15 N Douglas Ave · Margate City, NJ 08402

$1,095,000

3 bd · 1.5 ba · 1,602 sqft · SingleFamily public records · 44 Days on market

Built 1930 $684/sqft · at area comps Est $1115k · at est.

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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 +24.8/30.0
• ARV discount +8.3/15.0
• DSCR +8.0/10.0
• 1% rule +5.5/10.0
• 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

15 N Douglas Ave, Margate Located in one of Margate’s most desired areas, 15 N Douglas offers the kind of shore lifestyle buyers are always searching for. Just two short blocks to the beach, it’s easy to picture morning walks to the sand, afternoons with family or friends, and being home in minutes for lunch, a shower, or an evening cookout. One of the best parts of this location is how easy it is to enjoy Margate by foot or bike. Walk to Casel’s Marketplace for groceries and sandwiches, grab dinner and drinks at Robert’s Place and enjoy their summer live music, stroll over to Bocca Coal Fired Bistro for dinner just steps away, stop by The Original Jersey Cow for ice cream, or take a relaxing walk to the beachfront fishing pier for ocean views, fishing, and sunset walks. It’s neighborhood buyers specifically look for because everything feels close, easy, and enjoyable. The home has also proven itself as a strong summer rental, generating $32,500 for the 2024 summer season (5/23/25–9/5/25). This gives the next owner clear income potential and flexibility whether they plan to enjoy it personally, rent it seasonally, or do both. Inside, the home features hardwood flooring throughout and a classic, comfortable shore-home layout that works well for both everyday living and weekend getaways. Outside, the setup really adds to the experience. There’s an outside shower for easy post-beach cleanup, a private backyard area that’s perfect for grilling and outdoor dinners, and a side yard space that naturally lends itself to a fire pit and evening hangouts. Being offered partially furnished, this home makes it easy for the next owner to settle in and start enjoying summer right away. With its walkable location, beach access, documented rental income, and great outdoor spaces, 15 N Douglas is the kind of Margate home that works just as well as a personal retreat, an investment, or a place to build family memories for years to come. Come get it before it is gone! https://www. homes.com/property/15-n-douglas-ave-margate-city-nj/h8d9tvrpfm80g/?dk=wyf9q6xtvwn4g

Key facts

• Hardwood flooring
• Outside shower
• Side yard space

Tags

• TWO SHORT BLOCKS TO THE BEACH
• WALK TO CASEL'S MARKETPLACE
• HARDWOOD FLOORING
• OUTSIDE SHOWER
• PRIVATE BACKYARD AREA
• SIDE YARD SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $1.09M.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $1.09M).
• Recommended offer: $1.06M (3.0% below list) — sets the bar for market timing.

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); 67% 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 $11,444/mo this rent would consume 113% 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 $8k of loan paydown is wiped out by about $33k 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 $307k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($1.06M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 1930 — 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 $1,062,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1930 — 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. 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?
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: 1.05% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (median comp): $1,114,906
• List price: $1,095,000
• Delta: -1.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 N Clermont Ave Ave	0.20mi	3/2.5	1,700 (+6%)	4mo	$915,000	$538	73
221 N Belmont Dr	0.37mi	3/2.0	1,512 (-6%)	0mo	$1,149,000	$760	71
13 N Haverford Ave	0.24mi	3/2.5	1,456 (-9%)	1mo	$1,250,000	$859	69
2 S Barclay Ave	0.17mi	3/2.5	1,742 (+9%)	9mo	$1,455,000	$835	66
27 N Newark Ave	0.60mi	3/1.5	1,518 (-5%)	4mo	$735,000	$484	60
103 N Baltimore Ave	0.40mi	3/2.0	1,464 (-9%)	9mo	$746,000	$510	57
219 N Hanover Ave	0.41mi	4/2.0 (+1)	1,456 (-9%)	2mo	$945,000	$649	57
7510 Fremont Ave	0.38mi	3/2.5	1,803 (+12%)	4mo	$750,000	$416	54
26 N Iroquois	0.37mi	3/2.0	1,362 (-15%)	10mo	$999,999	$734	47
505 N Delavan Ave	0.58mi	3/2.5	1,738 (+8%)	9mo	$800,000	$460	47
202 N Fredericksburg Ave	0.33mi	4/3.0 (+1)	1,800 (+12%)	10mo	$1,299,999	$722	45
106 N Troy Ave	0.71mi	3/2.5	1,838 (+15%)	8mo	$935,000	$509	32

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $3,587
• Equity at exit: $163,268

10-year hold

• IRR: 14.3%
• Equity multiple: 2.41×
• Total profit: $433,369
• Equity at exit: $94,676

Cash invested: $306,600 (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 08402

• Rents YoY: 8.9%
• Active inventory: 147
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $11,444 medium
• Mortgage (P&I): −$5,742
• Tax from tax record: −$522 /mo · $6,258/yr
• Insurance: −$456
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,403
• Net cashflow: $1,894

Break-even live

Break-even rent $9,046

Max offer price $1,095,000

Occupancy floor 78%

Sensitivity live

Price	-10% $2,514	-5% $2,204	+0% $1,894	+5% $1,584	+10% $1,274
Rent	-10% $990	-5% $1,442	+0% $1,894	+5% $2,346	+10% $2,798
Rate	-1.0pp $2,445	-0.5pp $2,173	base $1,894	+0.5pp $1,610	+1.0pp $1,322

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: $273,750
• Closing costs: $32,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7701 Atlantic Ave Margate City, NJ	1.0–3.0	2.0–3.0	1660	$75,000	$45.18	44d	4	0.15mi
2 N Frontenac Ave Margate City, NJ	3.0	2.5	1850	$17,000	$9.19	22d	1	0.18mi
200 N Essex Ave Margate City, NJ	4.0	3.0	1570	$15,000	$9.55	44d	1	0.23mi
119 N Belmont Ave Unit June 2026 Margate City, NJ	4.0	2.5	2044	$10,000	$4.89	14d	1	0.26mi
307 N Essex Ave Margate City, NJ	4.0	2.0	1561	$1,800	$1.15	44d	1	0.36mi
6 N Melbourne Ave Ventnor City, NJ	4.0	3.5	2028	$3,000	$1.48	44d	1	0.39mi
109 N Wissahickon Ave Unit B Ventnor City, NJ	4.0	3.5	2000	$25,000	$12.50	22d	1	0.61mi
7 S Richards Ave Ventnor City, NJ	4.0	2.0	1600	$25,000	$15.62	14d	1	0.68mi
9101 Atlantic Ave #106 Margate City, NJ	2.0	2.0	1108	$10,000	$9.03	44d	1	1.01mi
16 S Decatur Ave Unit 9/15-10/31 Margate City, NJ	4.0	3.0	1732	$7,000	$4.04	44d	1	1.09mi
9200 Monmouth Ave Unit D Margate City, NJ	2.0	2.0	1250	$15,000	$12.00	44d	1	1.10mi
126 N Washington Ave Unit A Margate City, NJ	2.0	2.0	1100	$3,575	$3.25	44d	1	1.15mi
406 N Dorset Ave Ventnor City, NJ	4.0	1.5	1568	$13,000	$8.29	14d	1	1.26mi
9600 Atlantic Ave Margate City, NJ	2.0	2.0	1213	$41,500	$34.21	44d	2	1.33mi
201 N Coolidge Ave Unit A1 Margate City, NJ	3.0	2.0	1258	$35,000	$27.82	45d	1	1.41mi

Listing history 16 events

1. 2026-05-30
   statusdays on market $1,095,000 Under Contract 44 DOM
2. 2026-04-16
   listed $1,095,000 Active 2129-char remark

   Show marketing remark (2142 chars)

   15 N Douglas Ave, Margate Located in one of Margate’s most desirable areas, this 3 bedroom, 1.5 bath home offers the kind of shore lifestyle buyers are always searching for. Just two short blocks to the beach, it’s easy to picture morning walks to the sand, afternoons with family or friends, and being home in minutes for lunch, a shower, or an evening cookout. One of the best parts of this location is how easy it is to enjoy Margate by foot or bike. Walk to Casel’s Marketplace for groceries and sandwiches, grab dinner and drinks at Robert’s Place while enjoying their summer live music, stroll over to Bocca Coal Fired Bistro for dinner just steps away, stop by The Original Jersey Cow for ice cream, or take a relaxing walk to the beachfront fishing pier for ocean views, fishing, and sunset walks. It’s a neighborhood buyers specifically look for because everything feels close, easy, and enjoyable. The home has also proven itself as a strong summer rental, generating $32,500 for the 2024 summer season (5/23/25-9/5/25). This gives the next owner clear income potential and flexibility whether they plan to enjoy it personally, rent it seasonally, or do both. Inside, the home features hardwood flooring throughout and a classic, comfortable shore-home layout that works well for both everyday living and weekend getaways. Outside, the setup truly adds to the experience, with an outside shower for easy post-beach cleanup, a private backyard area perfect for grilling and outdoor dinners, and a side yard space that naturally lends itself to a fire pit and evening hangouts. Being offered partially furnished, this home makes it easy for the next owner to settle in and start enjoying summer right away. With its walkable location, easy beach access, documented rental income, and inviting outdoor spaces, 15 N Douglas is the kind of Margate property that works just as well as a personal retreat, an investment, or a place to build family memories for years to come. Come get it before it’s gone. https://www. homes.com/property/15-n-douglas-ave-margate-city-nj/h8d9tvrpfm80g/?dk=wyf9q6xtvwn4g

3. 2026-04-16
   listed $1,095,000 Active 2142-char remark

   Show marketing remark (2142 chars)

   15 N Douglas Ave, Margate Located in one of Margate’s most desirable areas, this 3 bedroom, 1.5 bath home offers the kind of shore lifestyle buyers are always searching for. Just two short blocks to the beach, it’s easy to picture morning walks to the sand, afternoons with family or friends, and being home in minutes for lunch, a shower, or an evening cookout. One of the best parts of this location is how easy it is to enjoy Margate by foot or bike. Walk to Casel’s Marketplace for groceries and sandwiches, grab dinner and drinks at Robert’s Place while enjoying their summer live music, stroll over to Bocca Coal Fired Bistro for dinner just steps away, stop by The Original Jersey Cow for ice cream, or take a relaxing walk to the beachfront fishing pier for ocean views, fishing, and sunset walks. It’s a neighborhood buyers specifically look for because everything feels close, easy, and enjoyable. The home has also proven itself as a strong summer rental, generating $32,500 for the 2024 summer season (5/23/25-9/5/25). This gives the next owner clear income potential and flexibility whether they plan to enjoy it personally, rent it seasonally, or do both. Inside, the home features hardwood flooring throughout and a classic, comfortable shore-home layout that works well for both everyday living and weekend getaways. Outside, the setup truly adds to the experience, with an outside shower for easy post-beach cleanup, a private backyard area perfect for grilling and outdoor dinners, and a side yard space that naturally lends itself to a fire pit and evening hangouts. Being offered partially furnished, this home makes it easy for the next owner to settle in and start enjoying summer right away. With its walkable location, easy beach access, documented rental income, and inviting outdoor spaces, 15 N Douglas is the kind of Margate property that works just as well as a personal retreat, an investment, or a place to build family memories for years to come. Come get it before it’s gone. https://www. homes.com/property/15-n-douglas-ave-margate-city-nj/h8d9tvrpfm80g/?dk=wyf9q6xtvwn4g

4. 2025-11-10
   historical
5. 2025-10-16
   historical Under Contract
6. 2025-10-12
   historical
7. 2025-06-10
   price $1,100,000
8. 2025-06-09
   price $1,100,000
9. 2025-05-10
   listed $1,200,000 Active
10. 2025-05-10
    listed $1,200,000 Active
11. 2024-07-01
    historical $8,500
12. 2024-04-27
    price $8,500
13. 2024-03-29
    price $11,500
14. 2024-01-14
    listed $22,500
15. 2024-01-14
    historical $22,500
16. 2024-01-11
    listed $22,500

ⓘ 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: $6,258 · $522/mo
• Projected year-2 tax: $16,762 · $1,397/mo
• Expected delta: +$10,504/yr (+$875/mo · 167.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 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: $137,326
• − Mortgage interest: −$61,337
• − Property taxes: −$6,258
• − Insurance: −$10,594
• − Repairs & maintenance: −$10,986
• − Management: −$10,986
• − Depreciation: −$31,855
• Taxable income: $5,311
• Est. tax owed @ 24.0%: −$1,275
• After-tax cash flow: $21,454/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

+4766.7% since first listed

15 events — show timeline

• 2026-04-16 Listed $1,095,000 SJSRMLS
• 2026-04-16 Listed $1,095,000 CMCMLS
• 2025-11-10 Listing Removed — BRIGHT MLS
• 2025-10-16 Contingent — SJSRMLS
• 2025-10-12 Listing Removed — SJSRMLS
• 2025-06-10 Price Changed $1,100,000 SJSRMLS
• 2025-06-09 Price Changed $1,100,000 BRIGHT MLS
• 2025-05-10 Listed $1,200,000 BRIGHT MLS
• 2025-05-10 Listed $1,200,000 SJSRMLS
• 2024-07-01 Rental Removed $8,500 BRIGHTMLS
• 2024-04-27 Price Changed $8,500 BRIGHTMLS
• 2024-03-29 Price Changed $11,500 BRIGHTMLS
• 2024-01-14 Listed for Rent $22,500 BRIGHTMLS
• 2024-01-14 Rental Removed $22,500 SJSRMLS
• 2024-01-11 Listed for Rent $22,500 SJSRMLS

Property tax history

+1.9%/yr

Latest (2025): $6,258 · +4.6% YoY. Source: county tax records.