2110 Mays Landing Rd #207 · Vineland, NJ 08332

$109,999

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 25 Days on market

Built 2000 Good condition 1,600 sqft lot Est $98k · 12% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• ARV discount +2.0/15.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy living in the desirable Fairview Manor community! This spacious 3-bedroom, 2-bath manufactured home offers comfort, convenience, and value all in one. Step inside to discover brand-new flooring, a bright and open layout, and a large eat-in kitchen complete with a center island—perfect for gathering, meal prep, and entertaining. The primary suite features its own private en-suite bath, while two additional bedrooms and a full main bath provide plenty of space for family, guests, or a home office. Enjoy outdoor living with a side deck, private yard, and storage shed for added convenience. Best of all, the home is move-in ready, making for a quick and easy transition for

Key facts

• Brand-new flooring
• Large eat-in kitchen
• Community amenities

Tags

• BRAND-NEW FLOORING
• LARGE EAT-IN KITCHEN
• PRIVATE YARD
• STORAGE SHED
• COMMUNITY AMENITIES
• SWIMMING POOL

Property features AI

Finance

• HOA & community: Monthly land lease: $971; Land lease years remaining: 99

Exterior

• Parking: Driveway parking; 2 driveway spaces; 2 total garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Land lease ownership
• Construction: Vinyl siding
• Exterior features: Community pool; No tidal water

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Hot water heating; Natural gas heat; Central air conditioning; Window AC units; Natural gas hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.2% 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: Rents rising (+1.9%/yr); 296 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 38% 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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Recommended offer $108,349 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.92% ✓
• Cap rate: 16.18%
• Cash-on-cash: 35.31%
• DSCR: 2.57
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $98,000
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2110 Mays Landing Rd Unit WALL ST 267	0.00mi	4/2.0 (+1)	1,500 (+7%)	3mo	$92,000	$61	81
2110 Mays Landing Rd #302	0.11mi	3/2.0	1,400 (0%)	22mo	$119,900	$86	77
2110 Mays Landing Rd #195	0.11mi	3/2.0	1,400 (0%)	22mo	$80,000	$57	76
2110 Mayslanding Rd Unit 226 MILTON BLVD	0.00mi	3/2.0	1,500 (+7%)	15mo	$104,900	$70	76
2110 Mays Landing Rd Lot 188	0.00mi	3/2.0	1,560 (+11%)	12mo	$120,000	$77	71
2110 Mays Landing Rd #173	0.03mi	3/2.0	1,248 (-11%)	21mo	$82,000	$66	63
5274 Snyder Ave	0.48mi	3/2.0	1,489 (+6%)	16mo	$264,990	$178	53

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: 29.7%
• Equity multiple: 2.22×
• Total profit: $37,697
• Equity at exit: $16,401

10-year hold

• IRR: 36.4%
• Equity multiple: 4.19×
• Total profit: $98,332
• Equity at exit: $9,511

Cash invested: $30,800 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,109 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$137 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $906

Break-even live

Break-even rent $962

Max offer price $109,999

Occupancy floor 52%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-08
   days on market $109,999 Active 25 DOM
2. 2026-06-07
   days on market $109,999 Active 24 DOM
3. 2026-06-03
   days on market $109,999 Active 20 DOM
4. 2026-06-02
   days on market $109,999 Active 19 DOM
5. 2026-06-01
   days on market $109,999 Active 18 DOM
6. 2026-05-31
   days on market $109,999 Active 17 DOM
7. 2026-05-30
   days on market $109,999 Active 16 DOM
8. 2026-05-14
   listed $109,999 Active 1810-char remark

ⓘ 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: $25,312
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$3,200
• Taxable income: $9,701
• Est. tax owed @ 24.0%: −$2,328
• After-tax cash flow: $8,546/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 · 24 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home in Fairview Manor offers a spacious layout with new flooring and updated bathrooms, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and value
• Both New flooring in bathrooms — Enhances functionality and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and value ↑
• Both New flooring in bathrooms — Enhances functionality and value ↑

ⓘ 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: 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
• County: Cumberland County · 80,266 people
• City population: 45,038
• 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

2 events — show timeline

• 2026-06-08 Listing Removed — BRIGHT MLS
• 2026-05-14 Listed $109,999 BRIGHT MLS