606 N Dudley Ave · Ventnor City, NJ 08406

$645,000

4 bd · 2.5 ba · 1,872 sqft · SingleFamily public records · 32 Days on market

Built 1969 Est $646k · at est.

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Why this score? — see what drove the D+ 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 +17.2/30.0
• ARV discount +7.6/15.0
• DSCR +5.4/10.0
• Rent growth +5.0/5.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2 story home recently renovated! Property features 3 bedrooms 2.5 baths, newer kitchen w/ granite counter tops, newer kitchen appliances, newer bath, refinished hardwood flooring, freshly painted interior, new lights, windows, heater, air conditioner and more! Just move right into this beauty. The buyer is responsible for the Certificate of Occupancy.

Key facts

• Roof completed
• Recent updates
• Additional den

Tags

• DRIVEWAY PARKING
• BRIGHT LIVING ROOM
• ADDITIONAL DEN
• RECENT UPDATES
• ROOF COMPLETED
• WINDOWS AND DOORS REPLACED

Property features AI

Finance

• Other: Listing photos available (36); Available documents: Lead-based paint disclosure, Seller's property condition

Exterior

• Parking: Exterior parking for three or more cars; No garage
• Utilities: Public water; Public sewer; Gas water heater
• Home design: For sale; Age: 25+ years
• Construction: Brick and vinyl exterior
• Exterior features: Brick and vinyl siding; Concrete driveway; Window screens; Lot dimensions approximately 60' x 80'; Zoned R2; Not waterfront

Interior

• Kitchen: Dishwasher; Gas stove; Self-cleaning oven; Microwave; Refrigerator; Disposal
• Bedrooms: 8 total rooms (bedroom count not specified)
• Flooring: Hardwood; Tile; Vinyl; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Baseboard heating; Electric air conditioning; Multi-zone A/C
• Interior features: Kitchen with center island; Blinds; Den/TV room; Eat-in kitchen; Laundry/utility room; Attic storage; Crawl space basement
• Laundry & utility: Washer; Dryer; Laundry/utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $645k.

Deal economics

• At list price, monthly cash flow is $33 ($397/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 $590k (8.5% below list).
• Recommended offer: $590k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: 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.
• Zoned schools: Ventnor Elementary School (math 27% / reading 42%, grade F, #582 of 1,303 statewide, top 49%, 304 students, 47% FRL); Ventnor Middle School (math 28% / reading 52%, grade F, #197 of 431 statewide, top 46%, 204 students, 62% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising fast (+57.3%/yr); 160 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• At $5,903/mo this rent would consume 103% 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 $4k of loan paydown is wiped out by about $19k 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 32 days — a 3% lower offer ($626k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y 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 $275k; list at $645k implies a 135% 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 $590,271 (8.5% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.92% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $645,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 N Burghley Ave	0.18mi	4/2.5	1,918 (+2%)	2mo	$835,000	$435	86
703 N Burghley Ave	0.13mi	4/2.5	1,779 (-5%)	4mo	$605,000	$340	83
607 N Dorset Ave	0.02mi	3/1.5 (-1)	1,772 (-5%)	3mo	$544,900	$308	78
605 N Oxford Ave	0.07mi	3/1.5 (-1)	2,000 (+7%)	6mo	$595,000	$298	71
812 N Dorset Ave	0.24mi	3/2.5 (-1)	1,808 (-3%)	10mo	$635,000	$351	70
813 Dudley Ct	0.22mi	4/2.5	2,040 (+9%)	9mo	$330,000	$162	67
812 N Burghley Ave	0.27mi	3/2.0 (-1)	2,148 (+15%)	2mo	$740,000	$345	54
207 N Harvard Ave	0.52mi	3/2.5 (-1)	1,671 (-11%)	2mo	$735,000	$440	52
124 N Newport Ave	0.65mi	4/4.0	1,996 (+7%)	5mo	$950,000	$476	48
118 N Portland Ave	0.65mi	3/2.0 (-1)	1,728 (-8%)	3mo	$675,000	$391	48
6217 Monmouth Ave	0.54mi	3/2.0 (-1)	1,593 (-15%)	1mo	$396,000	$249	42
6501 Winchester Ave	0.71mi	3/1.5 (-1)	2,030 (+8%)	9mo	$700,000	$345	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: -10.3%
• Equity multiple: 0.61×
• Total profit: $-71,022
• Equity at exit: $96,172

10-year hold

• IRR: 5.1%
• Equity multiple: 1.46×
• Total profit: $83,639
• Equity at exit: $55,768

Cash invested: $180,600 (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: 160
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $5,903 medium
• Mortgage (P&I): −$3,382
• Tax from tax record: −$552 /mo · $6,628/yr
• Insurance: −$269
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,240
• Net cashflow: $33

Break-even live

Break-even rent $5,861

Max offer price $645,000

Occupancy floor 94%

Sensitivity live

Price	-10% $398	-5% $216	+0% $33	+5% $-149	+10% $-332
Rent	-10% $-433	-5% $-200	+0% $33	+5% $266	+10% $499
Rate	-1.0pp $358	-0.5pp $197	base $33	+0.5pp $-134	+1.0pp $-304

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: $161,250
• Closing costs: $19,350
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
406 N Dorset Ave Ventnor City, NJ	4.0	1.5	1568	$13,000	$8.29	15d	1	0.21mi
610A N Victoria Ave Ventnor City, NJ	3.0	2.5	1800	$2,550	$1.42	23d	1	0.23mi
109 N Wissahickon Ave Unit B Ventnor City, NJ	4.0	3.5	2000	$25,000	$12.50	23d	1	0.82mi
24 N Baton Rouge Ave Ventnor City, NJ	3.0	2.0	1350	$18,000	$13.33	15d	1	0.85mi
1 N Austin Ave Unit 1308998P Ventnor City, NJ	3.0	3.0	2195	$7,184	$3.27	23d	1	0.85mi
7 S Richards Ave Ventnor City, NJ	4.0	2.0	1600	$25,000	$15.62	15d	1	0.89mi
7103 Ventnor Ave Ventnor City, NJ	4.0	3.0	2288	$5,500	$2.40	15d	1	1.03mi
6 N Melbourne Ave Ventnor City, NJ	4.0	3.5	2028	$3,000	$1.48	45d	1	1.04mi
119 N Belmont Ave Unit June 2026 Margate City, NJ	4.0	2.5	2044	$10,000	$4.89	15d	1	1.13mi
107 N Douglas Ave Unit AUGUST Margate City, NJ	5.0	3.5	2312	$33,000	$14.27	23d	1	1.33mi
307 N Essex Ave Margate City, NJ	4.0	2.0	1561	$1,800	$1.15	45d	1	1.33mi
107 N Douglas Ave Margate City, NJ	5.0	3.5	2312	$36,000	$15.57	45d	1	1.33mi
36 Chelsea Ct Atlantic City, NJ	3.0	2.5	2100	$3,300	$1.57	15d	1	1.36mi
200 N Essex Ave Margate City, NJ	4.0	3.0	1570	$15,000	$9.55	45d	1	1.36mi
7701 Atlantic Ave Margate City, NJ	1.0–3.0	2.0–3.0	1660	$75,000	$45.18	45d	4	1.44mi
3809 Ventnor Ave #6 Atlantic City, NJ	3.0	1.0	1500	$2,100	$1.40	23d	1	1.47mi

Listing history 34 events

1. 2026-06-21
   days on market $645,000 Active 32 DOM
2. 2026-06-19
   days on market $645,000 Active 30 DOM
3. 2026-06-18
   days on market $645,000 Active 29 DOM
4. 2026-06-17
   days on market $645,000 Active 28 DOM
5. 2026-06-16
   days on market $645,000 Active 27 DOM
6. 2026-06-15
   days on market $645,000 Active 26 DOM
7. 2026-06-14
   days on market $645,000 Active 24 DOM
8. 2026-06-13
   days on market $645,000 Active 23 DOM
9. 2026-06-10
   pricedays on market $645,000 Active 21 DOM
10. 2026-06-09
    days on market $675,000 Active 20 DOM
11. 2026-06-08
    days on market $675,000 Active 19 DOM
12. 2026-06-07
    days on market $675,000 Active 18 DOM
13. 2026-06-03
    days on market $675,000 Active 14 DOM
14. 2026-06-02
    days on market $675,000 Active 13 DOM
15. 2026-06-01
    days on market $675,000 Active 12 DOM
16. 2026-05-31
    days on market $675,000 Active 11 DOM
17. 2026-05-30
    days on market $675,000 Active 10 DOM
18. 2026-05-20
    listed $675,000 Active
19. 2020-01-02
    soldstatus $275,000
20. 2019-12-03
    soldstatus $275,000 Closed 365-char remark

    Show marketing remark (365 chars)

    Beautiful 2 story home recently renovated! Property features 3 bedrooms 2.5 baths, newer kitchen w/ granite counter tops, newer kitchen appliances, newer bath, refinished hardwood flooring, freshly painted interior, new lights, windows, heater, air conditioner and more! Just move right into this beauty. The buyer is responsible for the Certificate of Occupancy.

21. 2019-10-11
    status Pending 365-char remark

    Show marketing remark (365 chars)

    Beautiful 2 story home recently renovated! Property features 3 bedrooms 2.5 baths, newer kitchen w/ granite counter tops, newer kitchen appliances, newer bath, refinished hardwood flooring, freshly painted interior, new lights, windows, heater, air conditioner and more! Just move right into this beauty. The buyer is responsible for the Certificate of Occupancy.

22. 2019-09-01
    listed $275,000 Active 365-char remark

    Show marketing remark (365 chars)

    Beautiful 2 story home recently renovated! Property features 3 bedrooms 2.5 baths, newer kitchen w/ granite counter tops, newer kitchen appliances, newer bath, refinished hardwood flooring, freshly painted interior, new lights, windows, heater, air conditioner and more! Just move right into this beauty. The buyer is responsible for the Certificate of Occupancy.

23. 2017-03-22
    historical 491-char remark

    Show marketing remark (491 chars)

    Wonderful traditional family home with all the modern touches. Open floor plan with hardwood floors throughout, large breakfast bar in kitchen along with granite counters and stainless steel appliances. Tap room with custom built in bar perfect for entertaining. Large Master bedroom with private bath along with 3 nice sized bedrooms. Huge fenced in yard with all important outside shower, shed & patio. Walk to ballfeild, playground, shopping & more make this the perfect home!

24. 2017-02-17
    listed $183,900 Active 491-char remark

    Show marketing remark (491 chars)

    Wonderful traditional family home with all the modern touches. Open floor plan with hardwood floors throughout, large breakfast bar in kitchen along with granite counters and stainless steel appliances. Tap room with custom built in bar perfect for entertaining. Large Master bedroom with private bath along with 3 nice sized bedrooms. Huge fenced in yard with all important outside shower, shed & patio. Walk to ballfeild, playground, shopping & more make this the perfect home!

25. 2012-11-01
    historical
26. 2012-04-14
    listed $324,900
27. 2011-10-11
    historical
28. 2011-03-17
    listed $374,900
29. 2010-12-15
    historical
30. 2010-04-29
    listed $389,900
31. 2005-07-07
    soldstatus $350,000
32. 2005-07-05
    soldstatus $350,000
33. 2005-01-01
    historical
34. 2004-12-31
    listed $365,000

ⓘ 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: $6,628 · $552/mo
• Projected year-2 tax: $11,344 · $945/mo
• Expected delta: +$4,716/yr (+$393/mo · 71.2%)

ⓘ 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 1/10 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: $70,833
• − Mortgage interest: −$36,130
• − Property taxes: −$6,628
• − Insurance: −$8,344
• − Repairs & maintenance: −$5,667
• − Management: −$5,667
• − Depreciation: −$18,764
• Taxable loss: −$10,366
• Est. tax savings @ 24.0%: +$2,488
• After-tax cash flow: $2,885/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

+84.9% since first listed

17 events — show timeline

• 2026-05-20 Listed $675,000 SJSRMLS
• 2020-01-02 Sold (Public Records) $275,000 Public Records
• 2019-12-03 Sold (MLS) $275,000 BRIGHT MLS
• 2019-10-11 Pending — BRIGHT MLS
• 2019-09-01 Listed $275,000 BRIGHT MLS
• 2017-03-22 Listing Removed — SJSRMLS
• 2017-02-17 Listed $183,900 SJSRMLS
• 2012-11-01 Listing Removed — SJSRMLS
• 2012-04-14 Listed $324,900 SJSRMLS
• 2011-10-11 Listing Removed — SJSRMLS
• 2011-03-17 Listed $374,900 SJSRMLS
• 2010-12-15 Listing Removed — SJSRMLS
• 2010-04-29 Listed $389,900 SJSRMLS
• 2005-07-07 Sold (Public Records) $350,000 Public Records
• 2005-07-05 Sold (MLS) $350,000 SJSRMLS
• 2005-01-01 Listing Removed — SJSRMLS
• 2004-12-31 Listed $365,000 SJSRMLS

Property tax history

+1.0%/yr

Latest (2025): $6,628 · +3.3% YoY. Source: county tax records.