Skyline 32 Fairview Manor Plan · Vineland, NJ 08332

$69,900

2 bd · 1.0 ba · 560 sqft · Manufactured · 608 Days on market

Fair condition ↓ 29% since listing

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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 +3.0/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2002 2 bedroom, 1 bath home is perfect for first time starters! Eat in kitchen features a fridge, gas range and new cabinets. New vinyl flooring through out the home. Washer and dryer hook up. Bathroom features a shower/tub combo. Home is located in a cul de sac on a wooded lot. 2 car drive way.

Key facts

• Wooded lot
• Cul de sac
• Listed 608 days

Tags

• WOODED LOT
• CUL DE SAC

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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 $483 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 + 1.9% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 608 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 608 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.11% ✓
• Cap rate: 17.96%
• Cash-on-cash: 41.68%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: 37.1%
• Equity multiple: 2.56×
• Total profit: $30,435
• Equity at exit: $10,422

10-year hold

• IRR: 43.2%
• Equity multiple: 4.89×
• Total profit: $76,100
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $680

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 49%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $69,900 Active 608 DOM
2. 2026-06-18
   days on market $69,900 Active 607 DOM
3. 2026-06-17
   days on market $69,900 Active 606 DOM
4. 2026-06-16
   days on market $69,900 Active 605 DOM
5. 2026-06-15
   days on market $69,900 Active 604 DOM
6. 2026-06-14
   days on market $69,900 Active 602 DOM
7. 2026-06-13
   days on market $69,900 Active 601 DOM
8. 2026-06-10
   days on market $69,900 Active 599 DOM
9. 2026-06-09
   days on market $69,900 Active 598 DOM
10. 2026-06-08
    days on market $69,900 Active 597 DOM
11. 2026-06-07
    days on market $69,900 Active 596 DOM
12. 2026-06-03
    days on market $69,900 Active 592 DOM
13. 2026-06-02
    days on market $69,900 Active 591 DOM
14. 2026-06-01
    days on market $69,900 Active 590 DOM
15. 2026-05-31
    days on market $69,900 Active 589 DOM
16. 2026-05-30
    days on market $69,900 Active 588 DOM
17. 2025-08-20
    price $69,900 301-char remark

    Show marketing remark (301 chars)

    This 2002 2 bedroom, 1 bath home is perfect for first time starters! Eat in kitchen features a fridge, gas range and new cabinets. New vinyl flooring through out the home. Washer and dryer hook up. Bathroom features a shower/tub combo. Home is located in a cul de sac on a wooded lot. 2 car drive way.

18. 2024-10-19
    listed $99,000 Active 301-char remark

    Show marketing remark (301 chars)

    This 2002 2 bedroom, 1 bath home is perfect for first time starters! Eat in kitchen features a fridge, gas range and new cabinets. New vinyl flooring through out the home. Washer and dryer hook up. Bathroom features a shower/tub combo. Home is located in a cul de sac on a wooded lot. 2 car drive way.

ⓘ 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: $17,663
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$2,033
• Taxable income: $7,490
• Est. tax owed @ 24.0%: −$1,798
• After-tax cash flow: $6,359/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 · 1 photo

Fair 45/100 Moderate rehab

This 2002 manufactured home requires moderate repairs and maintenance, including painting and landscaping, to improve its condition and value.

Repairs flagged

• Major Paint — Paint appears worn and needs touch-up.
• Major Landscaping — Overgrown areas need trimming and planting.

Value-add opportunities

• Both Painting — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping — Well-maintained landscaping improves curb appeal and property value.
• Resale Interior updates — Fresh paint and minor updates in the kitchen and bathroom would attract more buyers.
• Rental Exterior updates — Fresh paint and landscaping would attract more renters and improve tenant satisfaction.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears worn and needs touch-up.	Major	$15,000–50,000
Landscaping · Overgrown areas need trimming and planting.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Painting — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and property value. ↑
• Resale Interior updates — Fresh paint and minor updates in the kitchen and bathroom would attract more buyers. ↑
• Rental Exterior updates — Fresh paint and landscaping would attract more renters and improve tenant satisfaction. ↑

ⓘ 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

-29.4% since first listed

2 events — show timeline

• 2025-08-20 Price Changed $69,900 Zillow
• 2024-10-19 Listed $99,000 Zillow