2110 Mayslanding Rd #101 · Vineland, NJ 08332

$109,900

2 bd · 2.0 ba · 1,056 sqft · SingleFamily · 720 Days on market

Built 2024 Est $80k · 37% over

---

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
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom, 2 bath home is a beautiful layout. Kitchen with appliances that include double door fridge, gas range, dishwasher and over the counter microwave. Kitchen also features a center island and hickory cabinets. Mud room features washer/dryer hook up. Vinyl flooring and carpet in the bedrooms. Walk in closets in the bedrooms. Central ac. Natural gas provides heating and cooking. 2 car drive way

Key facts

• Walk-in closets
• Center island
• Built 2024

Tags

• CENTER ISLAND
• WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/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: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% 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: Rents rising (+1.9%/yr); 296 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 $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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 720 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $110k implies a 2098% gain — meaningful room to come down on a strong offer.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 720 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.51% ✓
• Cap rate: 12.32%
• Cash-on-cash: 21.54%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $80,256
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2110 Mayslanding Rd #34	0.21mi	2/2.0	1,056 (0%)	14mo	$79,999	$76	79
2110 Mayslanding Rd #161	0.21mi	2/2.0	980 (-7%)	11mo	$80,000	$82	69
2110 Mays Landing Rd Lot 287	0.22mi	3/1.0 (+1)	900 (-15%)	4mo	$62,500	$69	52
2110 Mays Landing Rd #25	0.21mi	2/1.0	900 (-15%)	20mo	$60,000	$67	45

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: 12.9%
• Equity multiple: 1.51×
• Total profit: $15,638
• Equity at exit: $16,386

10-year hold

• IRR: 21.0%
• Equity multiple: 2.69×
• Total profit: $51,972
• Equity at exit: $9,502

Cash invested: $30,772 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $552

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 62%

Sensitivity live

Price	-10% $628	-5% $590	+0% $552	+5% $514	+10% $476
Rent	-10% $421	-5% $487	+0% $552	+5% $618	+10% $683
Rate	-1.0pp $608	-0.5pp $580	base $552	+0.5pp $524	+1.0pp $495

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $109,900 Active 720 DOM
2. 2026-06-18
   days on market $109,900 Active 719 DOM
3. 2026-06-17
   days on market $109,900 Active 718 DOM
4. 2026-06-16
   days on market $109,900 Active 717 DOM
5. 2026-06-15
   days on market $109,900 Active 716 DOM
6. 2026-06-14
   days on market $109,900 Active 714 DOM
7. 2026-06-13
   days on market $109,900 Active 713 DOM
8. 2026-06-10
   days on market $109,900 Active 711 DOM
9. 2026-06-09
   days on market $109,900 Active 710 DOM
10. 2026-06-08
    days on market $109,900 Active 709 DOM
11. 2026-06-07
    days on market $109,900 Active 708 DOM
12. 2026-06-03
    days on market $109,900 Active 704 DOM
13. 2026-06-02
    days on market $109,900 Active 703 DOM
14. 2026-06-01
    days on market $109,900 Active 702 DOM
15. 2026-05-31
    days on market $109,900 Active 701 DOM
16. 2026-05-30
    days on market $109,900 Active 700 DOM
17. 2026-03-22
    price $109,900 407-char remark

    Show marketing remark (407 chars)

    This 2 bedroom, 2 bath home is a beautiful layout. Kitchen with appliances that include double door fridge, gas range, dishwasher and over the counter microwave. Kitchen also features a center island and hickory cabinets. Mud room features washer/dryer hook up. Vinyl flooring and carpet in the bedrooms. Walk in closets in the bedrooms. Central ac. Natural gas provides heating and cooking. 2 car drive way

18. 2024-06-29
    listed $120,000 Active 407-char remark

    Show marketing remark (407 chars)

    This 2 bedroom, 2 bath home is a beautiful layout. Kitchen with appliances that include double door fridge, gas range, dishwasher and over the counter microwave. Kitchen also features a center island and hickory cabinets. Mud room features washer/dryer hook up. Vinyl flooring and carpet in the bedrooms. Walk in closets in the bedrooms. Central ac. Natural gas provides heating and cooking. 2 car drive way

19. 2019-10-03
    soldstatus $5,000 Closed 236-char remark

    Show marketing remark (236 chars)

    Unit 101 Palm Terrace. Lot Rent $659.00 2 bedroom, 2 bath mobile home SOLD AS IS. Home has a new heater replaced in December 2018. Open floor plan provides spacious living room and kitchen. There are two decks in front and back of unit.

20. 2019-08-15
    price $10,999 236-char remark

    Show marketing remark (236 chars)

    Unit 101 Palm Terrace. Lot Rent $659.00 2 bedroom, 2 bath mobile home SOLD AS IS. Home has a new heater replaced in December 2018. Open floor plan provides spacious living room and kitchen. There are two decks in front and back of unit.

21. 2019-07-05
    listed $15,000 Active 236-char remark

    Show marketing remark (236 chars)

    Unit 101 Palm Terrace. Lot Rent $659.00 2 bedroom, 2 bath mobile home SOLD AS IS. Home has a new heater replaced in December 2018. Open floor plan provides spacious living room and kitchen. There are two decks in front and back of unit.

ⓘ 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: $19,926
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$3,197
• Taxable income: $5,186
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $5,383/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
• 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

+632.7% since first listed

5 events — show timeline

• 2026-03-22 Price Changed $109,900 Zillow
• 2024-06-29 Listed $120,000 Zillow
• 2019-10-03 Sold (MLS) $5,000 BRIGHT MLS
• 2019-08-15 Price Changed $10,999 BRIGHT MLS
• 2019-07-05 Listed $15,000 BRIGHT MLS