410 N Huntington Ave · Margate City, NJ 08402

$974,900

3 bd · 2.5 ba · 1,796 sqft · SingleFamily public records · 30 Days on market

Built 1964 3,049 sqft lot Est $1225k · 20% under

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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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.7/10.0
• Schools +4.8/10.0
• Rent growth +4.7/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained Margate home that offers much more space than meets the eye! Situated on a desirable 40x80 lot, this inviting 3-bedroom, 2.5-bath home blends comfort, style, and functionality in one of the shore’s most sought-after locations. From the moment you arrive, the curb appeal stands out with attractive landscaping, charming exterior details, and a sunny front porch that creates the perfect spot to relax with your morning coffee or unwind after a day at the beach. Inside, you’ll find warm hardwood floors, an updated kitchen designed for easy everyday living, and spacious rooms filled with natural light. The primary bedroom suite offers a private retreat complete with a walk-in shower stall and comfortable layout. The home’s spacious lower level adds an entirely separate living and entertaining space featuring a large family and game room area with direct access to the backyard. Step outside to enjoy the covered patio — perfect for outdoor dining, relaxing, or hosting family and friends throughout the seasons. An outdoor shed provides convenient storage for bicycles, beach chairs, and all your summer essentials. With off-street parking, generous indoor and outdoor living spaces, and a location close to Margate’s beaches, shopping, restaurants, and bayfront attractions, this home is perfect as a year-round residence, shore getaway, or investment in the sought-after Downbeach lifestyle.

Key facts

• Spacious lower level
• Covered patio
• Sunny front porch

Tags

• 40X80 LOT
• SUNNY FRONT PORCH
• UPDATED KITCHEN
• SPACIOUS LOWER LEVEL
• COVERED PATIO
• OUTDOOR SHED

Property features AI

Finance

• Other: Fee simple ownership; Property not in tidal water area; Pets allowed with no restrictions; Some lot dimensions are estimated (40' x 80'); Federal flood zone
• HOA & community: Ground rent paid annually

Exterior

• Parking: Attached carport (1 space); Two driveway spaces; Off-street parking; Total of 3 garage/parking spaces; Concrete driveway
• Utilities: Public water; Public sewer; Natural gas; Electric service
• Home design: Detached structure; Estimated year built; Above-grade finished living space per assessor
• Construction: Frame construction; Crawl space foundation; Bay/bow windows with screens and insulation
• Exterior features: Gutter system; Sidewalks; Street lights; Outside shower; Exterior lighting; Awnings; Patio(s) and porch(es); Shed

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Self-cleaning oven; Gas range; Refrigerator; Stainless steel appliances; Kitchen island; Eat-in kitchen
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms and one half bathroom on the main level
• Heating & cooling: Forced air heating; Natural gas heating and hot water; Central air conditioning; Ceiling fans; Electric cooling components
• Interior features: Walk-in shower and tub/shower combination; Ceiling fans; Dining area; Eat-in kitchen with island; Master bathroom; Upgraded countertops; Not furnished
• Laundry & utility: Washer and dryer; Laundry located on lower floor; Water heater included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $975k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $975k).
• Recommended offer: $960k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 7.4% in Margate 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 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; 15 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $11,373/mo this rent would consume 112% 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 $7k of loan paydown is wiped out by about $29k 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 $273k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($960k) 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $960,276 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.17% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.17%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $1,224,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7510 Fremont Ave	0.46mi	3/2.5	1,803 (+0%)	4mo	$750,000	$416	75
505 N Delavan Ave	0.32mi	3/2.5	1,738 (-3%)	9mo	$800,000	$460	72
123 N Clermont Ave Ave	0.50mi	3/2.5	1,700 (-5%)	4mo	$915,000	$538	65
209 N Fredericksburg Ave	0.70mi	3/2.5	1,864 (+4%)	1mo	$775,000	$416	60
10 S Iroquois Ave	0.63mi	3/2.5	1,800 (+0%)	14mo	$1,750,000	$972	59
8 N Jasper Ave Ave	0.54mi	4/2.5 (+1)	1,800 (+0%)	16mo	$1,600,000	$889	56
202 N Fredericksburg Ave	0.62mi	4/3.0 (+1)	1,800 (+0%)	10mo	$1,299,999	$722	55
219 N Vendome Ave	0.67mi	3/2.0	1,748 (-3%)	9mo	$755,000	$432	55
39 N Douglas Ave	0.54mi	4/2.5 (+1)	1,832 (+2%)	14mo	$1,250,000	$682	55
8702 Winchester Ave Ave	0.58mi	3/2.5	2,048 (+14%)	8mo	$1,700,000	$830	43
109 N Douglas Ave	0.49mi	4/3.5 (+1)	2,000 (+11%)	10mo	$1,375,000	$688	41
412 N Clermont Ave	0.35mi	4/3.5 (+1)	2,010 (+12%)	17mo	$1,100,000	$547	40

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: 8.2%
• Equity multiple: 1.34×
• Total profit: $92,697
• Equity at exit: $145,361

10-year hold

• IRR: 21.1%
• Equity multiple: 3.19×
• Total profit: $598,859
• Equity at exit: $84,292

Cash invested: $272,972 (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: 7.1×

Monthly cashflow live

• Estimated rent: $11,373 medium
• Mortgage (P&I): −$5,112
• Tax from tax record: −$469 /mo · $5,631/yr
• Insurance: −$406
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,388
• Net cashflow: $2,997

Break-even live

Break-even rent $7,580

Max offer price $974,900

Occupancy floor 69%

Sensitivity live

Price	-10% $3,549	-5% $3,273	+0% $2,997	+5% $2,721	+10% $2,445
Rent	-10% $2,098	-5% $2,547	+0% $2,997	+5% $3,446	+10% $3,895
Rate	-1.0pp $3,488	-0.5pp $3,245	base $2,997	+0.5pp $2,744	+1.0pp $2,487

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: $243,725
• Closing costs: $29,247
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8208 Lagoon Dr Margate City, NJ	4.0	2.5	2480	$18,000	$7.26	14d	1	0.23mi
307 N Essex Ave Margate City, NJ	4.0	2.0	1561	$1,800	$1.15	44d	1	0.33mi
200 N Essex Ave Margate City, NJ	4.0	3.0	1570	$15,000	$9.55	44d	1	0.42mi
8606 Monmouth Ave Unit August 9/13 Margate City, NJ	4.0	3.5	2430	$20,000	$8.23	44d	1	0.49mi
2 N Frontenac Ave Margate City, NJ	3.0	2.5	1850	$17,000	$9.19	21d	1	0.60mi
119 N Belmont Ave Unit June 2026 Margate City, NJ	4.0	2.5	2044	$10,000	$4.89	14d	1	0.61mi
7701 Atlantic Ave Margate City, NJ	1.0–3.0	2.0–3.0	1660	$75,000	$45.18	44d	4	0.78mi
9200 Monmouth Ave Unit D Margate City, NJ	2.0	2.0	1250	$15,000	$12.00	44d	1	0.86mi
6 N Melbourne Ave Ventnor City, NJ	4.0	3.5	2028	$3,000	$1.48	44d	1	0.94mi
9406 Amherst Ave Margate City, NJ	4.0	4.0	2554	$47,000	$18.40	21d	1	0.94mi
7103 Ventnor Ave Ventnor City, NJ	4.0	3.0	2288	$5,500	$2.40	14d	1	0.98mi
16 S Decatur Ave Unit 9/15-10/31 Margate City, NJ	4.0	3.0	1732	$7,000	$4.04	44d	1	1.01mi
109 N Wissahickon Ave Unit B Ventnor City, NJ	4.0	3.5	2000	$25,000	$12.50	21d	1	1.07mi
201 N Coolidge Ave Unit A1 Margate City, NJ	3.0	2.0	1258	$35,000	$27.82	45d	1	1.13mi
7 S Richards Ave Ventnor City, NJ	4.0	2.0	1600	$25,000	$15.62	14d	1	1.21mi

Listing history 17 events

1. 2026-06-19
   days on market $974,900 Active 30 DOM
2. 2026-06-18
   days on market $974,900 Active 29 DOM
3. 2026-06-17
   days on market $974,900 Active 28 DOM
4. 2026-06-16
   days on market $974,900 Active 27 DOM
5. 2026-06-15
   days on market $974,900 Active 26 DOM
6. 2026-06-14
   days on market $974,900 Active 24 DOM
7. 2026-06-13
   days on market $974,900 Active 23 DOM
8. 2026-06-10
   days on market $974,900 Active 21 DOM
9. 2026-06-09
   days on market $974,900 Active 20 DOM
10. 2026-06-08
    days on market $974,900 Active 19 DOM
11. 2026-06-07
    days on market $974,900 Active 18 DOM
12. 2026-06-05
    days on market $974,900 Active 15 DOM
13. 2026-06-02
    days on market $974,900 Active 13 DOM
14. 2026-06-01
    days on market $974,900 Active 12 DOM
15. 2026-05-31
    days on market $974,900 Active 11 DOM
16. 2026-05-30
    days on market $974,900 Active 10 DOM
17. 2026-05-13
    listed $974,900 Active 1468-char remark

    Show marketing remark (1468 chars)

    Welcome to this beautifully maintained Margate home that offers much more space than meets the eye! Situated on a desirable 40x80 lot, this inviting 3-bedroom, 2.5-bath home blends comfort, style, and functionality in one of the shore’s most sought-after locations. From the moment you arrive, the curb appeal stands out with attractive landscaping, charming exterior details, and a sunny front porch that creates the perfect spot to relax with your morning coffee or unwind after a day at the beach. Inside, you’ll find warm hardwood floors, an updated kitchen designed for easy everyday living, and spacious rooms filled with natural light. The primary bedroom suite offers a private retreat complete with a walk-in shower stall and comfortable layout. The home’s spacious lower level adds an entirely separate living and entertaining space featuring a large family and game room area with direct access to the backyard. Step outside to enjoy the covered patio — perfect for outdoor dining, relaxing, or hosting family and friends throughout the seasons. An outdoor shed provides convenient storage for bicycles, beach chairs, and all your summer essentials. With off-street parking, generous indoor and outdoor living spaces, and a location close to Margate’s beaches, shopping, restaurants, and bayfront attractions, this home is perfect as a year-round residence, shore getaway, or investment in the sought-after Downbeach lifestyle.

ⓘ 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: $5,631 · $469/mo
• Projected year-2 tax: $14,953 · $1,246/mo
• Expected delta: +$9,322/yr (+$777/mo · 165.6%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 57% 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: $136,475
• − Mortgage interest: −$54,610
• − Property taxes: −$5,631
• − Insurance: −$4,874
• − Repairs & maintenance: −$10,918
• − Management: −$10,918
• − Depreciation: −$28,361
• Taxable income: $21,163
• Est. tax owed @ 24.0%: −$5,079
• After-tax cash flow: $30,881/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

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $974,900 BRIGHT MLS
• 2026-05-13 Listed $974,900 SJSRMLS

Property tax history

+1.9%/yr

Latest (2025): $5,631 · +4.6% YoY. Source: county tax records.