2755 Palermo Ave · Vineland, NJ 08361

$225,000

4 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 16 Days on market

Built 1920 0.39 ac lot Est $399k · 44% 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 +15.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.1/10.0
• DSCR +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

RENOVATED LARGE 2 STORY HOME WITH ABOVE GROUND POOL AND LARGE POLE BARN. POLE BARN HAS ELECTRIC AND WOOD STOVE. ADJACENT LOT (100X175) INCLUDED

Key facts

• Wrap around porch
• Open staircase
• Tile floors

Tags

• WRAP AROUND PORCH
• DETACHED GARAGE
• OPEN STAIRCASE
• TILE FLOORS
• PRIVATE PRIMARY BATHROOM
• FENCED REAR YARD

Property features AI

Exterior

• Parking: Detached front-entry garage with 2 garage spaces; Driveway parking (total 2 garage/parking spaces)
• Utilities: Public water; Natural gas service; Forced air heating
• Home design: Detached structure; Frame construction
• Construction: Frame construction; Block foundation; Above grade and below grade structures
• Exterior features: Lot dimensions approximately 113 x 150; No tidal water

Interior

• Kitchen: Kitchen (appliance specifics not provided)
• Bedrooms: Three bedrooms on the upper level; One bedroom on the main level
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: Forced air heating; Natural gas hot water
• Interior features: Full, unfinished basement with interior access; Living room; Dining room; Kitchen
• Laundry & utility: Laundry area in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $80 ($956/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 4.5% in Vineland — 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 66/100 on livability (#363 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+; Watch: employment D+, schools D, crime F.
• Vineland Public School District (urban): math 9% / reading 34% proficiency, ranked #418 of 472 in NJ (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 87 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 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 $7k 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 16 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $398,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2994 Daphne Dr	0.39mi	4/2.5	1,708 (+6%)	4mo	$425,000	$249	67
3176 S Hance Bridge Rd	0.50mi	3/1.0 (-1)	1,610 (+0%)	1mo	$300,000	$186	67
2454 Bella Rosa Ct	0.34mi	3/2.0 (-1)	1,388 (-14%)	1mo	$393,025	$283	56
2270 Gettysburg Dr	0.58mi	3/2.5 (-1)	1,656 (+3%)	6mo	$411,000	$248	56
2233 Musterel Ln	0.60mi	3/2.0 (-1)	1,680 (+4%)	9mo	$350,000	$208	52
2297 Swan Dr	0.41mi	4/2.5	1,764 (+10%)	14mo	$465,000	$264	51
2303 Palermo Ave	0.54mi	3/2.0 (-1)	1,523 (-5%)	13mo	$410,000	$269	50
2320 Brookfield St	0.53mi	3/2.0 (-1)	1,742 (+8%)	9mo	$325,000	$187	49
2307 Musterel Ln	0.62mi	3/2.5 (-1)	1,558 (-3%)	12mo	$415,000	$266	49
2281 Gettysburg Dr	0.55mi	3/2.0 (-1)	1,702 (+6%)	16mo	$320,000	$188	47
3294 Hance Bridge Rd	0.56mi	4/2.5	1,376 (-14%)	7mo	$197,000	$143	42
2925 Rome Rd	0.54mi	3/1.0 (-1)	1,404 (-13%)	18mo	$255,000	$182	30

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-31,250
• Equity at exit: $33,548

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-20,129
• Equity at exit: $19,454

Cash invested: $63,000 (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 08361

• Active inventory: 87
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,277 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$445 /mo · $5,344/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $80

Break-even live

Break-even rent $2,176

Max offer price $225,000

Occupancy floor 92%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $225,000 Active 16 DOM
2. 2026-06-18
   days on market $225,000 Active 15 DOM
3. 2026-06-17
   days on market $225,000 Active 14 DOM
4. 2026-06-16
   days on market $225,000 Active 13 DOM
5. 2026-06-15
   days on market $225,000 Active 12 DOM
6. 2026-06-14
   days on market $225,000 Active 10 DOM
7. 2026-06-13
   days on market $225,000 Active 9 DOM
8. 2026-06-10
   days on market $225,000 Active 7 DOM
9. 2026-06-09
   days on market $225,000 Active 6 DOM
10. 2026-06-08
    days on market $225,000 Active 5 DOM
11. 2026-06-07
    days on market $225,000 Active 4 DOM
12. 2026-06-03
    remarks 351-char remark
13. 2026-06-03
    listed $225,000 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: $5,344 · $445/mo
• Projected year-2 tax: $5,473 · $456/mo
• Expected delta: +$129/yr (+$11/mo · 2.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $27,322
• − Mortgage interest: −$12,603
• − Property taxes: −$5,344
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,186
• − Management: −$2,186
• − Depreciation: −$6,545
• Taxable loss: −$2,668
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $1,596/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: Vineland Public School District
• NCES district ID: 3416800
• Math proficiency: 9% ▼ -17.00%
• Reading proficiency: 34% ▬ 0.00%
• Median HH income: $51,168
• Composite: 19.17/100
• National rank: #8819
• State rank: #418 of 472 in NJ

Livability — Vineland

• Score: 66/100
• State rank: #363
• US rank: #12180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vineland, NJ
• City population: 45,038
• Population (ZIP): 18,375

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 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 27% Two or more races 13% Black 10% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 20% Dominican 3%
• Common ancestry: Romanian 2% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 9% · Canada
• Languages at home: 75% English-only · Spanish 16% Other Indo-European 4% Russian/Polish/Slavic 2%

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: ▼ -215.80%
• Current HPI: 291.3404
• 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

+221.4% since first listed

8 events — show timeline

• 2026-06-03 Listed $225,000 BRIGHT MLS
• 2007-12-20 Sold (Public Records) $275,000 Public Records
• 1999-12-06 Sold (Public Records) $112,500 Public Records
• 1999-11-24 Sold (MLS) $112,500 SJSRMLS
• 1999-10-07 Listing Removed — SJSRMLS
• 1999-09-11 Listed $114,000 SJSRMLS
• 1995-09-27 Sold (Public Records) $45,000 Public Records
• 1991-09-06 Sold (Public Records) $70,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $5,344 · +3.9% YoY. Source: county tax records.