12 Jefferson Ct · Millville, NJ 08332

$145,000

3 bd · 2.0 ba · 1,140 sqft · SingleFamily · 83 Days on market

Built 2026 Good condition Est $184k · 21% under

---

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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Colony model with open floor plan offering 3 bedrooms and 2 full baths, generously sized island in kitchen with electric outlets for additional use of countertop space on island; an abundant amount of kitchen cabinets and space for a kitchen table; large walk in closet in primary bedroom and ceramic tile in large walk in shower in the primary bathroom. Enjoy the beautiful covered front porch while passing the time. Washer and dryer hook up in unit for added convenience. Lot rent includes sewer, trash, road maintenance and snow removal. Holly Village is an all age community and is conveniently located close to town but offers a rural feel. Home is on site but must be set on the lot and stabilized before any showings can take place. New park residents are responsible for $12 per month toward the water bill in addition to the lot rent of $615.00 per month. Financing information is available! (Traditional mortgage will not work for a mobile home).

Key facts

• Open floor plan
• Large walk in closet
• Built 2026

Tags

• OPEN FLOOR PLAN
• GENEROUSLY SIZED ISLAND
• LARGE WALK IN CLOSET
• BEAUTIFUL COVERED FRONT PORCH

🏷️ Possibly a rental listed for sale. The $145,000 price doesn't fit this home's estimated sale value (~$183,540) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 2 comparable units currently listed for rent nearby; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 31% 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 $1k 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 83 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.22% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $183,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Madison Pl	0.15mi	3/2.0	1,280 (+12%)	7mo	$168,000	$131	67
21 Jfk Blvd	0.28mi	2/2.0 (-1)	1,100 (-4%)	12mo	$93,000	$85	66
41 Jfk Blvd	0.20mi	2/2.0 (-1)	1,200 (+5%)	17mo	$87,000	$73	62
375 Peek Ave	0.52mi	3/2.0	1,071 (-6%)	5mo	$222,000	$207	61
14 Eisenhower Blvd	0.14mi	2/2.0 (-1)	980 (-14%)	15mo	$95,000	$97	53
19 Garfield St	0.47mi	2/1.0 (-1)	1,179 (+3%)	15mo	$190,000	$161	51
638 S 3rd St	0.58mi	3/1.0	1,162 (+2%)	18mo	$228,900	$197	51
815 S 2nd St	0.59mi	3/1.0	1,230 (+8%)	8mo	$226,000	$184	49
318 W Race St	0.75mi	3/2.0	1,232 (+8%)	8mo	$265,000	$215	45
833 2nd St S	0.62mi	2/1.5 (-1)	1,224 (+7%)	9mo	$230,000	$188	44
464 S 3rd St	0.57mi	2/1.0 (-1)	1,306 (+15%)	10mo	$177,500	$136	32
35 Cedar St	0.70mi	2/1.5 (-1)	1,304 (+14%)	9mo	$170,000	$130	29

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-321
• Equity at exit: $21,620

10-year hold

• IRR: 8.3%
• Equity multiple: 1.60×
• Total profit: $24,551
• Equity at exit: $12,537

Cash invested: $40,600 (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: $1,766 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $393

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 73%

Sensitivity live

Price	-10% $493	-5% $443	+0% $393	+5% $343	+10% $293
Rent	-10% $253	-5% $323	+0% $393	+5% $462	+10% $532
Rate	-1.0pp $466	-0.5pp $430	base $393	+0.5pp $355	+1.0pp $317

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	1	0.80mi
313 W Main St Millville, NJ	3.0	1.5	1265	$1,650	$1.30	45d	1	0.87mi

Listing history 16 events

1. 2026-06-19
   days on market $145,000 Active 83 DOM
2. 2026-06-18
   days on market $145,000 Active 82 DOM
3. 2026-06-17
   days on market $145,000 Active 81 DOM
4. 2026-06-16
   days on market $145,000 Active 80 DOM
5. 2026-06-15
   days on market $145,000 Active 79 DOM
6. 2026-06-14
   days on market $145,000 Active 77 DOM
7. 2026-06-13
   days on market $145,000 Active 76 DOM
8. 2026-06-10
   days on market $145,000 Active 74 DOM
9. 2026-06-09
   days on market $145,000 Active 73 DOM
10. 2026-06-08
    days on market $145,000 Active 72 DOM
11. 2026-06-07
    days on market $145,000 Active 71 DOM
12. 2026-06-02
    days on market $145,000 Active 66 DOM
13. 2026-06-01
    days on market $145,000 Active 65 DOM
14. 2026-05-31
    days on market $145,000 Active 64 DOM
15. 2026-05-30
    days on market $145,000 Active 63 DOM
16. 2026-03-28
    listed $145,000 Active 961-char remark

    Show marketing remark (961 chars)

    New Colony model with open floor plan offering 3 bedrooms and 2 full baths, generously sized island in kitchen with electric outlets for additional use of countertop space on island; an abundant amount of kitchen cabinets and space for a kitchen table; large walk in closet in primary bedroom and ceramic tile in large walk in shower in the primary bathroom. Enjoy the beautiful covered front porch while passing the time. Washer and dryer hook up in unit for added convenience. Lot rent includes sewer, trash, road maintenance and snow removal. Holly Village is an all age community and is conveniently located close to town but offers a rural feel. Home is on site but must be set on the lot and stabilized before any showings can take place. New park residents are responsible for $12 per month toward the water bill in addition to the lot rent of $615.00 per month. Financing information is available! (Traditional mortgage will not work for a mobile home).

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,186
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$4,218
• Taxable income: $2,556
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $4,099/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs or maintenance needed. The highest-ROI updates would be painting the exterior and interior walls, landscaping, and adding outdoor lighting to enhance curb appeal and overall value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping and curb appeal improvements — Improves the home's overall appearance and appeal.
• Both Addition of outdoor lighting — Enhances safety and curb appeal at night.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and curb appeal improvements — Improves the home's overall appearance and appeal. ↑
• Both Addition of outdoor lighting — Enhances safety and curb appeal at night. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-03-28 Listed $145,000 BRIGHT MLS