1887 Delsea Dr #80 · Vineland, NJ 08360

$75,000

2 bd · 2.0 ba · 980 sqft · SingleFamily · 98 Days on market

Built 1988 Fair condition

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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 +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This home has a screened porch, living room, kitchen, laundry area, 2 bedrooms and 2 bathrooms. Located in Little Flower's Park. The lot rent is $820 per month. Located close to local amenities.

Key facts

• Laundry area
• Kitchen
• Living room

Tags

• SCREENED PORCH
• LIVING ROOM
• KITCHEN
• LAUNDRY AREA
• LOCAL AMENITIES

Property features AI

Finance

• Financial info: Annual ground rent noted
• HOA & community: Ground rent exists; Monthly land lease payment of $820; Approximately 100 years of land lease remaining

Exterior

• Parking: Driveway parking (1 space); 1 total garage/parking space reported
• Utilities: Water source: Other; Electric for cooling and hot water
• Home design: Manufactured home; Land lease ownership
• Construction: Above-grade construction
• Exterior features: Other above-grade structures

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (oil); Central air conditioning (electric); Electric hot water
• Interior features: Living room; Kitchen; No basement
• Laundry & utility: Laundry on the main floor

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$259,700) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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: 173 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 31% of the median local income ($65k/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 $519 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
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: 2.25% ✓
• Cap rate: 19.32%
• Cash-on-cash: 46.53%
• DSCR: 3.07
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $259,700
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1887 N Delsea Dr Unit 147 HOLLYHOCK DR	0.03mi	3/2.0 (+1)	1,100 (+12%)	11mo	$106,000	$96	64
663 Wayne Ave	0.55mi	3/1.0 (+1)	1,056 (+8%)	6mo	$329,900	$312	48
1227 W Wheat Rd	0.64mi	3/1.0 (+1)	880 (-10%)	14mo	$233,450	$265	33
1206 W Wheat Rd	0.60mi	2/1.0	1,108 (+13%)	20mo	$260,000	$235	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: 43.8%
• Equity multiple: 2.89×
• Total profit: $39,731
• Equity at exit: $11,183

10-year hold

• IRR: 49.8%
• Equity multiple: 5.83×
• Total profit: $101,476
• Equity at exit: $6,485

Cash invested: $21,000 (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 08360

• Active inventory: 173
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $814

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 47%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $75,000 Active 98 DOM
2. 2026-06-18
   days on market $75,000 Active 97 DOM
3. 2026-06-17
   days on market $75,000 Active 96 DOM
4. 2026-06-16
   days on market $75,000 Active 95 DOM
5. 2026-06-15
   days on market $75,000 Active 94 DOM
6. 2026-06-14
   days on market $75,000 Active 92 DOM
7. 2026-06-13
   days on market $75,000 Active 91 DOM
8. 2026-06-10
   days on market $75,000 Active 89 DOM
9. 2026-06-09
   days on market $75,000 Active 88 DOM
10. 2026-06-08
    days on market $75,000 Active 87 DOM
11. 2026-06-07
    days on market $75,000 Active 86 DOM
12. 2026-06-03
    days on market $75,000 Active 82 DOM
13. 2026-06-02
    days on market $75,000 Active 81 DOM
14. 2026-06-01
    days on market $75,000 Active 80 DOM
15. 2026-05-31
    days on market $75,000 Active 79 DOM
16. 2026-05-30
    days on market $75,000 Active 78 DOM
17. 2026-03-13
    listed $75,000 Active

ⓘ 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: $20,241
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$2,182
• Taxable income: $9,119
• Est. tax owed @ 24.0%: −$2,189
• After-tax cash flow: $7,582/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires significant repairs and updates, including a new roof, flooring, and interior walls, as well as replacing outdated fixtures. These improvements will significantly increase its value and make it more attractive to buyers and renters.

Repairs flagged

• Major roof — The satellite image suggests water damage, indicating a major repair is needed.
• Major flooring — The carpet is visibly stained and worn, requiring replacement.
• Major interior walls — The wallpaper is peeling, indicating a major repair is needed.
• Major bathrooms — The fixtures are outdated and in poor condition, requiring replacement.
• Major HVAC system — The satellite image suggests the condenser unit may be in poor condition, indicating a major repair is needed.

Value-add opportunities

• Both replace roof — A new roof will significantly increase the home's value and make it more attractive to buyers and renters.
• Both replace flooring — New flooring will improve the home's appearance and increase its value.
• Both paint interior walls — Fresh paint will improve the home's appearance and increase its value.
• Both replace bathroom fixtures — Up-to-date fixtures will make the home more attractive to buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image suggests water damage, indicating a major repair is needed.	Major	$15,000–50,000
flooring · The carpet is visibly stained and worn, requiring replacement.	Major	$15,000–50,000
interior walls · The wallpaper is peeling, indicating a major repair is needed.	Major	$15,000–50,000
bathrooms · The fixtures are outdated and in poor condition, requiring replacement.	Major	$15,000–50,000
HVAC system · The satellite image suggests the condenser unit may be in poor condition, indicating a major repair is needed.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both replace roof — A new roof will significantly increase the home's value and make it more attractive to buyers and renters. ↑
• Both replace flooring — New flooring will improve the home's appearance and increase its value. ↑
• Both paint interior walls — Fresh paint will improve the home's appearance and increase its value. ↑
• Both replace bathroom fixtures — Up-to-date fixtures will make the home more attractive to buyers and renters. ↑

ⓘ 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): 45,038
• Household income: $65,359
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 1328.0

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 0.62)
• Race & ethnicity: Hispanic / Latino 51% White 32% Two or more races 17% Black 11% Asian 1%
• Hispanic origin (detail): Mexican 11% Puerto Rican 33% Dominican 2%
• Common ancestry: Romanian 2% Subsaharan African 1% Scotch-Irish 1%
• Foreign-born: 14% · Canada, Jamaica
• Languages at home: 59% English-only · Spanish 37% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -320.06%
• Current HPI: 278.786
• Rent YoY: —
• 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

• 2026-03-13 Listed $75,000 BRIGHT MLS