302 S 6th St S S · Millville, NJ 08332

$139,900

3 bd · 1.0 ba · 1,347 sqft · SingleFamily public records · 95 Days on market

Built 1912 3,820 sqft lot Est $241k · 42% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.2/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK FROM SOLD. SELLER BACKED OUT. Price reduced to $ 139,900.00. Seller wants sold. Living in a quiet neighborhood.

Key facts

• Built 1912
• Listed 95 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.2% in Millville — 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 63/100 on livability (#431 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+; Watch: schools F, crime F, amenities F.
• Millville School District (suburban): math 6% / reading 28% proficiency, ranked #447 of 472 in NJ (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 296 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 30% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cumberland County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $140k implies a 1066% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 75% 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 $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1912 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $241,113
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 N 5th St N	0.21mi	3/1.0	1,312 (-3%)	5mo	$125,000	$95	82
207 S 9th St	0.25mi	3/2.5	1,384 (+3%)	0mo	$335,000	$242	77
309 S 2nd St	0.22mi	3/1.0	1,406 (+4%)	8mo	$190,000	$135	76
204 N 8th St	0.35mi	3/1.5	1,300 (-4%)	8mo	$215,000	$165	70
700 Magnolia Ave	0.52mi	3/1.0	1,397 (+4%)	3mo	$299,900	$215	67
15 N 13th St	0.53mi	3/2.0	1,346 (-0%)	7mo	$240,000	$178	66
6 N 10th St	0.34mi	3/1.0	1,221 (-9%)	6mo	$255,000	$209	63
1310 E Main St	0.54mi	3/2.5	1,387 (+3%)	2mo	$350,000	$252	62
502 E Main St	0.17mi	2/1.0 (-1)	1,160 (-14%)	2mo	$129,000	$111	62
909 Shar Lane Blvd	0.71mi	3/1.0	1,216 (-10%)	2mo	$218,000	$179	49
3 Madison Pl	0.72mi	3/2.0	1,280 (-5%)	7mo	$168,000	$131	48
917 Louis Dr	0.75mi	3/1.0	1,216 (-10%)	2mo	$280,000	$230	48

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,314
• Equity at exit: $20,860

10-year hold

• IRR: 7.6%
• Equity multiple: 1.55×
• Total profit: $21,539
• Equity at exit: $12,096

Cash invested: $39,172 (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 08332

• Home prices YoY: -28.9%
• Rents YoY: 1.9%
• Active inventory: 296
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,708 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$194 /mo · $2,332/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $363

Break-even live

Break-even rent $1,248

Max offer price $139,900

Occupancy floor 74%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 W Main St Unit B Millville, NJ	3.0	1.0	1384	$1,500	$1.08	43d	1	0.66mi
313 W Main St Millville, NJ	3.0	1.5	1265	$1,650	$1.30	43d	1	0.86mi
301 N Wade Blvd Millville, NJ	1.0–2.0	1.0	1005	$1,715	$1.71	13d	10	0.87mi

Listing history 23 events

1. 2026-06-02
   days on market $139,900 Active 95 DOM
2. 2026-06-01
   days on market $139,900 Active 94 DOM
3. 2026-05-31
   days on market $139,900 Active 93 DOM
4. 2026-05-30
   days on market $139,900 Active 92 DOM
5. 2026-05-19
   price $139,900 116-char remark

   Show marketing remark (116 chars)

   BACK FROM SOLD. SELLER BACKED OUT. Price reduced to $ 139,900.00. Seller wants sold. Living in a quiet neighborhood.

6. 2026-05-18
   status Active 116-char remark

   Show marketing remark (116 chars)

   BACK FROM SOLD. SELLER BACKED OUT. Price reduced to $ 139,900.00. Seller wants sold. Living in a quiet neighborhood.

7. 2026-04-28
   status Pending 116-char remark

   Show marketing remark (116 chars)

   BACK FROM SOLD. SELLER BACKED OUT. Price reduced to $ 139,900.00. Seller wants sold. Living in a quiet neighborhood.

8. 2026-04-15
   status Active 116-char remark

   Show marketing remark (116 chars)

   BACK FROM SOLD. SELLER BACKED OUT. Price reduced to $ 139,900.00. Seller wants sold. Living in a quiet neighborhood.

9. 2026-04-13
   historical Active Under Contract 116-char remark

   Show marketing remark (116 chars)

   BACK FROM SOLD. SELLER BACKED OUT. Price reduced to $ 139,900.00. Seller wants sold. Living in a quiet neighborhood.

10. 2026-04-10
    price $155,000 116-char remark

    Show marketing remark (116 chars)

    BACK FROM SOLD. SELLER BACKED OUT. Price reduced to $ 139,900.00. Seller wants sold. Living in a quiet neighborhood.

11. 2026-02-06
    listed $160,000 Active 116-char remark

    Show marketing remark (116 chars)

    BACK FROM SOLD. SELLER BACKED OUT. Price reduced to $ 139,900.00. Seller wants sold. Living in a quiet neighborhood.

12. 2026-01-31
    historical $160,000 116-char remark

    Show marketing remark (116 chars)

    BACK FROM SOLD. SELLER BACKED OUT. Price reduced to $ 139,900.00. Seller wants sold. Living in a quiet neighborhood.

13. 2017-09-01
    soldstatus $12,000 21-char remark

    Show marketing remark (21 chars)

    Attention investors!!

14. 2017-09-01
    soldstatus $12,000

    Show marketing remark (21 chars)

    Attention investors!!

15. 2017-09-01
    soldstatus $12,000 Sold

    Show marketing remark (21 chars)

    Attention investors!!

16. 2017-07-31
    historical Under Contract
17. 2017-07-31
    historical
18. 2017-07-20
    price $9,900
19. 2017-02-11
    listed $19,900 Active

    Show marketing remark (21 chars)

    Attention investors!!

20. 2017-02-11
    listed $12,000 21-char remark

    Show marketing remark (21 chars)

    Attention investors!!

21. 2017-02-11
    listed

    Show marketing remark (21 chars)

    Attention investors!!

22. 2017-02-11
    listed $19,900

    Show marketing remark (21 chars)

    Attention investors!!

23. 1994-08-02
    soldstatus $41,900

ⓘ 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: $2,332 · $194/mo
• Projected year-2 tax: $2,908 · $242/mo
• Expected delta: +$576/yr (+$48/mo · 24.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,496
• − Mortgage interest: −$7,837
• − Property taxes: −$2,332
• − Insurance: −$700
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$4,070
• Taxable income: $2,278
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $3,809/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: Millville School District
• NCES district ID: 3410320
• Math proficiency: 6% ▼ -11.00%
• Reading proficiency: 28% ▲ 1.00%
• Median HH income: $48,851
• Composite: 15.23/100
• National rank: #9338
• State rank: #447 of 472 in NJ

Livability — Millville

• Score: 63/100
• State rank: #431
• US rank: #15561

Category grades

Amenities F Commute F Cost of living C+ Crime F Employment C+ Housing A+ Health & safety B+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Millville, NJ
• County: Cumberland County · 80,266 people
• City population: 35,228
• Metro: Vineland-Bridgeton, NJ
• Population (ZIP): 35,228
• Household income: $67,496
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1761.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 152,743 people
• By 2030: 150,373 · -1.6%
• By 2040: 146,881 · -3.8%
• By 2050: 142,653 · -6.6%
• By 2075: 129,468 · -15.2%
• By 2100: 107,456 · -29.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 59% Hispanic / Latino 17% Black 15% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Cumberland

• 2024 margin: Toss-up / Even · D 47.6% · R 51.3% · Other 1.1%
• 2008→2024 swing: -25.4pp toward R · 2008: 21.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+6.0 2016: D+5.3 2012: D+23.1 2008: D+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.45%
• Current HPI: 274.8011
• Rent YoY: ▲ 1.94%
• Metro: Vineland-Bridgeton, NJ
• 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

+233.9% since first listed

19 events — show timeline

• 2026-05-19 Price Changed $139,900 BRIGHT MLS
• 2026-05-18 Relisted — BRIGHT MLS
• 2026-04-28 Pending — BRIGHT MLS
• 2026-04-15 Relisted — BRIGHT MLS
• 2026-04-13 Contingent — BRIGHT MLS
• 2026-04-10 Price Changed $155,000 BRIGHT MLS
• 2026-02-06 Listed $160,000 BRIGHT MLS
• 2026-01-31 Coming Soon $160,000 BRIGHT MLS
• 2017-09-01 Sold (MLS) $12,000 SJSRMLS
• 2017-09-01 Sold (MLS) $12,000 TREND
• 2017-09-01 Sold (MLS) $12,000 BRIGHT MLS
• 2017-07-31 Contingent — SJSRMLS
• 2017-07-31 Listing Removed — BRIGHT MLS
• 2017-07-20 Price Changed $9,900 SJSRMLS
• 2017-02-11 Listed $19,900 SJSRMLS
• 2017-02-11 Listed $19,900 BRIGHT MLS
• 2017-02-11 Listed — TREND
• 2017-02-11 Listed $12,000 BRIGHT MLS
• 1994-08-02 Sold (Public Records) $41,900 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,332 · +3.3% YoY. Source: county tax records.