826 E Pine St · Millville, NJ 08332

$110,000

3 bd · 2.0 ba · 1,208 sqft · SingleFamily public records · 37 Days on market

Built 1902

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Large 1/2 double on nice lot. 3 bedroom 2 bath upstairs, LR FR and eat in kitchen downstairs plus a full bathroom. Home is AS IS condition. Seller installed new roof/ Buyer to provide all certs.

Key facts

• Built 1902
• Listed 36 days

Property features AI

Exterior

• Parking: No exterior parking; No garage
• Utilities: Public water; Public sewer; Gas water heater
• Home design: For sale
• Exterior features: Fenced yard; Porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $541 ($6k/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: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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 45d 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 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 $761 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 1902 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 75% chance of damaging wind over 30y; moderate 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.57% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.07%
• DSCR: 1.94
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $240,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 N 10th St	0.14mi	3/1.0	1,221 (+1%)	6mo	$255,000	$209	82
204 N 8th St	0.08mi	3/1.5	1,300 (+8%)	8mo	$215,000	$165	75
713 E Broad St E E	0.34mi	3/2.0	1,311 (+8%)	0mo	$261,000	$199	70
502 E Main St	0.31mi	2/1.0 (-1)	1,160 (-4%)	2mo	$129,000	$111	68
125 S 10th St S S	0.32mi	3/2.0	1,088 (-10%)	5mo	$295,000	$271	65
16 N 5th St N	0.32mi	3/1.0	1,312 (+9%)	5mo	$125,000	$95	63
811 N 7th St	0.57mi	2/2.0 (-1)	1,234 (+2%)	4mo	$26,000	$21	61
15 N 13th St	0.30mi	3/2.0	1,346 (+11%)	7mo	$240,000	$178	61
311 N 7th St St	0.16mi	2/1.0 (-1)	1,064 (-12%)	8mo	$180,000	$169	57
207 S 9th St	0.35mi	3/2.5	1,384 (+15%)	0mo	$335,000	$242	57
1310 E Main St	0.36mi	3/2.5	1,387 (+15%)	2mo	$350,000	$252	55
909 Barbara Ter	0.59mi	3/1.0	1,040 (-14%)	6mo	$261,900	$252	40

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: 12.3%
• Equity multiple: 1.48×
• Total profit: $14,861
• Equity at exit: $16,401

10-year hold

• IRR: 20.4%
• Equity multiple: 2.63×
• Total profit: $50,230
• 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: 5.3×

Monthly cashflow live

• Estimated rent: $1,731 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$204 /mo · $2,446/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $541

Break-even live

Break-even rent $1,046

Max offer price $110,000

Occupancy floor 64%

Sensitivity live

Price	-10% $603	-5% $572	+0% $541	+5% $510	+10% $479
Rent	-10% $404	-5% $472	+0% $541	+5% $609	+10% $678
Rate	-1.0pp $596	-0.5pp $569	base $541	+0.5pp $512	+1.0pp $483

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: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 N Wade Blvd Millville, NJ	1.0–2.0	1.0	1005	$1,715	$1.71	14d	10	0.55mi
112 W Main St Unit B Millville, NJ	3.0	1.0	1384	$1,500	$1.08	45d	1	0.87mi
313 W Main St Millville, NJ	3.0	1.5	1265	$1,650	$1.30	45d	1	1.07mi

Listing history 35 events

1. 2026-06-19
   days on market $110,000 Under Contract 37 DOM
2. 2026-06-18
   days on market $110,000 Under Contract 36 DOM
3. 2026-06-17
   days on market $110,000 Under Contract 35 DOM
4. 2026-06-16
   days on market $110,000 Under Contract 34 DOM
5. 2026-06-15
   days on market $110,000 Under Contract 33 DOM
6. 2026-06-14
   days on market $110,000 Under Contract 31 DOM
7. 2026-06-13
   days on market $110,000 Under Contract 30 DOM
8. 2026-06-10
   days on market $110,000 Under Contract 28 DOM
9. 2026-06-09
   days on market $110,000 Under Contract 27 DOM
10. 2026-06-08
    days on market $110,000 Under Contract 26 DOM
11. 2026-06-07
    days on market $110,000 Under Contract 25 DOM
12. 2026-06-02
    days on market $110,000 Under Contract 20 DOM
13. 2026-06-01
    days on market $110,000 Under Contract 19 DOM
14. 2026-05-31
    days on market $110,000 Under Contract 18 DOM
15. 2026-05-30
    days on market $110,000 Under Contract 17 DOM
16. 2026-05-12
    listed $110,000 Active 364-char remark
17. 2021-08-02
    soldstatus $100,000 Closed 196-char remark

    Show marketing remark (196 chars)

    Large 1/2 double on nice lot. 3 bedroom 2 bath upstairs, LR FR and eat in kitchen downstairs plus a full bathroom. Home is AS IS condition. Seller installed new roof/ Buyer to provide all certs.

18. 2021-06-01
    status Pending 196-char remark

    Show marketing remark (196 chars)

    Large 1/2 double on nice lot. 3 bedroom 2 bath upstairs, LR FR and eat in kitchen downstairs plus a full bathroom. Home is AS IS condition. Seller installed new roof/ Buyer to provide all certs.

19. 2020-11-10
    price $80,900 196-char remark

    Show marketing remark (196 chars)

    Large 1/2 double on nice lot. 3 bedroom 2 bath upstairs, LR FR and eat in kitchen downstairs plus a full bathroom. Home is AS IS condition. Seller installed new roof/ Buyer to provide all certs.

20. 2020-11-10
    status Active 196-char remark

    Show marketing remark (196 chars)

    Large 1/2 double on nice lot. 3 bedroom 2 bath upstairs, LR FR and eat in kitchen downstairs plus a full bathroom. Home is AS IS condition. Seller installed new roof/ Buyer to provide all certs.

21. 2020-06-18
    historical 196-char remark

    Show marketing remark (196 chars)

    Large 1/2 double on nice lot. 3 bedroom 2 bath upstairs, LR FR and eat in kitchen downstairs plus a full bathroom. Home is AS IS condition. Seller installed new roof/ Buyer to provide all certs.

22. 2020-06-18
    price $74,900 196-char remark

    Show marketing remark (196 chars)

    Large 1/2 double on nice lot. 3 bedroom 2 bath upstairs, LR FR and eat in kitchen downstairs plus a full bathroom. Home is AS IS condition. Seller installed new roof/ Buyer to provide all certs.

23. 2020-06-12
    listed $59,900 Active 196-char remark

    Show marketing remark (196 chars)

    Large 1/2 double on nice lot. 3 bedroom 2 bath upstairs, LR FR and eat in kitchen downstairs plus a full bathroom. Home is AS IS condition. Seller installed new roof/ Buyer to provide all certs.

24. 2017-09-08
    soldstatus $15,000 Sold

    Show marketing remark (144 chars)

    Attention Investors! Needs total rehab. 1/2 double home with porch and basement. Selling AS IS. All reasonable offers considered. Easy to show.

25. 2017-08-24
    historical Under Contract

    Show marketing remark (144 chars)

    Attention Investors! Needs total rehab. 1/2 double home with porch and basement. Selling AS IS. All reasonable offers considered. Easy to show.

26. 2017-06-29
    price $17,400

    Show marketing remark (144 chars)

    Attention Investors! Needs total rehab. 1/2 double home with porch and basement. Selling AS IS. All reasonable offers considered. Easy to show.

27. 2017-05-16
    listed $19,900 Active

    Show marketing remark (144 chars)

    Attention Investors! Needs total rehab. 1/2 double home with porch and basement. Selling AS IS. All reasonable offers considered. Easy to show.

28. 2005-10-11
    soldstatus $82,500
29. 2005-08-31
    soldstatus $82,500
30. 2005-08-31
    soldstatus $165,000
31. 2005-08-29
    historical
32. 2005-08-29
    historical
33. 2005-06-28
    listed $169,900
34. 2005-06-27
    listed $89,900
35. 2005-05-03
    soldstatus $50,400

ⓘ 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: $2,446 · $204/mo
• Projected year-2 tax: $2,592 · $216/mo
• Expected delta: +$147/yr (+$12/mo · 6.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 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: $20,770
• − Mortgage interest: −$6,162
• − Property taxes: −$2,446
• − Insurance: −$550
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$3,200
• Taxable income: $5,089
• Est. tax owed @ 24.0%: −$1,221
• After-tax cash flow: $5,269/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

+118.3% since first listed

21 events — show timeline

• 2026-05-26 Contingent — SJSRMLS
• 2026-05-12 Listed $110,000 SJSRMLS
• 2021-08-02 Sold (MLS) $100,000 BRIGHT MLS
• 2021-06-01 Pending — BRIGHT MLS
• 2020-11-10 Price Changed $80,900 BRIGHT MLS
• 2020-11-10 Relisted — BRIGHT MLS
• 2020-06-18 Price Changed $74,900 BRIGHT MLS
• 2020-06-18 Listing Removed — BRIGHT MLS
• 2020-06-12 Listed $59,900 BRIGHT MLS
• 2017-09-08 Sold (MLS) $15,000 SJSRMLS
• 2017-08-24 Contingent — SJSRMLS
• 2017-06-29 Price Changed $17,400 SJSRMLS
• 2017-05-16 Listed $19,900 SJSRMLS
• 2005-10-11 Sold (Public Records) $82,500 Public Records
• 2005-08-31 Sold (MLS) $165,000 SJSRMLS
• 2005-08-31 Sold (MLS) $82,500 SJSRMLS
• 2005-08-29 Listing Removed — SJSRMLS
• 2005-08-29 Listing Removed — SJSRMLS
• 2005-06-28 Listed $169,900 SJSRMLS
• 2005-06-27 Listed $89,900 SJSRMLS
• 2005-05-03 Sold (Public Records) $50,400 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,446 · +3.3% YoY. Source: county tax records.