125 E Revere Ave · Northfield, NJ 08225

$269,900

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 39 Days on market

Built 1898 9,348 sqft lot

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Why this score? — see what drove the D 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 +14.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.5/10.0
• DSCR +4.4/10.0
• 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

Excellent investment opportunity on a quiet dead-end street featuring bay views and stunning views of the Atlantic City skyline. This property is priced to sell and offers incredible upside, with homes in the area typically starting above $400,000. The home will likely require a full renovation, making it ideal for investors, builders, or buyers looking to customize their dream shore property. Major updates already completed include a newer HVAC system (2022) and a newer roof, according to the seller. A rare walk-out basement offers generous ceiling height and stays dry, providing excellent additional space and potential. Conveniently located within walking distance to Linwood Country Club, as well as the shops, restaurants, and amenities along Shore and Tilton Roads. Home being sold in strictly AS-IS condition with buyer responsible for all certifications and repairs including certificate of occupancy. This home may require a cash sale or possible renovation loan. Buyer will be responsible for all final cleanout at closing if there are any of sellers belongings left behind.

Key facts

• Newer roof
• Full renovation
• Walk-out basement

Tags

• BAY VIEWS
• ATLANTIC CITY SKYLINE
• FULL RENOVATION
• NEWER HVAC SYSTEM
• NEWER ROOF
• WALK-OUT BASEMENT

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Detached structure; Frame construction
• Construction: Block foundation; Above-grade and below-grade structures
• Exterior features: Lot dimensions approximately 85 x 110

Interior

• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: 90% forced air heating; Natural gas heating fuel; Window unit(s) for cooling (electric)
• Interior features: Walkout basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $56 ($669/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (5.0% below list).
• Recommended offer: $256k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.8% 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.
• Zoned schools: Northfield Community Elementary School (math 27% / reading 47%, grade F, #528 of 1,303 statewide, top 43%, 446 students, 26% FRL); Northfield Community Middle School (math 34% / reading 58%, grade D+, #138 of 431 statewide, top 33%, 422 students, 24% FRL); Mainland Regional High School (math 34% / reading 55%, grade F, #149 of 399 statewide, top 40%, 1,181 students, 19% FRL).
• Market conditions: 47 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $256,484 (5.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-40,083
• Equity at exit: $40,243

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-29,913
• Equity at exit: $23,336

Cash invested: $75,572 (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: 47
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,565 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$443 /mo · $5,312/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $56

Break-even live

Break-even rent $2,494

Max offer price $269,900

Occupancy floor 93%

Sensitivity live

Price	-10% $209	-5% $132	+0% $56	+5% $-21	+10% $-97
Rent	-10% $-147	-5% $-46	+0% $56	+5% $157	+10% $258
Rate	-1.0pp $192	-0.5pp $124	base $56	+0.5pp $-14	+1.0pp $-85

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $269,900 Active 39 DOM
2. 2026-06-21
   days on market $269,900 Active 38 DOM
3. 2026-06-18
   days on market $269,900 Active 36 DOM
4. 2026-06-17
   days on market $269,900 Active 35 DOM
5. 2026-06-16
   days on market $269,900 Active 34 DOM
6. 2026-06-15
   days on market $269,900 Active 33 DOM
7. 2026-06-13
   days on market $269,900 Active 31 DOM
8. 2026-06-12
   days on market $269,900 Active 30 DOM
9. 2026-06-09
   days on market $269,900 Active 27 DOM
10. 2026-06-08
    days on market $269,900 Active 26 DOM
11. 2026-06-07
    days on market $269,900 Active 25 DOM
12. 2026-06-07
    days on market $269,900 Active 24 DOM
13. 2026-06-04
    days on market $269,900 Active 21 DOM
14. 2026-06-02
    days on market $269,900 Active 20 DOM
15. 2026-06-01
    days on market $269,900 Active 19 DOM
16. 2026-05-31
    days on market $269,900 Active 18 DOM
17. 2026-05-13
    listed $269,900 Active

    Show marketing remark (1091 chars)

    Excellent investment opportunity on a quiet dead-end street featuring bay views and stunning views of the Atlantic City skyline. This property is priced to sell and offers incredible upside, with homes in the area typically starting above $400,000. The home will likely require a full renovation, making it ideal for investors, builders, or buyers looking to customize their dream shore property. Major updates already completed include a newer HVAC system (2022) and a newer roof, according to the seller. A rare walk-out basement offers generous ceiling height and stays dry, providing excellent additional space and potential. Conveniently located within walking distance to Linwood Country Club, as well as the shops, restaurants, and amenities along Shore and Tilton Roads. Home being sold in strictly AS-IS condition with buyer responsible for all certifications and repairs including certificate of occupancy. This home may require a cash sale or possible renovation loan. Buyer will be responsible for all final cleanout at closing if there are any of sellers belongings left behind.

18. 2026-05-13
    listed $269,900 Active 1091-char remark

    Show marketing remark (1091 chars)

    Excellent investment opportunity on a quiet dead-end street featuring bay views and stunning views of the Atlantic City skyline. This property is priced to sell and offers incredible upside, with homes in the area typically starting above $400,000. The home will likely require a full renovation, making it ideal for investors, builders, or buyers looking to customize their dream shore property. Major updates already completed include a newer HVAC system (2022) and a newer roof, according to the seller. A rare walk-out basement offers generous ceiling height and stays dry, providing excellent additional space and potential. Conveniently located within walking distance to Linwood Country Club, as well as the shops, restaurants, and amenities along Shore and Tilton Roads. Home being sold in strictly AS-IS condition with buyer responsible for all certifications and repairs including certificate of occupancy. This home may require a cash sale or possible renovation loan. Buyer will be responsible for all final cleanout at closing if there are any of sellers belongings left behind.

ⓘ 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: $5,312 · $443/mo
• Projected year-2 tax: $6,016 · $501/mo
• Expected delta: +$704/yr (+$59/mo · 13.3%)

ⓘ 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 4/10 Moderate
• 🌡 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: $30,778
• − Mortgage interest: −$15,119
• − Property taxes: −$5,312
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,462
• − Management: −$2,462
• − Depreciation: −$7,852
• Taxable loss: −$3,778
• Est. tax savings @ 24.0%: +$907
• After-tax cash flow: $1,575/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

+0.0% since first listed

2 events — show timeline

• 2026-05-13 Listed $269,900 SJSRMLS
• 2026-05-13 Listed $269,900 BRIGHT MLS

Property tax history

+2.4%/yr

Latest (2025): $5,312 · +5.2% YoY. Source: county tax records.