21 N Nashville Ave · Ventnor City, NJ 08401

$899,000

4 bd · 0.0 ba · 1,340 sqft · SingleFamily public records · 52 Days on market

Built 1905 Est $754k · 19% over

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Why this score? — see what drove the F 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).

• Rent growth +3.9/5.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Cash flow +1.4/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Only two blocks from the beach and boardwalk, and walking distance to amazing shops and restaurants. Large 3 bedroom on the 2nd floor and a 2 bedroom unit on the main level. This duplex has been totally renovated down to the studs', New electric, HVAC, flooring, windows, siding, drywall, paint, bathrooms , kitchens and plumbing. Each unit is is separately metered for gas, electric, sewer and water. There is a large double driveway which can accommodate 4-6 vehicles. Don't miss this opportunity it wont last!!!

Key facts

• Remodeled duplex
• Modern finishes
• 3 parking spots

Tags

• REMODELED DUPLEX
• TWO BLOCKS FROM THE BEACH
• MODERN FINISHES
• AMPLE OFF-STREET PARKING
• STRONG INCOME POTENTIAL
• PRIME COASTAL LOCATION

Property features AI

Finance

• Financial info: Property is listed for sale; Two total units (one 2-bedroom, one 3-bedroom)

Exterior

• Parking: Exterior parking for three or more cars; No garage
• Utilities: Public water; Public sewer; Separate electric and gas meters; Tankless electric water heater
• Home design: Two-unit property
• Construction: Vinyl exterior
• Exterior features: Porch; Shed; Curbs; Concrete driveway; Vinyl siding

Interior

• Kitchen: Kitchen included in each unit
• Bedrooms: One 2-bedroom unit (lower level); One 3-bedroom unit (upper level)
• Heating & cooling: Central air conditioning; Forced air heating with natural gas
• Interior features: Dining area; Florida room; Kitchen; Laundry/utility room
• Laundry & utility: Laundry/utility room

What this means for you Summary

Snapshot

• This is a 4-bed/?-bath single-family listed at $899k.

Deal economics

• At list price, monthly cash flow is $-4k ($-48k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (77.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (67.4% below list).
• Recommended offer: $199k (77.9% below list) — sets the bar for cash-flow.
• Cap rate 1.6% vs local median 4.1% in Ventnor City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+5.5%/yr); 491 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• At $2,926/mo this rent would consume 85% of the median local household income ($41k/yr) (locally 3414% 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 $6k of loan paydown is wiped out by about $27k 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 52 days — a 3% lower offer ($872k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1905 — 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 $198,635 (77.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 78% concession, seller financing, or rate buy-down credit?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.33% ✗
• Cap rate: 1.57%
• Cash-on-cash: -16.87%
• DSCR: 0.25
• GRM: 25.6

CMA / ARV

• ARV (median comp): $754,494
• List price: $899,000
• Delta: 19.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 S Weymouth Ave	0.16mi	3/1.0 (-1)	1,304 (-3%)	7mo	$525,000	$403	73
3 N Marion Ave	0.10mi	3/3.0 (-1)	1,376 (+3%)	9mo	$850,000	$618	66
3 N Vassar Sq	0.17mi	3/2.5 (-1)	1,482 (+11%)	7mo	$750,000	$506	54
6114 Calvert Ave	0.67mi	3/2.0 (-1)	1,343 (+0%)	3mo	$997,000	$742	53
103 N Columbia Ave	0.47mi	4/2.5	1,400 (+4%)	16mo	$290,000	$207	48
108 N Annapolis Ave	0.65mi	4/2.0	1,408 (+5%)	10mo	$225,000	$160	45
121 N Raleigh Ave	0.54mi	3/1.5 (-1)	1,465 (+9%)	8mo	$265,000	$181	42
316 N Dorset Ave	0.60mi	3/1.5 (-1)	1,301 (-3%)	22mo	$615,000	$473	38
202 N Suffolk Ave	0.39mi	3/2.0 (-1)	1,520 (+13%)	15mo	$404,000	$266	34
213 N Derby Ave	0.56mi	3/1.5 (-1)	1,464 (+9%)	16mo	$507,000	$346	34
312 N Oxford Ave	0.51mi	3/1.5 (-1)	1,500 (+12%)	24mo	$495,000	$330	25

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 · 5.52% rent growth · sell at horizon

5-year hold

• IRR: -52.4%
• Equity multiple: -0.55×
• Total profit: $-390,495
• Equity at exit: $134,044

10-year hold

• IRR: -92.6%
• Equity multiple: -1.51×
• Total profit: $-631,975
• Equity at exit: $77,729

Cash invested: $251,720 (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 08401

• Home prices YoY: -7.0%
• Rents YoY: 5.5%
• Active inventory: 491
• Price-to-rent: 25.6×

Monthly cashflow live

• Estimated rent: $2,926 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$761 /mo · $9,130/yr
• Insurance: −$375
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $-3,965

Break-even live

Break-even rent $7,945

Max offer price $198,635

Occupancy floor —

Sensitivity live

Price	-10% $-3,456	-5% $-3,710	+0% $-3,965	+5% $-4,219	+10% $-4,474
Rent	-10% $-4,196	-5% $-4,080	+0% $-3,965	+5% $-3,849	+10% $-3,733
Rate	-1.0pp $-3,512	-0.5pp $-3,736	base $-3,965	+0.5pp $-4,198	+1.0pp $-4,435

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 N Baton Rouge Ave Ventnor City, NJ	3.0	2.0	1350	$18,000	$13.33	14d	1	0.12mi
3 S Surrey Ave Unit 1309004P Ventnor City, NJ	3.0	2.0	1087	$8,055	$7.41	22d	1	0.21mi
3 S Surrey Ave Unit 1308991P Ventnor City, NJ	3.0	2.0	1087	$7,267	$6.69	45d	1	0.21mi
21 N Laclede Pl Atlantic City, NJ	3.0	1.0	1200	$2,000	$1.67	22d	1	0.58mi
406 N Dorset Ave Ventnor City, NJ	4.0	1.5	1568	$13,000	$8.29	14d	1	0.66mi
120 N Harvard Ave Ventnor City, NJ	3.0	1.0	1000	$2,100	$2.10	45d	1	0.73mi
610A N Victoria Ave Ventnor City, NJ	3.0	2.5	1800	$2,550	$1.42	22d	1	0.73mi
3809 Ventnor Ave #6 Atlantic City, NJ	3.0	1.0	1500	$2,100	$1.40	22d	1	0.82mi
512 N Harrisburg Ave Atlantic City, NJ	3.0	2.0	1156	$2,800	$2.42	14d	1	0.92mi
3636 Winchester Ave Atlantic City, NJ	3.0	1.0	1094	$1,995	$1.82	22d	1	0.94mi
7 S Richards Ave Ventnor City, NJ	4.0	2.0	1600	$25,000	$15.62	14d	1	1.03mi
100 N Chelsea Ave Unit 1 Atlantic City, NJ	3.0	1.0	1200	$15,000	$12.50	22d	1	1.27mi

Listing history 50 events

1. 2026-06-21
   days on market $899,000 Active 52 DOM
2. 2026-06-19
   days on market $899,000 Active 50 DOM
3. 2026-06-18
   days on market $899,000 Active 49 DOM
4. 2026-06-17
   days on market $899,000 Active 48 DOM
5. 2026-06-16
   days on market $899,000 Active 47 DOM
6. 2026-06-15
   days on market $899,000 Active 46 DOM
7. 2026-06-14
   days on market $899,000 Active 44 DOM
8. 2026-06-13
   days on market $899,000 Active 43 DOM
9. 2026-06-10
   days on market $899,000 Active 41 DOM
10. 2026-06-09
    days on market $899,000 Active 40 DOM
11. 2026-06-08
    days on market $899,000 Active 39 DOM
12. 2026-06-07
    days on market $899,000 Active 38 DOM
13. 2026-06-03
    days on market $899,000 Active 34 DOM
14. 2026-06-02
    days on market $899,000 Active 33 DOM
15. 2026-06-01
    days on market $899,000 Active 32 DOM
16. 2026-05-31
    days on market $899,000 Active 31 DOM
17. 2026-05-30
    days on market $899,000 Active 30 DOM
18. 2026-04-30
    listed $899,000 Active 549-char remark
19. 2025-06-27
    soldstatus $785,000
20. 2025-05-19
    soldstatus $785,000 Sold 514-char remark

    Show marketing remark (514 chars)

    Only two blocks from the beach and boardwalk, and walking distance to amazing shops and restaurants. Large 3 bedroom on the 2nd floor and a 2 bedroom unit on the main level. This duplex has been totally renovated down to the studs', New electric, HVAC, flooring, windows, siding, drywall, paint, bathrooms , kitchens and plumbing. Each unit is is separately metered for gas, electric, sewer and water. There is a large double driveway which can accommodate 4-6 vehicles. Don't miss this opportunity it wont last!!!

21. 2025-04-24
    historical $15,000
22. 2025-04-01
    historical Under Contract 514-char remark

    Show marketing remark (514 chars)

    Only two blocks from the beach and boardwalk, and walking distance to amazing shops and restaurants. Large 3 bedroom on the 2nd floor and a 2 bedroom unit on the main level. This duplex has been totally renovated down to the studs', New electric, HVAC, flooring, windows, siding, drywall, paint, bathrooms , kitchens and plumbing. Each unit is is separately metered for gas, electric, sewer and water. There is a large double driveway which can accommodate 4-6 vehicles. Don't miss this opportunity it wont last!!!

23. 2025-03-26
    price $849,000 514-char remark

    Show marketing remark (514 chars)

    Only two blocks from the beach and boardwalk, and walking distance to amazing shops and restaurants. Large 3 bedroom on the 2nd floor and a 2 bedroom unit on the main level. This duplex has been totally renovated down to the studs', New electric, HVAC, flooring, windows, siding, drywall, paint, bathrooms , kitchens and plumbing. Each unit is is separately metered for gas, electric, sewer and water. There is a large double driveway which can accommodate 4-6 vehicles. Don't miss this opportunity it wont last!!!

24. 2025-03-18
    listed $15,000
25. 2025-03-18
    historical $15,000
26. 2025-03-08
    historical $15,000
27. 2025-03-06
    listed $15,000
28. 2025-03-05
    listed $899,000 Active 514-char remark

    Show marketing remark (514 chars)

    Only two blocks from the beach and boardwalk, and walking distance to amazing shops and restaurants. Large 3 bedroom on the 2nd floor and a 2 bedroom unit on the main level. This duplex has been totally renovated down to the studs', New electric, HVAC, flooring, windows, siding, drywall, paint, bathrooms , kitchens and plumbing. Each unit is is separately metered for gas, electric, sewer and water. There is a large double driveway which can accommodate 4-6 vehicles. Don't miss this opportunity it wont last!!!

29. 2025-01-07
    listed $15,000
30. 2025-01-07
    historical $10,000
31. 2024-09-12
    historical $10,000
32. 2024-09-11
    listed $10,000
33. 2024-09-11
    historical $11,000
34. 2024-09-11
    listed $11,000
35. 2024-09-06
    listed $15,000
36. 2024-02-01
    historical
37. 2024-02-01
    historical
38. 2023-11-18
    historical
39. 2023-11-18
    historical
40. 2023-09-13
    listed $797,000 Active
41. 2023-09-13
    listed $797,000 Active
42. 2023-09-11
    listed $797,000 Active
43. 2023-09-11
    listed $797,000 Active
44. 2023-09-06
    historical
45. 2023-09-06
    historical
46. 2023-09-06
    historical
47. 2023-09-06
    historical
48. 2023-08-26
    price $849,000
49. 2023-08-26
    price $849,000
50. 2023-08-26
    price $849,000

ⓘ 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: $9,130 · $761/mo
• Projected year-2 tax: $15,758 · $1,313/mo
• Expected delta: +$6,628/yr (+$552/mo · 72.6%)

ⓘ 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 ≥94°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: $35,116
• − Mortgage interest: −$50,358
• − Property taxes: −$9,130
• − Insurance: −$9,614
• − Repairs & maintenance: −$2,809
• − Management: −$2,809
• − Depreciation: −$26,153
• Taxable loss: −$65,757
• Est. tax savings @ 24.0%: +$15,782
• After-tax cash flow: $-31,794/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): 38,925
• Household income: $41,126
• Rent vs Own: 69.8% rent · 30.2% own
• Severe rent burden: 3414.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Hispanic / Latino 32% Black 32% Asian 16% White 16% Two or more races 11% Native American 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 8% Dominican 8%
• Common ancestry: Romanian 1% Scotch-Irish 1%
• Foreign-born: 29% · Canada, Vietnam, Jamaica
• Languages at home: 52% English-only · Spanish 30% Other Indo-European 8% 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: ▼ -26.82%
• Current HPI: 353.7827
• Rent YoY: ▲ 5.52%
• 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

+226.9% since first listed

47 events — show timeline

• 2026-04-30 Listed $899,000 SJSRMLS
• 2025-06-27 Sold (Public Records) $785,000 Public Records
• 2025-05-19 Sold (MLS) $785,000 SJSRMLS
• 2025-04-24 Rental Removed $15,000 SJSRMLS
• 2025-04-01 Contingent — SJSRMLS
• 2025-03-26 Price Changed $849,000 SJSRMLS
• 2025-03-18 Listed for Rent $15,000 SJSRMLS
• 2025-03-18 Rental Removed $15,000 SJSRMLS
• 2025-03-08 Rental Removed $15,000 SJSRMLS
• 2025-03-06 Listed for Rent $15,000 SJSRMLS
• 2025-03-05 Listed $899,000 SJSRMLS
• 2025-01-07 Listed for Rent $15,000 SJSRMLS
• 2025-01-07 Rental Removed $10,000 SJSRMLS
• 2024-09-12 Rental Removed $10,000 SJSRMLS
• 2024-09-11 Listed for Rent $10,000 SJSRMLS
• 2024-09-11 Rental Removed $11,000 SJSRMLS
• 2024-09-11 Listed for Rent $11,000 SJSRMLS
• 2024-09-06 Listed for Rent $15,000 SJSRMLS
• 2024-02-01 Listing Removed — BRIGHT MLS
• 2024-02-01 Listing Removed — BRIGHT MLS
• 2023-11-18 Listing Removed — SJSRMLS
• 2023-11-18 Listing Removed — SJSRMLS
• 2023-09-13 Listed $797,000 BRIGHT MLS
• 2023-09-13 Listed $797,000 BRIGHT MLS
• 2023-09-11 Listed $797,000 SJSRMLS
• 2023-09-11 Listed $797,000 SJSRMLS
• 2023-09-06 Listing Removed — SJSRMLS
• 2023-09-06 Listing Removed — SJSRMLS
• 2023-09-06 Listing Removed — BRIGHT MLS
• 2023-09-06 Listing Removed — BRIGHT MLS
• 2023-08-26 Price Changed $849,000 SJSRMLS
• 2023-08-26 Price Changed $849,000 SJSRMLS
• 2023-08-26 Price Changed $849,000 BRIGHT MLS
• 2023-08-26 Price Changed $849,000 BRIGHT MLS
• 2023-06-05 Listed $889,000 SJSRMLS
• 2023-06-05 Listed $889,000 SJSRMLS
• 2023-06-05 Listed $889,000 BRIGHT MLS
• 2023-06-05 Listed $889,000 BRIGHT MLS
• 2022-06-24 Sold (Public Records) $460,000 Public Records
• 2022-03-31 Sold (MLS) $460,000 SJSRMLS
• 2022-02-10 Contingent — SJSRMLS
• 2022-01-24 Price Changed $460,000 SJSRMLS
• 2021-12-13 Listed $459,900 SJSRMLS
• 2018-11-30 Sold (Public Records) $275,000 Public Records
• 2018-11-16 Sold (MLS) $275,000 SJSRMLS
• 2018-11-05 Contingent — SJSRMLS
• 2018-10-12 Listed $275,000 SJSRMLS

Property tax history

+3.4%/yr

Latest (2025): $9,130 · +16.0% YoY. Source: county tax records.