Beachside Duplex with Detached
For Sale
$849,000
Pending
122 North Sacramento Avenue, Ventnor City, NJ 08406
Two separately metered residences include updated finishes, off-street parking, and rental occupancy through Labor Day.
Property Size2,980 SF
Days on Market146
Property Features for 122 North Sacramento Avenue
General Information
Standard status
Pending
Size
2,980 SF
Property subtype
Multi Family
Units
Unit Mix
5BR/2BA, 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,057
Building Details
Year Built
1925
Listing Agency:
Compass
(267) 250-8224
Listed By:
Audrey Panitch Levin · License #2078565
(267) 250-8224
Source:
Compass
Added: Apr 7
Changed: Aug 30
Last Checked: Aug 30 at 1:53PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Compass
Investment Insights
Based on property information with market context.
This 2,980-square-foot duplex, built in 1925, contains two separate residences with a combined seven bedrooms and three full bathrooms. The upper apartment offers five bedrooms and two bathrooms, while the first-floor unit provides two bedrooms and one fully renovated bathroom. Both units are rented through Labor Day, with the lower-unit lease offering potential for an extension. Separate electric meters support distinct utility management for each residence.
Recent capital work includes a new roof and exterior siding, both completed in 2024. The property also includes a detached garage with storage space and off-street parking. Located at 122 North Sacramento Avenue in Ventnor City, the duplex provides walkable access to restaurants, shopping, local attractions, the beach, and the boardwalk.
Recent capital work includes a new roof and exterior siding, both completed in 2024. The property also includes a detached garage with storage space and off-street parking. Located at 122 North Sacramento Avenue in Ventnor City, the duplex provides walkable access to restaurants, shopping, local attractions, the beach, and the boardwalk.
Key Highlights
- 2,980‑square‑foot duplex built in 1925
- Two residences with 5‑bedroom/2‑bath and 2‑bedroom/1‑bath layouts
- Both units rented through Labor Day; lower‑unit extension may be negotiated
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$33,937
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.00%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$678,740
$678.7K
Cap Rate 7%
$484,814
$484.8K
Cap Rate 9%
$377,078
$377.1K
Market Conditions
NOI Build-Up for 2,980 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$51.9K $17.40/SF
− Vacancy
−$3.4K −$1.13/SF
EGI
$48.5K $16.27/SF
− OpEx
−$14.5K −$4.88/SF
NOI
$33.9K $11.39/SF
Area
Atlantic County, NJ
Vacancy
6.50%
Lease Rate
$17.40 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$678,740
Cap Rate 7%
$484,814
Cap Rate 9%
$377,078
Alternative Uses
Best Use
Multifamily LT 5
$484.8K
$424.2K – $565.6K
NOI $33,937 @ 7.0% cap · market cap 4.00%
Second Best
Apartment 5plus
$426.1K
$372.9K – $497.2K
NOI $29,829 @ 7.0% cap · market cap 3.51%
Theoretical Best
Warehouse
$1.11M
$971.0K – $1.29M
NOI $77,681 @ 7.0% cap · market cap 9.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
603
Businesses Nearby
Explore this area
Business Placement
Demographics for 08406, NJ
9,188
Population
7,772
Households
1.2
Avg Household Size
51
Median Age
38%
College-Educated
93%
High-School Grad
2.0 sq mi
ZIP Area
4,594
Density / Sq Mi
$75,034
Median Household Income
$51,057
Median Earnings
$1,460
Median Rent
$345,300
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two separately metered residences include updated finishes, off-street parking, and rental occupancy through Labor Day.
Where is this duplex located?
The property is located at 122 North Sacramento Avenue Ventnor City, NJ.
What is the asking price?
The asking price for this property is $849,000.
What are key features of this property?
This property features: 2,980‑square‑foot duplex built in 1925; Two residences with 5‑bedroom/2‑bath and 2‑bedroom/1‑bath layouts; Both units rented through Labor Day; lower‑unit extension may be negotiated
