1805 Tilton · Northfield, NJ 08225

$369,000

5 bd · 2.0 ba · 2,140 sqft · SingleFamily public records · 36 Days on market

Built 1922 Est $503k · 27% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous Northfield residence, completely renovated! They no longer construct homes like this one! This 2140 square foot residence features 4 bedrooms and 2 full bathrooms, with multi-purpose room (optional 5th bedroom). Has undergone a comprehensive update, including two zoned AC units. The kitchen is brand new and boasts a walk-in pantry and a sunroom/dining area. The office nook can serve as either office space or a TV area. The flooring comprises a combination of tile and hardwood. Electrical and plumbing systems have been modernized. The back porch has new panels and railings, and there's a fresh landscape design in place. Upstairs, you'll find 4 bedrooms and 1 bathroom, while downstairs there is 1 bedroom and 1 bathroom. The spacious basement is accessible from the outside. The detached garage could make for an ideal man cave. The property is conveniently located just 4.1 miles from Margate's stunning beach and is in proximity to shopping and transportation.

Key facts

• Full basement
• Oversized lot
• First floor bedroom

Tags

• FIRST FLOOR BEDROOM
• FULL BASEMENT
• DETACHED GARAGE
• OVERSIZED LOT
• WALK-IN PANTRY
• BRIGHT DINING SUNROOM AREA

Property features AI

Finance

• Other: Lead-based paint disclosure and Seller's Property Condition form available

Exterior

• Parking: Parking for three or more cars; Detached one-car garage
• Utilities: Public water; Public sewer
• Home design: For sale
• Exterior features: Shed; Gravel driveway; Vinyl siding; Zoned R-1; Lot approximately 127 x 167 (under 1 acre); Not waterfront

Interior

• Kitchen: Gas stove; Refrigerator
• Flooring: Hardwood; Tile; Wall-to-wall carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Radiator heating
• Interior features: Den/TV room; Dining area; Eat-in kitchen; Laundry/utility room; Recreation/family room; Basement with 6'+ headroom and inside entrance
• Laundry & utility: Laundry/utility room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $369k).
• Recommended offer: $358k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 5.5% in Northfield — 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 (#155 in NJ, #3,997 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• Northfield City School District (suburban): math 32% / reading 55% proficiency, ranked #196 of 472 in NJ (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 45 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 + 3.0% rent growth), your $103k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($358k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 29y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; list at $369k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $357,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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: 1.90% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.80%
• DSCR: 2.37
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $502,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Oakview Dr	0.13mi	4/2.5 (-1)	2,262 (+6%)	6mo	$400,000	$177	72
8 Oakview Dr	0.14mi	4/2.5 (-1)	2,181 (+2%)	15mo	$475,000	$218	71
10 Holly Dr	0.17mi	4/3.0 (-1)	2,292 (+7%)	11mo	$540,000	$236	62
112 E Vernon Ave	0.69mi	5/2.5	2,160 (+1%)	4mo	$437,000	$202	61
19 Locust Dr	0.22mi	4/2.5 (-1)	1,875 (-12%)	3mo	$420,000	$224	59
37 Putting Ave	0.32mi	4/3.0 (-1)	2,100 (-2%)	19mo	$429,900	$205	57
2300 Cedarbridge Rd	0.44mi	4/2.5 (-1)	2,000 (-6%)	13mo	$550,000	$275	51
12 Haining Pl	0.40mi	4/2.5 (-1)	1,906 (-11%)	8mo	$610,000	$320	50
1908 Bay Dr	0.46mi	4/3.0 (-1)	2,240 (+5%)	15mo	$685,000	$306	49
226 Ridgewood Dr Dr	0.61mi	4/2.0 (-1)	2,052 (-4%)	19mo	$478,000	$233	44
2419 Cedarbridge Rd	0.60mi	4/3.0 (-1)	1,900 (-11%)	3mo	$625,000	$329	41
135 E Revere Ave	0.57mi	4/2.0 (-1)	1,833 (-14%)	11mo	$430,000	$235	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.06×
• Total profit: $109,394
• Equity at exit: $55,019

10-year hold

• IRR: 33.3%
• Equity multiple: 4.04×
• Total profit: $313,967
• Equity at exit: $31,904

Cash invested: $103,320 (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 08225

• Home prices YoY: -27.6%
• Active inventory: 45
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $7,000 medium
• Mortgage (P&I): −$1,935
• Tax from tax record: −$790 /mo · $9,475/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,470
• Net cashflow: $2,652

Break-even live

Break-even rent $3,644

Max offer price $369,000

Occupancy floor 57%

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Julie Dr Northfield, NJ	5.0	3.5	2860	$7,000	$2.45	44d	1	1.16mi

Listing history 37 events

1. 2026-06-18
   days on market $369,000 Active 36 DOM
2. 2026-06-17
   days on market $369,000 Active 35 DOM
3. 2026-06-16
   days on market $369,000 Active 34 DOM
4. 2026-06-16
   price $369,000 Active 33 DOM
5. 2026-06-15
   days on market $384,900 Active 33 DOM
6. 2026-06-13
   pricedays on market $384,900 Active 31 DOM
7. 2026-06-12
   days on market $389,000 Active 30 DOM
8. 2026-06-09
   days on market $389,000 Active 27 DOM
9. 2026-06-08
   days on market $389,000 Active 26 DOM
10. 2026-06-07
    days on market $389,000 Active 25 DOM
11. 2026-06-07
    days on market $389,000 Active 24 DOM
12. 2026-06-04
    days on market $389,000 Active 21 DOM
13. 2026-06-02
    days on market $389,000 Active 20 DOM
14. 2026-06-01
    days on market $389,000 Active 19 DOM
15. 2026-05-31
    days on market $389,000 Active 18 DOM
16. 2026-05-13
    listed $389,000 Active
17. 2024-02-29
    historical
18. 2024-02-26
    historical 978-char remark

    Show marketing remark (978 chars)

    Gorgeous Northfield residence, completely renovated! They no longer construct homes like this one! This 2140 square foot residence features 4 bedrooms and 2 full bathrooms, with multi-purpose room (optional 5th bedroom). Has undergone a comprehensive update, including two zoned AC units. The kitchen is brand new and boasts a walk-in pantry and a sunroom/dining area. The office nook can serve as either office space or a TV area. The flooring comprises a combination of tile and hardwood. Electrical and plumbing systems have been modernized. The back porch has new panels and railings, and there's a fresh landscape design in place. Upstairs, you'll find 4 bedrooms and 1 bathroom, while downstairs there is 1 bedroom and 1 bathroom. The spacious basement is accessible from the outside. The detached garage could make for an ideal man cave. The property is conveniently located just 4.1 miles from Margate's stunning beach and is in proximity to shopping and transportation.

19. 2023-12-14
    listed $364,900 Active

    Show marketing remark (978 chars)

    Gorgeous Northfield residence, completely renovated! They no longer construct homes like this one! This 2140 square foot residence features 4 bedrooms and 2 full bathrooms, with multi-purpose room (optional 5th bedroom). Has undergone a comprehensive update, including two zoned AC units. The kitchen is brand new and boasts a walk-in pantry and a sunroom/dining area. The office nook can serve as either office space or a TV area. The flooring comprises a combination of tile and hardwood. Electrical and plumbing systems have been modernized. The back porch has new panels and railings, and there's a fresh landscape design in place. Upstairs, you'll find 4 bedrooms and 1 bathroom, while downstairs there is 1 bedroom and 1 bathroom. The spacious basement is accessible from the outside. The detached garage could make for an ideal man cave. The property is conveniently located just 4.1 miles from Margate's stunning beach and is in proximity to shopping and transportation.

20. 2023-12-14
    listed $364,900 Active 978-char remark

    Show marketing remark (978 chars)

    Gorgeous Northfield residence, completely renovated! They no longer construct homes like this one! This 2140 square foot residence features 4 bedrooms and 2 full bathrooms, with multi-purpose room (optional 5th bedroom). Has undergone a comprehensive update, including two zoned AC units. The kitchen is brand new and boasts a walk-in pantry and a sunroom/dining area. The office nook can serve as either office space or a TV area. The flooring comprises a combination of tile and hardwood. Electrical and plumbing systems have been modernized. The back porch has new panels and railings, and there's a fresh landscape design in place. Upstairs, you'll find 4 bedrooms and 1 bathroom, while downstairs there is 1 bedroom and 1 bathroom. The spacious basement is accessible from the outside. The detached garage could make for an ideal man cave. The property is conveniently located just 4.1 miles from Margate's stunning beach and is in proximity to shopping and transportation.

21. 2023-12-06
    status Active
22. 2023-12-06
    price $364,900
23. 2023-12-06
    historical
24. 2023-11-24
    historical
25. 2023-11-23
    price $359,000
26. 2023-11-04
    listed $369,000 Active
27. 2023-11-04
    historical
28. 2023-10-20
    listed $369,000 Active
29. 2023-05-03
    soldstatus $190,000 Sold
30. 2023-04-15
    historical Under Contract
31. 2023-03-21
    listed $250,000 Active
32. 1999-05-07
    soldstatus $100,000
33. 1999-05-03
    soldstatus $100,000
34. 1999-02-06
    historical
35. 1997-06-06
    listed $99,900
36. 1988-06-28
    soldstatus $103,000
37. 1985-10-24
    soldstatus $79,900

ⓘ 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: $9,475 · $790/mo
• Projected year-2 tax: $9,475 · $790/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥97°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: $84,000
• − Mortgage interest: −$20,670
• − Property taxes: −$9,475
• − Insurance: −$1,845
• − Repairs & maintenance: −$6,720
• − Management: −$6,720
• − Depreciation: −$10,735
• Taxable income: $27,835
• Est. tax owed @ 24.0%: −$6,681
• After-tax cash flow: $25,138/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: Northfield City School District
• NCES district ID: 3411790
• Math proficiency: 32% ▼ -21.00%
• Reading proficiency: 55% ▲ 2.00%
• Median HH income: $68,950
• Composite: 39.12/100
• National rank: #4039
• State rank: #196 of 472 in NJ

Livability — Northfield

• Score: 75/100
• State rank: #155
• US rank: #3997

Category grades

Amenities F Commute F Cost of living D- 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: Northfield, NJ
• Population (ZIP): 8,427

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Asian 9% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 6% Lithuanian 3% Italian 2%
• Foreign-born: 15% · Canada, China
• Languages at home: 79% English-only · Spanish 6% Other Indo-European 6% Chinese 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: ▼ -115.85%
• Current HPI: 304.5862
• Rent YoY: —
• Metro: —
• 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

+386.9% since first listed

22 events — show timeline

• 2026-05-13 Listed $389,000 SJSRMLS
• 2024-02-29 Listing Removed — BRIGHT MLS
• 2024-02-26 Listing Removed — SJSRMLS
• 2023-12-14 Listed $364,900 SJSRMLS
• 2023-12-14 Listed $364,900 BRIGHT MLS
• 2023-12-06 Relisted — SJSRMLS
• 2023-12-06 Listing Removed — SJSRMLS
• 2023-12-06 Price Changed $364,900 SJSRMLS
• 2023-11-24 Listing Removed — SJSRMLS
• 2023-11-23 Price Changed $359,000 SJSRMLS
• 2023-11-04 Listing Removed — SJSRMLS
• 2023-11-04 Listed $369,000 SJSRMLS
• 2023-10-20 Listed $369,000 SJSRMLS
• 2023-05-03 Sold (MLS) $190,000 SJSRMLS
• 2023-04-15 Contingent — SJSRMLS
• 2023-03-21 Listed $250,000 SJSRMLS
• 1999-05-07 Sold (Public Records) $100,000 Public Records
• 1999-05-03 Sold (MLS) $100,000 SJSRMLS
• 1999-02-06 Listing Removed — SJSRMLS
• 1997-06-06 Listed $99,900 SJSRMLS
• 1988-06-28 Sold (Public Records) $103,000 Public Records
• 1985-10-24 Sold (Public Records) $79,900 Public Records

Property tax history

+4.5%/yr

Latest (2025): $9,475 · +5.2% YoY. Source: county tax records.