Neighborhood

Van-Mar Gardens

Pleasantville, New Jersey US

AI Summary•Updated June 2026

Area

2.25 mi²

ZIP Code

08232

County

Atlantic County

State

New Jersey

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$244,556

YoY-3.3%

Gross Rental Yield

9.8%

Listed rent · ZORI annualized

Red Flag Index

Very High

80 / 100

Walkability Score

Minimal

OpenStreetMap POI density · national percentile

Education Score

9 / 100

Limited · better than 9% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Van-Mar Gardens Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Van-Mar Gardens, Pleasantville.

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Market Economics Snapshot

Jun 2026

Metric	Value	YoY
Median Sale Price	$244,556	-3.3%
Price / Sq Ft (Verified)	$178/sqft	+1.5%
Asking Rent (Median)	$1,863/mo	—
Gross Rental Yield	9.8%	—
Liquidity Score	21 / 100	Low
Homes Sold (Period)	43	+19.4%

Is Van-Mar Gardens Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited New Jersey crime context.

Red Flag Breakdown

80 / 100

Very High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Flood100Very High

Wildfire100Very High

Hurricane100Very High

Strong Wind100Very High

Earthquake60High

Heat60High

Tornado40Moderate

Hail20Low

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): New Jersey averaged 16.4 crimes and 2.2 violent per 1,000 residents (-4.9% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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What Stands Out AI Insight

Above-average gross rental yield at 9.8%

Active transaction volume — 43 homes sold last period

Flood risk is Very High (100/100)

Wildfire risk is Very High (100/100)

Insights are generated from Van-Mar Gardens's live DistrictScore metrics.

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Van-Mar Gardens Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (New Jersey-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

6.4 µg/m³ Meets EPA, above WHO guideline-24.4% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Van-Mar Gardens centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 66% of U.S. neighborhoods.

New Jersey Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	16.4	2.2	-4.9%
2023	17.5	2.3	+7.2%
2022	16.6	2.2	+28.0%
2021	12.9	1.8	-0.3%
2020	13.5	1.9	-12.3%
2019	15.4	2.1	—

Reported at the state level — the finest official US crime aggregation; Van-Mar Gardens inherits the New Jersey figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Van-Mar Gardens

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Superfund (NPL)2.6 kmHigh

Industrial odor2 nearbyModerate

Point-source screening near Van-Mar Gardens: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

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Walkability & Amenities in Van-Mar Gardens

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

19

Minimal

Walkability Score

2

Grocery

1

Dining

3

Schools

0

Universities

1

Hospitals

0

Pharmacies

5

Parks

1

Rail Transit

0

Coworking

POI counts are amenities within Van-Mar Gardens's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Van-Mar Gardens vs Pleasantville vs New Jersey

How Van-Mar Gardens benchmarks against its city and state medians.

Benchmark vs City & State

In Van-Mar Gardens, the median sale price sits in line with the median for Pleasantville neighborhoods and about 43% below the statewide median. Gross rental yield is 9.8%, against 9.8% for Pleasantville neighborhoods and 6.0% statewide. Over the past 12 months, prices fell 3.3%. Transaction liquidity sits in line with the median for Pleasantville neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Van-Mar Gardens	$178/sqft	9.8%	21
Pleasantville	$178/sqft	9.8%	21
New Jersey	$314/sqft	6.0%	24

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Buying Property in the US as a Foreigner

Federal & New Jersey tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~1.68% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 10.75%; rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: transfer fee + mansion fee (seller-paid from FY2026).

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

Mansion fee on homes over $1M (graduated, seller-paid from FY2026).

US citizens & tax residents8

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Homestead Exemption

No homestead exemption: no creditor protection and no homestead property-tax break.

1031 State Conformity

The state conforms to the federal 1031 like-kind exchange rules.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & New Jersey property-tax guidance for foreign buyers

Latest Pleasantville Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

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