610A N Victoria Ave · Ventnor City, NJ 08406

$485,900

3 bd · 2.5 ba · 1,600 sqft · SingleFamily · 3 Days on market

Built 1986 Est $544k · 11% under

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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 +22.2/30.0
• ARV discount +12.3/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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

Opportunity awaits in this vacant 2-story townhouse offering 3 bedrooms and 2.5 bathrooms in a convenient location close to shopping, schools, transportation, and area casinos. The first floor features an inviting entry foyer, spacious living room, eat-in kitchen, dining area, and a convenient half bath. Upstairs, you'll find three generously sized bedrooms and two full bathrooms. Exterior amenities include a fenced backyard, rear deck, storage shed, and off-street parking for two vehicles. The property is equipped with owned solar panels, providing potential energy savings for the future owner. This home offers excellent potential for an owner-occupant, investor, or buyer looking to add value through cosmetic updates. Property is being sold in its current condition and will benefit from exterior painting and interior updates. 24-hour notice required for all showings. Appointment only. Lockbox access available.

Key facts

• Vacant townhouse
• Storage shed
• Convenient location

Tags

• VACANT TOWNHOUSE
• CONVENIENT LOCATION
• FENCED BACKYARD
• REAR DECK
• STORAGE SHED
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: No garage spaces
• Utilities: Public sewer
• Home design: Single-family style layout with rooms on first and second levels
• Exterior features: Sloping roof

Interior

• Kitchen: Wall oven; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms (all located on the second level)
• Bathrooms: Two full bathrooms and one half bathroom (3 total)
• Heating & cooling: Heating present; Central air conditioning
• Interior features: Wall oven, dishwasher, and refrigerator included; No fireplaces; Crawl space basement; Foyer; Living room; Dining room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $486k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $486k).
• Cap rate 8.3% 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; 19 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 $5,255/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 $136k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 3y 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.
• 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 $485,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $544,000
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 N Dorset Ave	0.22mi	3/1.5	1,772 (+11%)	3mo	$544,900	$308	65
6217 Monmouth Ave	0.68mi	3/2.0	1,593 (-0%)	1mo	$396,000	$249	65
604 N Cambridge Ave	0.41mi	3/2.0	1,552 (-3%)	11mo	$550,000	$354	64
207 N Harvard Ave	0.66mi	3/2.5	1,671 (+4%)	1mo	$735,000	$440	61
703 N Burghley Ave	0.31mi	4/2.5 (+1)	1,779 (+11%)	4mo	$605,000	$340	59
812 N Dorset Ave	0.32mi	3/2.5	1,808 (+13%)	10mo	$635,000	$351	55
202 N Suffolk Ave	0.49mi	3/2.0	1,520 (-5%)	15mo	$404,000	$266	55
6303 Monmouth Ave	0.71mi	3/2.0	1,500 (-6%)	5mo	$499,900	$333	50
312 N Oxford Ave	0.40mi	3/1.5	1,500 (-6%)	24mo	$495,000	$330	47
213 N Derby Ave	0.54mi	3/1.5	1,464 (-8%)	16mo	$507,000	$346	44

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: -5.1%
• Equity multiple: 0.80×
• Total profit: $-27,277
• Equity at exit: $72,449

10-year hold

• IRR: 10.2%
• Equity multiple: 1.99×
• Total profit: $134,089
• Equity at exit: $42,012

Cash invested: $136,052 (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: 7.7×

Monthly cashflow live

• Estimated rent: $5,255 high
• Mortgage (P&I): −$2,548
• Tax est. 1.5%: −$607 /mo · $7,288/yr
• Insurance: −$202
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,103
• Net cashflow: $367

Break-even live

Break-even rent $4,790

Max offer price $485,900

Occupancy floor 88%

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: $121,475
• Closing costs: $14,577
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610A N Victoria Ave Ventnor City, NJ	3.0	2.5	1800	$2,550	$1.42	20d	1	0.02mi
406 N Dorset Ave Ventnor City, NJ	4.0	1.5	1568	$13,000	$8.29	13d	1	0.33mi
3 S Surrey Ave Unit 1309004P Ventnor City, NJ	3.0	2.0	1087	$8,055	$7.41	20d	1	0.73mi
3 S Surrey Ave Unit 1308991P Ventnor City, NJ	3.0	2.0	1087	$7,267	$6.69	43d	1	0.73mi
24 N Baton Rouge Ave Ventnor City, NJ	3.0	2.0	1350	$18,000	$13.33	13d	1	0.74mi
1 N Austin Ave Unit 1308998P Ventnor City, NJ	3.0	3.0	2195	$7,184	$3.27	20d	1	0.76mi
5000 Boardwalk #1009 Ventnor City, NJ	2.0	2.5	1893	$17,000	$8.98	20d	1	0.96mi
109 N Wissahickon Ave Unit B Ventnor City, NJ	4.0	3.5	2000	$25,000	$12.50	20d	1	1.00mi
7 S Richards Ave Ventnor City, NJ	4.0	2.0	1600	$25,000	$15.62	13d	1	1.05mi
100 S Berkley Sq Unit 4H Atlantic City, NJ	2.0	2.0	1520	$3,200	$2.11	20d	1	1.07mi
21 N Laclede Pl Atlantic City, NJ	3.0	1.0	1200	$2,000	$1.67	20d	1	1.09mi
512 N Harrisburg Ave Atlantic City, NJ	3.0	2.0	1156	$2,800	$2.42	13d	1	1.09mi
3914 South Blvd Atlantic City, NJ	2.0	2.5	1700	$3,400	$2.00	20d	1	1.16mi
36 Chelsea Ct Atlantic City, NJ	3.0	2.5	2100	$3,300	$1.57	13d	1	1.18mi
6 N Melbourne Ave Ventnor City, NJ	4.0	3.5	2028	$3,000	$1.48	43d	1	1.23mi
3809 Ventnor Ave #6 Atlantic City, NJ	3.0	1.0	1500	$2,100	$1.40	20d	1	1.31mi
119 N Belmont Ave Unit June 2026 Margate City, NJ	4.0	2.5	2044	$10,000	$4.89	13d	1	1.34mi
3636 Winchester Ave Atlantic City, NJ	3.0	1.0	1094	$1,995	$1.82	20d	1	1.36mi
3851 Boardwalk Atlantic City, NJ	2.0	1.0–2.0	785	$27,500	$35.03	20d	5	1.40mi

Listing history 5 events

1. 2026-06-19
   days on market $485,900 Active 3 DOM
2. 2026-06-18
   days on market $485,900 Active 2 DOM
3. 2026-06-17
   listing id $485,900 Active 1 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   listed $485,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,055
• − Mortgage interest: −$27,218
• − Property taxes: −$7,288
• − Insurance: −$7,548
• − Repairs & maintenance: −$5,044
• − Management: −$5,044
• − Depreciation: −$14,135
• Taxable loss: −$3,224
• Est. tax savings @ 24.0%: +$774
• After-tax cash flow: $5,173/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

+47.7% since first listed

12 events — show timeline

• 2026-06-16 Listed $485,900 MOMLS
• 2026-06-15 Listed $485,900 SJSRMLS
• 2026-05-23 Listed for Rent $2,550 Avail
• 2024-03-18 Rental Removed $1,850 Avail
• 2024-02-25 Listed for Rent $1,850 Avail
• 2024-01-03 Rental Removed $1,800 SJSRMLS
• 2023-10-31 Listing Removed — SJSRMLS
• 2023-10-13 Listed for Rent $1,800 SJSRMLS
• 2023-08-22 Price Changed $350,000 SJSRMLS
• 2023-03-17 Relisted — SJSRMLS
• 2023-03-03 Contingent — SJSRMLS
• 2023-02-09 Listed $329,000 SJSRMLS