9300 #127 Atlantic Ave #127 · Margate City, NJ 08402

$549,000

1 bd · 1.0 ba · 557 sqft · Condo public records · 47 Days on market

Built 1966 $986/sqft · 53% above area $472/mo HOA · 7% 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• 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

Experience effortless oceanfront living at the highly sought-after Shore Club Condo. This beautiful first-floor 1-bedroom, 1-bath residence offers the perfect blend of comfort, style, and convenience—just steps from the ocean and the heart of Margate's shops and popular restaurants. Thoughtfully designed with a spacious custom walk-in closet, this turnkey home is being offered mostly furnished with quality, like-new pieces. Highlights include a brand-new Crate & Barrel queen bed with a new mattress, an incredible McKenzie kitchen table with coordinating chairs and buffet, and a comfortable new recliner. Recent upgrades, such as a new air conditioner, updated sink, modern lightin

Key facts

• Beachfront pool
• $472 HOA
• Parking

Tags

• CUSTOM WALK-IN CLOSET
• BEACHFRONT POOL
• DESIGNATED OFF-STREET PARKING

Property features AI

Finance

• Other: Property is listed for sale
• Financial info:
• HOA & community: Monthly association fee of $472

Exterior

• Parking: One exterior parking space; No garage
• Security:
• Utilities: Public water; Public sewer
• Home design: Condo unit in Shore Club; Building has 3–5 stories; Unit is one level
• Construction:
• Exterior features: No waterfront; No pets allowed

Interior

• Kitchen:
• Bedrooms: Unit has 1 level
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating
• Interior features: Baseboard heating
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $549k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $549k).
• Recommended offer: $533k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 2 comparable units currently listed for rent nearby; high-income renter base; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).
• At $7,194/mo this rent would consume 71% 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 $4k of loan paydown is wiped out by about $16k 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 $154k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $320k; list at $549k implies a 72% 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 $532,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.31% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.44%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $358,720
• List price: $549,000
• Delta: 53.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.3%
• Equity multiple: 1.26×
• Total profit: $40,126
• Equity at exit: $81,858

10-year hold

• IRR: 20.0%
• Equity multiple: 3.12×
• Total profit: $326,343
• Equity at exit: $47,467

Cash invested: $153,720 (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 08402

• Rents YoY: 8.9%
• Active inventory: 147
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $7,194 medium
• Mortgage (P&I): −$2,879
• Tax from tax record: −$253 /mo · $3,041/yr
• Insurance: −$229
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$472
• Vacancy / Maint / Mgmt: −$1,511
• Net cashflow: $1,424

Break-even live

Break-even rent $5,392

Max offer price $549,000

Occupancy floor 75%

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9415 Pacific Ave #43 Margate City, NJ	1.0	1.0	430	$6,000	$13.95	43d	1	0.13mi
9500 Amherst Ave Unit B 7 Margate City, NJ	1.0	1.0	630	$15,000	$23.81	21d	1	0.48mi

HOA detail condo

• Monthly dues: $472 · $5,664/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-19
   days on market $549,000 Active 47 DOM
2. 2026-06-18
   days on market $549,000 Active 46 DOM
3. 2026-06-17
   days on market $549,000 Active 45 DOM
4. 2026-06-16
   days on market $549,000 Active 44 DOM
5. 2026-06-15
   days on market $549,000 Active 43 DOM
6. 2026-06-14
   days on market $549,000 Active 41 DOM
7. 2026-06-13
   days on market $549,000 Active 40 DOM
8. 2026-06-10
   days on market $549,000 Active 38 DOM
9. 2026-06-09
   days on market $549,000 Active 37 DOM
10. 2026-06-08
    days on market $549,000 Active 36 DOM
11. 2026-06-07
    days on market $549,000 Active 35 DOM
12. 2026-06-05
    days on market $549,000 Active 32 DOM
13. 2026-06-02
    days on market $549,000 Active 30 DOM
14. 2026-06-01
    days on market $549,000 Active 29 DOM
15. 2026-05-31
    days on market $549,000 Active 28 DOM
16. 2026-05-30
    days on market $549,000 Active 27 DOM
17. 2026-05-03
    listed $549,000 Active 1210-char remark
18. 2025-06-09
    soldstatus $320,000
19. 2015-07-28
    soldstatus $200,000

ⓘ 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: $3,041 · $253/mo
• Projected year-2 tax: $8,356 · $696/mo
• Expected delta: +$5,314/yr (+$443/mo · 174.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone AE · 48% 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: $86,330
• − Mortgage interest: −$30,753
• − Property taxes: −$3,041
• − Insurance: −$7,864
• − Repairs & maintenance: −$6,906
• − Management: −$6,906
• − HOA: −$5,664
• − Depreciation: −$15,971
• Taxable income: $9,225
• Est. tax owed @ 24.0%: −$2,214
• After-tax cash flow: $14,870/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

+174.5% since first listed

3 events — show timeline

• 2026-05-03 Listed $549,000 SJSRMLS
• 2025-06-09 Sold (Public Records) $320,000 Public Records
• 2015-07-28 Sold (Public Records) $200,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,041 · +4.6% YoY. Source: county tax records.