100 Cypress Ave · Northfield, NJ 08234

$369,000

4 bd · 3.0 ba · 2,500 sqft · SingleFamily public records · 59 Days on market

Built 1981 $148/sqft · 28% below area Est $511k · 28% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 100 Cypress Ave, a spacious 4-bedroom, 3-bath home in Egg Harbor Township offering approximately 2,500 square feet on a lot of nearly half an acre. Inside, you’ll find hardwood floors, oversized living spaces, a dramatic stone fireplace, a large kitchen with ample cabinetry, and a flexible floor plan that works well for a large or growing family, with added potential for extended family living. The home also offers a rear deck, fenced backyard, and strong overall footprint. Ideally situated near shopping, dining, and major roadways, with convenient access to the Black Horse Pike corridor, the Garden State Parkway, and the Atlantic City Expressway. The property could use some TLC, but offers strong sweat-equity potential for the buyer with vision. Bring your vision and make this spacious property shine with your own personal touch. If you’ve been searching for space, location, and upside, this could be the one.

Key facts

• Flexible floor plan
• Large kitchen
• Stone fireplace

Tags

• HARDWOOD FLOORS
• STONE FIREPLACE
• LARGE KITCHEN
• FENCED BACKYARD
• REAR DECK
• FLEXIBLE FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $369k).
• Recommended offer: $358k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.3% 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-.
• Egg Harbor Township School District (suburban): math 18% / reading 46% proficiency, ranked #311 of 472 in NJ (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 357 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($358k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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.
• Current owner paid $130k; list at $369k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $357,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 8.1

CMA / ARV

• ARV (median comp): $511,199
• List price: $369,000
• Delta: -27.82%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Douglass Ave	0.12mi	4/2.0	2,381 (-5%)	3mo	$410,000	$172	80
4 Robin Rd Rd	0.30mi	4/3.0	2,200 (-12%)	8mo	$285,000	$130	60

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-39,862
• Equity at exit: $55,019

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-8,647
• 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 08234

• Home prices YoY: -6.7%
• Active inventory: 357
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,799 medium
• Mortgage (P&I): −$1,935
• Tax from tax record: −$602 /mo · $7,220/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $311

Break-even live

Break-even rent $3,406

Max offer price $369,000

Occupancy floor 87%

Sensitivity live

Price	-10% $520	-5% $415	+0% $311	+5% $206	+10% $102
Rent	-10% $11	-5% $161	+0% $311	+5% $461	+10% $611
Rate	-1.0pp $497	-0.5pp $405	base $311	+0.5pp $215	+1.0pp $118

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
220 Daytona Rd Egg Harbor Township, NJ	4.0	3.0	2388	$3,799	$1.59	14d	1	1.42mi

Listing history 29 events

1. 2026-06-19
   days on market $369,000 Under Contract 59 DOM
2. 2026-06-18
   days on market $369,000 Under Contract 58 DOM
3. 2026-06-17
   days on market $369,000 Under Contract 57 DOM
4. 2026-06-16
   days on market $369,000 Under Contract 56 DOM
5. 2026-06-15
   days on market $369,000 Under Contract 55 DOM
6. 2026-06-14
   days on market $369,000 Under Contract 53 DOM
7. 2026-06-13
   days on market $369,000 Under Contract 52 DOM
8. 2026-06-10
   days on market $369,000 Under Contract 50 DOM
9. 2026-06-09
   days on market $369,000 Under Contract 49 DOM
10. 2026-06-08
    days on market $369,000 Under Contract 48 DOM
11. 2026-06-07
    statusdays on market $369,000 Under Contract 47 DOM
12. 2026-06-02
    days on market $369,000 Active 42 DOM
13. 2026-06-01
    days on market $369,000 Active 41 DOM
14. 2026-05-31
    days on market $369,000 Active 40 DOM
15. 2026-05-30
    days on market $369,000 Active 39 DOM
16. 2026-04-07
    listed $369,000 Active 946-char remark

    Show marketing remark (946 chars)

    Welcome to 100 Cypress Ave, a spacious 4-bedroom, 3-bath home in Egg Harbor Township offering approximately 2,500 square feet on a lot of nearly half an acre. Inside, you’ll find hardwood floors, oversized living spaces, a dramatic stone fireplace, a large kitchen with ample cabinetry, and a flexible floor plan that works well for a large or growing family, with added potential for extended family living. The home also offers a rear deck, fenced backyard, and strong overall footprint. Ideally situated near shopping, dining, and major roadways, with convenient access to the Black Horse Pike corridor, the Garden State Parkway, and the Atlantic City Expressway. The property could use some TLC, but offers strong sweat-equity potential for the buyer with vision. Bring your vision and make this spacious property shine with your own personal touch. If you’ve been searching for space, location, and upside, this could be the one.

17. 2018-02-05
    historical 703-char remark

    Show marketing remark (703 chars)

    MASSIVE SPRAWLING RANCHER offering you approximately 2500 sq ft. 3 BIG bedrooms, and an additional 4th bedroom in a split floor plan concept, which is located opposite end of 3 other beds - this could make for an in-law set up; there's also an additional bonus room off of this 4th bedroom. Updated kitchen with marble flooring, newer cabinets, countertops, and appliances. Bright formal dining room, large & bright living room, and family room, all with refinished hardwood flooring. Wood burning fireplace in family room, access to a huge 15x27 deck. Remodeled bathroom. 95% of windows are newer, roof 8yrs, fenced in yard, and horseshoe driveway. This home is great for a LARGE growing family!!

18. 2018-01-25
    status Active 703-char remark

    Show marketing remark (703 chars)

    MASSIVE SPRAWLING RANCHER offering you approximately 2500 sq ft. 3 BIG bedrooms, and an additional 4th bedroom in a split floor plan concept, which is located opposite end of 3 other beds - this could make for an in-law set up; there's also an additional bonus room off of this 4th bedroom. Updated kitchen with marble flooring, newer cabinets, countertops, and appliances. Bright formal dining room, large & bright living room, and family room, all with refinished hardwood flooring. Wood burning fireplace in family room, access to a huge 15x27 deck. Remodeled bathroom. 95% of windows are newer, roof 8yrs, fenced in yard, and horseshoe driveway. This home is great for a LARGE growing family!!

19. 2018-01-15
    historical 703-char remark

    Show marketing remark (703 chars)

    MASSIVE SPRAWLING RANCHER offering you approximately 2500 sq ft. 3 BIG bedrooms, and an additional 4th bedroom in a split floor plan concept, which is located opposite end of 3 other beds - this could make for an in-law set up; there's also an additional bonus room off of this 4th bedroom. Updated kitchen with marble flooring, newer cabinets, countertops, and appliances. Bright formal dining room, large & bright living room, and family room, all with refinished hardwood flooring. Wood burning fireplace in family room, access to a huge 15x27 deck. Remodeled bathroom. 95% of windows are newer, roof 8yrs, fenced in yard, and horseshoe driveway. This home is great for a LARGE growing family!!

20. 2018-01-15
    price $209,000 703-char remark

    Show marketing remark (703 chars)

    MASSIVE SPRAWLING RANCHER offering you approximately 2500 sq ft. 3 BIG bedrooms, and an additional 4th bedroom in a split floor plan concept, which is located opposite end of 3 other beds - this could make for an in-law set up; there's also an additional bonus room off of this 4th bedroom. Updated kitchen with marble flooring, newer cabinets, countertops, and appliances. Bright formal dining room, large & bright living room, and family room, all with refinished hardwood flooring. Wood burning fireplace in family room, access to a huge 15x27 deck. Remodeled bathroom. 95% of windows are newer, roof 8yrs, fenced in yard, and horseshoe driveway. This home is great for a LARGE growing family!!

21. 2017-12-29
    price $204,900 703-char remark

    Show marketing remark (703 chars)

    MASSIVE SPRAWLING RANCHER offering you approximately 2500 sq ft. 3 BIG bedrooms, and an additional 4th bedroom in a split floor plan concept, which is located opposite end of 3 other beds - this could make for an in-law set up; there's also an additional bonus room off of this 4th bedroom. Updated kitchen with marble flooring, newer cabinets, countertops, and appliances. Bright formal dining room, large & bright living room, and family room, all with refinished hardwood flooring. Wood burning fireplace in family room, access to a huge 15x27 deck. Remodeled bathroom. 95% of windows are newer, roof 8yrs, fenced in yard, and horseshoe driveway. This home is great for a LARGE growing family!!

22. 2017-11-06
    listed $209,000 Active 703-char remark

    Show marketing remark (703 chars)

    MASSIVE SPRAWLING RANCHER offering you approximately 2500 sq ft. 3 BIG bedrooms, and an additional 4th bedroom in a split floor plan concept, which is located opposite end of 3 other beds - this could make for an in-law set up; there's also an additional bonus room off of this 4th bedroom. Updated kitchen with marble flooring, newer cabinets, countertops, and appliances. Bright formal dining room, large & bright living room, and family room, all with refinished hardwood flooring. Wood burning fireplace in family room, access to a huge 15x27 deck. Remodeled bathroom. 95% of windows are newer, roof 8yrs, fenced in yard, and horseshoe driveway. This home is great for a LARGE growing family!!

23. 2015-06-11
    historical
24. 2014-05-10
    listed $219,000 Active
25. 2000-06-19
    soldstatus $130,000
26. 2000-06-15
    soldstatus $130,000
27. 2000-04-01
    historical
28. 1999-11-26
    listed $139,900
29. 1983-01-01
    soldstatus $65,000

ⓘ 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: $7,220 · $602/mo
• Projected year-2 tax: $8,204 · $684/mo
• Expected delta: +$984/yr (+$82/mo · 13.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥100°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: $45,588
• − Mortgage interest: −$20,670
• − Property taxes: −$7,220
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,647
• − Management: −$3,647
• − Depreciation: −$10,735
• Taxable loss: −$2,176
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $4,250/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: Egg Harbor Township School District
• NCES district ID: 3404560
• Math proficiency: 18% ▼ -24.00%
• Reading proficiency: 46% ▼ -6.00%
• Median HH income: $71,612
• Composite: 29.81/100
• National rank: #6421
• State rank: #311 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

• Population (ZIP): 46,856

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 16% Asian 13% Black 9% Two or more races 9%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 3% Italian 1% Slovak 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 73% English-only · Spanish 12% Other Indo-European 4% Tagalog/Filipino 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: ▼ -22.76%
• Current HPI: 319.2948
• 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

+467.7% since first listed

14 events — show timeline

• 2026-04-07 Listed $369,000 SJSRMLS
• 2018-02-05 Listing Removed — SJSRMLS
• 2018-01-25 Relisted — SJSRMLS
• 2018-01-15 Price Changed $209,000 SJSRMLS
• 2018-01-15 Listing Removed — SJSRMLS
• 2017-12-29 Price Changed $204,900 SJSRMLS
• 2017-11-06 Listed $209,000 SJSRMLS
• 2015-06-11 Listing Removed — SJSRMLS
• 2014-05-10 Listed $219,000 SJSRMLS
• 2000-06-19 Sold (Public Records) $130,000 Public Records
• 2000-06-15 Sold (MLS) $130,000 SJSRMLS
• 2000-04-01 Listing Removed — SJSRMLS
• 1999-11-26 Listed $139,900 SJSRMLS
• 1983-01-01 Sold (Public Records) $65,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $7,220 · +1.4% YoY. Source: county tax records.