227 W Glencove Ave · Northfield, NJ 08225

$549,777

4 bd · 2.5 ba · 2,309 sqft · SingleFamily public records · 10 Days on market

Built 1958 Est $596k · 8% under

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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 +27.1/30.0
• ARV discount +11.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.7/10.0
• 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

Welcome to this beautifully updated 4-bedroom, 2.5-bath rancher in desirable Northfield! This spacious home offers comfortable one-floor living with a renovated kitchen featuring modern finishes and plenty of space for cooking and entertaining. Enjoy the convenience of an attached garage, a large driveway with ample parking, and an extra-large backyard perfect for gatherings, pets, gardening, or simply relaxing outdoors. With generous living spaces and thoughtful updates throughout, this home combines comfort, functionality, and room to grow. Conveniently located near Northfield school, shopping, dining, and just a short drive to the shore

Key facts

• Large driveway
• Attached garage
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• ATTACHED GARAGE
• LARGE DRIVEWAY
• EXTRA-LARGE BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Attached one-car garage; Exterior parking for three or more cars
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Single-family residence (R-1 zoning); Over 25 years old
• Construction: Vinyl exterior
• Exterior features: Vinyl siding; Patio; Curbs; Sidewalks; Paved road; Blacktop driveway

Interior

• Kitchen: Dishwasher; Gas stove; Refrigerator; Eat-in kitchen; Dining area
• Bedrooms: Master bedroom on first floor
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Carbon monoxide detector; Smoke and fire alarm; Wood-burning fireplace in family room
• Laundry & utility: Washer; Dryer; Dedicated laundry/utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $550k).
• Cap rate 9.7% 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 $4k of loan paydown is wiped out by about $16k 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 $154k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $350k; list at $550k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $549,777

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.27% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.16%
• DSCR: 1.54
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $595,722
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
625 Lexington Ct	0.41mi	4/2.5	2,242 (-3%)	9mo	$599,000	$267	69
2524 Cedarbridge Rd	0.31mi	3/2.5 (-1)	2,400 (+4%)	10mo	$650,000	$271	65
602 Revere Ave	0.26mi	4/2.5	2,106 (-9%)	13mo	$670,000	$318	62
113 Parkwood Dr	0.34mi	3/3.0 (-1)	2,106 (-9%)	1mo	$542,500	$258	62
2611 Cedarbridge Rd	0.53mi	4/2.5	2,500 (+8%)	1mo	$551,000	$220	60
110 E Oakcrest Ave	0.55mi	3/2.5 (-1)	2,201 (-5%)	1mo	$475,000	$216	60
2300 Cedarbridge Rd	0.29mi	4/2.5	2,000 (-13%)	13mo	$550,000	$275	53
41 E Vernon Ave E	0.47mi	3/2.5 (-1)	2,038 (-12%)	1mo	$432,500	$212	53
112 E Vernon Ave	0.62mi	5/2.5 (+1)	2,160 (-6%)	4mo	$437,000	$202	52
130 Wilson Ave	0.67mi	4/4.0	2,400 (+4%)	7mo	$929,000	$387	50
116 Parkwood Dr	0.38mi	3/2.5 (-1)	2,486 (+8%)	18mo	$520,000	$209	50
404 Cedarbrook Ln	0.64mi	4/3.0	2,600 (+13%)	7mo	$625,000	$240	41

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $10,435
• Equity at exit: $81,974

10-year hold

• IRR: 11.4%
• Equity multiple: 1.90×
• Total profit: $137,823
• Equity at exit: $47,535

Cash invested: $153,938 (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: 6.5×

Monthly cashflow live

• Estimated rent: $7,000 medium
• Mortgage (P&I): −$2,883
• Tax from tax record: −$859 /mo · $10,303/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,470
• Net cashflow: $1,559

Break-even live

Break-even rent $5,026

Max offer price $549,777

Occupancy floor 73%

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: $137,444
• Closing costs: $16,493
• 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	43d	1	0.84mi

Listing history 8 events

1. 2026-06-18
   days on market $549,777 Active 10 DOM
2. 2026-06-17
   days on market $549,777 Active 9 DOM
3. 2026-06-16
   days on market $549,777 Active 8 DOM
4. 2026-06-15
   days on market $549,777 Active 7 DOM
5. 2026-06-13
   days on market $549,777 Active 5 DOM
6. 2026-06-12
   days on market $549,777 Active 4 DOM
7. 2026-06-09
   remarks 647-char remark
8. 2026-06-09
   listed $549,777 Active 1 DOM

ⓘ 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: $10,303 · $859/mo
• Projected year-2 tax: $11,996 · $1,000/mo
• Expected delta: +$1,693/yr (+$141/mo · 16.4%)

ⓘ 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 ≥99°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: −$30,796
• − Property taxes: −$10,303
• − Insurance: −$2,749
• − Repairs & maintenance: −$6,720
• − Management: −$6,720
• − Depreciation: −$15,994
• Taxable income: $10,719
• Est. tax owed @ 24.0%: −$2,573
• After-tax cash flow: $16,139/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

+57.1% since first listed

3 events — show timeline

• 2026-06-08 Listed $549,777 SJSRMLS
• 2026-05-04 Sold (Public Records) $350,000 Public Records
• 1996-03-19 Sold (Public Records) $1 Public Records

Property tax history

+2.4%/yr

Latest (2025): $10,303 · +5.2% YoY. Source: county tax records.