1205 Zion Rd · Northfield, NJ 08225

$349,000

3 bd · 1.5 ba · 2,167 sqft · SingleFamily public records · 100 Days on market

Built 1830 Est $472k · 26% 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.7/10.0
• 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 MLS

This Charming Home Brings the Details of Yesteryear combined with the Farmhouse design and decor that You Love! Beautiful Open Bright Floorplan Living Dining Kitchen Family Room with Stunning Stone Fireplace and Cozy Yet Elegant Features! Located near the Bikepath and in The Desirable Great American Hometown of Northfield with Community School Pre K to 8th Grade, Mainland Regional High School District, Northfield All Sports and Birch Grove Park and so much to Enjoy! Hurry You Don't Want To Miss This One!

Key facts

• Covered front porch
• Center island
• 2 parking spots

Tags

• COVERED FRONT PORCH
• DARK LAMINATE FLOORING
• ELEGANT CROWN MOLDING
• SPACIOUS EAT-IN KITCHEN
• CENTER ISLAND
• LARGE FAMILY ROOM ADDITION

Property features AI

Finance

• Other: For sale; Lot dimensions approximately 69 x 150 (less than 1 acre); Not in floodplain

Exterior

• Parking: Two exterior parking spaces; No garage
• Utilities: Public water; Public sewer; Gas water heater
• Home design: Single-family residence (25+ years old); Zoned R-2; White exterior
• Construction: Vinyl exterior; Masonry basement walls/floor; Full unfinished basement with inside entrance
• Exterior features: Vinyl siding; Porch; Patio; Shed; Curbs and sidewalks; Paved road; Concrete driveway; Property needs work; Corner lot

Interior

• Kitchen: Center island; Gas stove; Microwave; Dishwasher; Refrigerator
• Bedrooms: Large primary bedroom; Huge second bedroom; Huge third-floor bedroom
• Flooring: Wood flooring
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans; Wall A/C units
• Interior features: Cathedral ceiling; Kitchen with center island; Blinds; Fireplace in family room (free-standing, gas log); Wood flooring; Dining area; Eat-in kitchen; Great room; Loft; Recreation/Family room; Open kitchen to family room; Front entry living room; Utility room (in addition)
• Laundry & utility: Washer; Dryer; Utility room included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $349k).
• Recommended offer: $318k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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-.
• 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: 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 $10k 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 100 days — a 9% lower offer ($318k) 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.
• Current owner paid $77k; list at $349k implies a 353% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1830 — 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 $317,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1830 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.07% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.44%
• DSCR: 1.20
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $472,406
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Oakview Dr	0.31mi	4/2.5 (+1)	2,262 (+4%)	6mo	$400,000	$177	64
8 Oakview Dr	0.29mi	4/2.5 (+1)	2,181 (+1%)	15mo	$475,000	$218	64
12 Haining Pl	0.06mi	4/2.5 (+1)	1,906 (-12%)	8mo	$610,000	$320	62
313 Broad St	0.55mi	3/2.5	2,050 (-5%)	1mo	$380,000	$185	61
37 Putting Ave	0.16mi	4/3.0 (+1)	2,100 (-3%)	19mo	$429,900	$205	60
10 Holly Dr	0.27mi	4/3.0 (+1)	2,292 (+6%)	11mo	$540,000	$236	58
37 Putting Green Ave Ave	0.37mi	4/3.0 (+1)	2,100 (-3%)	19mo	$429,900	$205	51
502 Shore Rd	0.49mi	4/2.0 (+1)	1,918 (-12%)	1mo	$375,000	$196	50
19 Locust Dr	0.43mi	4/2.5 (+1)	1,875 (-14%)	3mo	$420,000	$224	46
400 Dolphin Ave Ave	0.65mi	4/2.0 (+1)	2,414 (+11%)	2mo	$435,000	$180	42
100 Catherine	0.62mi	4/1.5 (+1)	1,848 (-15%)	3mo	$507,000	$274	39
1908 Bay Dr	0.70mi	4/3.0 (+1)	2,240 (+3%)	15mo	$685,000	$306	38

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-33,369
• Equity at exit: $52,037

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $1,272
• Equity at exit: $30,175

Cash invested: $97,720 (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: 7.8×

Monthly cashflow live

• Estimated rent: $3,746 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$623 /mo · $7,473/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$787
• Net cashflow: $361

Break-even live

Break-even rent $3,289

Max offer price $349,000

Occupancy floor 85%

Sensitivity live

Price	-10% $559	-5% $460	+0% $361	+5% $263	+10% $164
Rent	-10% $65	-5% $213	+0% $361	+5% $509	+10% $657
Rate	-1.0pp $537	-0.5pp $450	base $361	+0.5pp $271	+1.0pp $179

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $349,000 Under Contract 100 DOM
2. 2026-06-18
   days on market $349,000 Under Contract 98 DOM
3. 2026-06-17
   days on market $349,000 Under Contract 97 DOM
4. 2026-06-16
   days on market $349,000 Under Contract 96 DOM
5. 2026-06-15
   days on market $349,000 Under Contract 95 DOM
6. 2026-06-13
   days on market $349,000 Under Contract 93 DOM
7. 2026-06-12
   days on market $349,000 Under Contract 92 DOM
8. 2026-06-09
   days on market $349,000 Under Contract 89 DOM
9. 2026-06-08
   days on market $349,000 Under Contract 88 DOM
10. 2026-06-07
    days on market $349,000 Under Contract 87 DOM
11. 2026-06-07
    days on market $349,000 Under Contract 86 DOM
12. 2026-06-04
    days on market $349,000 Under Contract 83 DOM
13. 2026-06-02
    days on market $349,000 Under Contract 82 DOM
14. 2026-06-01
    days on market $349,000 Under Contract 81 DOM
15. 2026-05-31
    days on market $349,000 Under Contract 80 DOM
16. 2026-04-02
    historical Under Contract
17. 2026-03-12
    listed $349,000 Active
18. 2025-07-22
    historical 509-char remark

    Show marketing remark (509 chars)

    This Charming Home Brings the Details of Yesteryear combined with the Farmhouse design and decor that You Love! Beautiful Open Bright Floorplan Living Dining Kitchen Family Room with Stunning Stone Fireplace and Cozy Yet Elegant Features! Located near the Bikepath and in The Desirable Great American Hometown of Northfield with Community School Pre K to 8th Grade, Mainland Regional High School District, Northfield All Sports and Birch Grove Park and so much to Enjoy! Hurry You Don't Want To Miss This One!

19. 2025-05-07
    listed $399,900 Active 509-char remark

    Show marketing remark (509 chars)

    This Charming Home Brings the Details of Yesteryear combined with the Farmhouse design and decor that You Love! Beautiful Open Bright Floorplan Living Dining Kitchen Family Room with Stunning Stone Fireplace and Cozy Yet Elegant Features! Located near the Bikepath and in The Desirable Great American Hometown of Northfield with Community School Pre K to 8th Grade, Mainland Regional High School District, Northfield All Sports and Birch Grove Park and so much to Enjoy! Hurry You Don't Want To Miss This One!

20. 1997-05-02
    soldstatus $77,000

ⓘ 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: $7,473 · $623/mo
• Projected year-2 tax: $8,081 · $673/mo
• Expected delta: +$609/yr (+$51/mo · 8.1%)

ⓘ 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 3/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,957
• − Mortgage interest: −$19,549
• − Property taxes: −$7,473
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,597
• − Management: −$3,597
• − Depreciation: −$10,153
• Taxable loss: −$1,156
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $4,613/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

+353.2% since first listed

5 events — show timeline

• 2026-04-02 Contingent — SJSRMLS
• 2026-03-12 Listed $349,000 SJSRMLS
• 2025-07-22 Listing Removed — SJSRMLS
• 2025-05-07 Listed $399,900 SJSRMLS
• 1997-05-02 Sold (Public Records) $77,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $7,473 · +5.2% YoY. Source: county tax records.