · at est.

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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 +23.6/30.0
• ARV discount +8.1/15.0
• DSCR +7.6/10.0
• 1% rule +5.5/10.0
• 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

* * * PRICE REDUCED * * * Coastal Charm in the Heart of Ventnor! This beautifully updated 3BR/1.5BA townhouse is ideally located in the sought-after "Between the Beach & Bay" neighborhood. Renovated throughout 2024-2025, this move-in-ready home features new luxury flooring, fresh paint, a newly added powder room. The bright main level offers an open layout with spacious living and dining areas, a functional kitchen, and a laundry/utility room. Upstairs are three comfortable bedrooms and a full bath. Outside, enjoy an enclosed front porch. Just 3 blocks to the beach and boardwalk and 1 block to the bay, you'll be close to Ventnor's popular restaurants, cafés, and shops. Whether you're looking for a summer retreat, investment property, or year-round residence, this Harvard Ave gem is ready to enjoy. Schedule your private showing today!

Key facts

• Renovated throughout
• Open layout
• New luxury flooring

Tags

• RENOVATED THROUGHOUT
• NEW LUXURY FLOORING
• NEWLY ADDED POWDER ROOM
• UPDATED FIXTURES
• OPEN LAYOUT
• ENCLOSED FRONT PORCH

Property features AI

Finance

• Financial info: Ownership: Fee simple

Exterior

• Utilities: Public water; Public sewer; Electric power
• Home design: End of row townhouse; Above-grade finished area recorded by assessor
• Construction: Brick construction; Crawl space foundation with brick/mortar; Shingle/asphalt pitched roof
• Exterior features: Lot dimensions approximately 17.50 x 62.50; Not in tidal water area; Federal flood zone: AE

Interior

• Kitchen: Stove; Refrigerator; Oven/Range - Gas
• Bedrooms: 3 bedrooms on main level
• Flooring: Laminated
• Bathrooms: 1 full bathroom on main level; 1 half bathroom on main level
• Heating & cooling: Baseboard hot water heating; Window unit(s) for cooling; Ceiling fan(s) for cooling; Cooling fuel: Electric; Heating fuel: Natural gas
• Interior features: Dining area; Ceiling fan(s); Galley kitchen
• Laundry & utility: Washer; Dryer; Hot water: Natural gas

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $500k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $500k).
• Recommended offer: $492k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• At $5,246/mo this rent would consume 91% 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 $3k of loan paydown is wiped out by about $15k 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 $140k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $310k; list at $500k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $492,500 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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: 1.05% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (median comp): $506,444
• List price: $500,000
• Delta: 3.66%
• 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
6101 Monmouth Ave #611	0.09mi	2/2.0 (-1)	1,178 (-10%)	1mo	$470,000	$399	71
236 N Derby Ave #704	0.20mi	3/2.0	1,237 (-6%)	11mo	$520,000	$420	70
1 S Wissahickon Ave	0.43mi	3/1.5	1,350 (+3%)	8mo	$605,000	$448	69
107 N New Haven Ave #1	0.21mi	3/2.0	1,500 (+14%)	9mo	$899,000	$599	57
107 N New Haven Ave #2 #2	0.21mi	3/2.0	1,500 (+14%)	9mo	$925,000	$617	56
126 A N Portland Ave #A	0.11mi	3/2.5	1,500 (+14%)	15mo	$926,000	$617	54
126 B N Portland Ave #B	0.10mi	3/2.5	1,500 (+14%)	16mo	$875,000	$583	54
5807 Marshall Ave #1415	0.74mi	2/1.5 (-1)	1,400 (+7%)	0mo	$365,000	$261	49
5300 Boardwalk Ave Unit 401-404	0.67mi	3/3.0	1,420 (+8%)	6mo	$950,000	$669	44
3 N Victoria Ave #B	0.58mi	3/2.5	1,502 (+14%)	3mo	$890,000	$593	42
406 Berkshire Dr	0.64mi	2/2.5 (-1)	1,188 (-10%)	8mo	$399,000	$336	39
5200 Boardwalk #19 C	0.71mi	2/2.0 (-1)	1,500 (+14%)	8mo	$782,500	$522	29

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: -3.7%
• Equity multiple: 0.85×
• Total profit: $-20,370
• Equity at exit: $74,552

10-year hold

• IRR: 11.2%
• Equity multiple: 2.08×
• Total profit: $151,366
• Equity at exit: $43,231

Cash invested: $140,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $5,246 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$373 /mo · $4,482/yr
• Insurance: −$208
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,102
• Net cashflow: $514

Break-even live

Break-even rent $4,595

Max offer price $500,000

Occupancy floor 85%

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 N Harvard Ave Ventnor City, NJ	3.0	1.0	1000	$2,100	$2.10	43d	1	0.03mi
205 N Dorset Ave Unit 2 Ventnor City, NJ	2.0	2.0	875	$2,300	$2.63	21d	1	0.26mi
228 N Dudley Ave Unit 1309013P Ventnor City, NJ	2.0	2.0	893	$3,886	$4.35	13d	1	0.30mi
7 S Richards Ave Ventnor City, NJ	4.0	2.0	1600	$25,000	$15.62	13d	1	0.36mi
406 N Dorset Ave Ventnor City, NJ	4.0	1.5	1568	$13,000	$8.29	13d	1	0.37mi
3 S Surrey Ave Unit 1308991P Ventnor City, NJ	3.0	2.0	1087	$7,267	$6.69	43d	1	0.58mi
3 S Surrey Ave Unit 1309004P Ventnor City, NJ	3.0	2.0	1087	$8,055	$7.41	21d	1	0.58mi
23 S Little Rock Ave Unit 2 Ventnor City, NJ	2.0	2.0	1000	$2,500	$2.50	43d	1	0.66mi
610A N Victoria Ave Ventnor City, NJ	3.0	2.5	1800	$2,550	$1.42	21d	1	0.72mi
5101 Ventnor Ave Unit 2 Ventnor City, NJ	2.0	1.0	1000	$1,950	$1.95	13d	1	0.74mi
24 N Baton Rouge Ave Ventnor City, NJ	3.0	2.0	1350	$18,000	$13.33	13d	1	0.85mi
7701 Atlantic Ave Margate City, NJ	1.0–3.0	2.0–3.0	1660	$75,000	$45.18	43d	4	1.00mi
200 N Essex Ave Margate City, NJ	4.0	3.0	1570	$15,000	$9.55	43d	1	1.06mi
307 N Essex Ave Margate City, NJ	4.0	2.0	1561	$1,800	$1.15	43d	1	1.08mi
100 S Berkley Sq Unit 4H Atlantic City, NJ	2.0	2.0	1520	$3,200	$2.11	21d	1	1.13mi
2 N Frontenac Ave Margate City, NJ	3.0	2.5	1850	$17,000	$9.19	21d	1	1.15mi
21 N Laclede Pl Atlantic City, NJ	3.0	1.0	1200	$2,000	$1.67	21d	1	1.32mi
101 S Raleigh Ave Atlantic City, NJ	2.0	1.0	735	$18,750	$25.51	13d	7	1.34mi

Listing history 25 events

1. 2026-06-19
   days on market $500,000 Active 16 DOM
2. 2026-06-18
   days on market $500,000 Active 15 DOM
3. 2026-06-17
   days on market $500,000 Active 14 DOM
4. 2026-06-16
   days on market $500,000 Active 13 DOM
5. 2026-06-15
   days on market $500,000 Active 12 DOM
6. 2026-06-14
   days on market $500,000 Active 10 DOM
7. 2026-06-13
   days on market $500,000 Active 9 DOM
8. 2026-06-10
   days on market $500,000 Active 7 DOM
9. 2026-06-09
   days on market $500,000 Active 6 DOM
10. 2026-06-08
    days on market $500,000 Active 5 DOM
11. 2026-06-07
    days on market $500,000 Active 4 DOM
12. 2026-06-03
    pricedays on marketlisting id $500,000 Active 1 DOM

    Show marketing remark (872 chars)

    * * * PRICE REDUCED * * * Coastal Charm in the Heart of Ventnor! This beautifully updated 3BR/1.5BA townhouse is ideally located in the sought-after "Between the Beach & Bay" neighborhood. Renovated throughout 2024-2025, this move-in-ready home features new luxury flooring, fresh paint, a newly added powder room. The bright main level offers an open layout with spacious living and dining areas, a functional kitchen, and a laundry/utility room. Upstairs are three comfortable bedrooms and a full bath. Outside, enjoy an enclosed front porch. Just 3 blocks to the beach and boardwalk and 1 block to the bay, you'll be close to Ventnor's popular restaurants, cafés, and shops. Whether you're looking for a summer retreat, investment property, or year-round residence, this Harvard Ave gem is ready to enjoy. Schedule your private showing today!

13. 2026-06-02
    days on market $525,000 Active 49 DOM

    Show marketing remark (1041 chars)

    Coastal Chic in the Heart of Ventnor! This beautifully refreshed 3BR/1.5BA townhouse offers the ultimate "Between the Beach & Bay" lifestyle. Extensively renovated in 2024-2025, this home is truly move-in ready and designed for modern comfort. The bright, open-concept main level features brand-new luxury flooring, a fresh modern paint palette, and a newly added powder room. The flow is perfect for entertaining, leading from the spacious living area to a functional kitchen and dedicated laundry/utility room. Upstairs, discover three serene bedrooms and a full bath. Located just 3 blocks to the beach and boardwalk and 1 block to the bay, you are steps away from Ventnor’s best coffee shops, dining, and boutiques. Whether you are seeking a turnkey summer retreat, a savvy rental investment, or a year-round shore home, this Harvard Ave gem delivers. Don’t miss your chance to own a piece of Ventnor—schedule your private tour today and be just in time to enjoy the upcoming summer season at the shore!

14. 2026-06-01
    days on market $525,000 Active 48 DOM
15. 2026-05-31
    days on market $525,000 Active 47 DOM
16. 2026-05-30
    days on market $525,000 Active 46 DOM
17. 2026-04-14
    listed $525,000 Active 1303-char remark
18. 2026-04-13
    listed $525,000 Active 1041-char remark

    Show marketing remark (1041 chars)

    Coastal Chic in the Heart of Ventnor! This beautifully refreshed 3BR/1.5BA townhouse offers the ultimate "Between the Beach & Bay" lifestyle. Extensively renovated in 2024-2025, this home is truly move-in ready and designed for modern comfort. The bright, open-concept main level features brand-new luxury flooring, a fresh modern paint palette, and a newly added powder room. The flow is perfect for entertaining, leading from the spacious living area to a functional kitchen and dedicated laundry/utility room. Upstairs, discover three serene bedrooms and a full bath. Located just 3 blocks to the beach and boardwalk and 1 block to the bay, you are steps away from Ventnor’s best coffee shops, dining, and boutiques. Whether you are seeking a turnkey summer retreat, a savvy rental investment, or a year-round shore home, this Harvard Ave gem delivers. Don’t miss your chance to own a piece of Ventnor—schedule your private tour today and be just in time to enjoy the upcoming summer season at the shore!

19. 2024-08-28
    historical $2,500
20. 2024-08-02
    price $2,500
21. 2024-07-24
    listed $2,700
22. 2022-10-12
    soldstatus $310,000
23. 2022-08-23
    soldstatus $310,000 Sold
24. 2022-07-23
    historical Under Contract
25. 2022-07-13
    listed $289,000 Active

ⓘ 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: $4,482 · $373/mo
• Projected year-2 tax: $8,466 · $705/mo
• Expected delta: +$3,984/yr (+$332/mo · 88.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 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: $62,954
• − Mortgage interest: −$28,008
• − Property taxes: −$4,482
• − Insurance: −$7,618
• − Repairs & maintenance: −$5,036
• − Management: −$5,036
• − Depreciation: −$14,545
• Taxable loss: −$1,772
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $6,594/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

+73.0% since first listed

13 events — show timeline

• 2026-06-03 Listed $500,000 BRIGHT MLS
• 2026-06-03 Listed $500,000 SJSRMLS
• 2026-06-02 Listing Removed — BRIGHT MLS
• 2026-06-02 Listing Removed — SJSRMLS
• 2026-04-14 Listed $525,000 BRIGHT MLS
• 2026-04-13 Listed $525,000 SJSRMLS
• 2024-08-28 Rental Removed $2,500 SJSRMLS
• 2024-08-02 Price Changed $2,500 SJSRMLS
• 2024-07-24 Listed for Rent $2,700 SJSRMLS
• 2022-10-12 Sold (Public Records) $310,000 Public Records
• 2022-08-23 Sold (MLS) $310,000 SJSRMLS
• 2022-07-23 Contingent — SJSRMLS
• 2022-07-13 Listed $289,000 SJSRMLS

Property tax history

+2.1%/yr

Latest (2025): $4,482 · +3.3% YoY. Source: county tax records.