1976 N East Ave #58 · Vineland, NJ 08360

$70,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 54 Days on market

Built 1989 Fair condition Est $89k · 21% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Home is well maintained, and all appliances are included. Gas stove, refrigerator, washer, dryer and 2 window air conditioners. The home consists of an open floor plan, between the kitchen and living room. There is an attached porch and shed for storage.

Key facts

• Built 1989
• Listed 54 days

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; Estimated 1,000 finished above-grade square feet
• HOA & community: Land lease with monthly land lease payment ($819); Land lease years remaining: 100; Ground rent paid annually

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service (average $48/month); Natural gas for heating and hot water (average gas $66/month)
• Home design: Manufactured home; Estimated year built; Model: SKYLINE; 24 ft wide by 60 ft long
• Construction: Vinyl siding; Above-grade and below-grade structures
• Exterior features: Ground rent exists (annual payment); Two or more access exits; Located in Cedarcrest Village

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Ceiling fans and window air conditioning units
• Interior features: Open floor plan; Eat-in kitchen; Ceiling fans
• Laundry & utility: Electric dryer; Washer

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $845 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.8% 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+, crime F, amenities 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.
• Zoned schools: Marie Durand Elementary School (math 6% / reading 34%, grade F, #990 of 1,303 statewide, top 76%, 475 students, 1% FRL); Veterans Memorial Middle (math 7% / reading 38%, grade F, #379 of 431 statewide, top 89%, 638 students, 0% FRL); Vineland Senior High School (math 10% / reading 34%, grade F, #346 of 399 statewide, top 88%, 2,780 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 176 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 $484 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 2.40% ✓
• Cap rate: 20.78%
• Cash-on-cash: 51.73%
• DSCR: 3.30
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $89,000
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1976 N East Ave Unit 115 (DARLENE DRIVE)	0.00mi	2/1.0	1,000 (0%)	22mo	$50,000	$50	82
1976 Ne Ave #263	0.00mi	2/2.0	970 (-3%)	22mo	$86,500	$89	73
1976 N East Ave #238	0.04mi	3/2.0 (+1)	1,000 (0%)	21mo	$85,000	$85	71
1976 N East Ave Ave #8	0.00mi	2/2.0	1,088 (+9%)	22mo	$79,000	$73	63
456 E Wheat Rd	0.31mi	3/1.0 (+1)	1,008 (+1%)	23mo	$315,000	$313	60
1704 N Valley Ave	0.51mi	3/1.0 (+1)	1,092 (+9%)	2mo	$314,000	$288	54
768 E Garden Rd #6	0.74mi	2/2.0	1,100 (+10%)	18mo	$165,000	$150	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: 49.6%
• Equity multiple: 3.17×
• Total profit: $42,498
• Equity at exit: $10,437

10-year hold

• IRR: 55.1%
• Equity multiple: 6.43×
• Total profit: $106,407
• Equity at exit: $6,052

Cash invested: $19,600 (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: 176
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $845

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 45%

Sensitivity live

Price	-10% $893	-5% $869	+0% $845	+5% $821	+10% $797
Rent	-10% $712	-5% $779	+0% $845	+5% $911	+10% $978
Rate	-1.0pp $880	-0.5pp $863	base $845	+0.5pp $827	+1.0pp $808

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $70,000 Active 54 DOM
2. 2026-06-19
   days on market $70,000 Active 52 DOM
3. 2026-06-18
   days on market $70,000 Active 51 DOM
4. 2026-06-17
   days on market $70,000 Active 50 DOM
5. 2026-06-16
   days on market $70,000 Active 49 DOM
6. 2026-06-15
   days on market $70,000 Active 48 DOM
7. 2026-06-14
   days on market $70,000 Active 46 DOM
8. 2026-06-13
   days on market $70,000 Active 45 DOM
9. 2026-06-10
   days on market $70,000 Active 43 DOM
10. 2026-06-09
    days on market $70,000 Active 42 DOM
11. 2026-06-08
    days on market $70,000 Active 41 DOM
12. 2026-06-07
    days on market $70,000 Active 40 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    pricedays on market $70,000 Active 36 DOM
15. 2026-06-02
    days on market $80,000 Active 35 DOM
16. 2026-06-01
    days on market $80,000 Active 34 DOM
17. 2026-05-31
    days on market $80,000 Active 33 DOM
18. 2026-05-30
    days on market $80,000 Active 32 DOM
19. 2026-04-28
    listed $80,000 Active
20. 2022-11-21
    soldstatus $49,900 Closed 254-char remark

    Show marketing remark (254 chars)

    Home is well maintained, and all appliances are included. Gas stove, refrigerator, washer, dryer and 2 window air conditioners. The home consists of an open floor plan, between the kitchen and living room. There is an attached porch and shed for storage.

21. 2022-10-19
    status Pending 254-char remark

    Show marketing remark (254 chars)

    Home is well maintained, and all appliances are included. Gas stove, refrigerator, washer, dryer and 2 window air conditioners. The home consists of an open floor plan, between the kitchen and living room. There is an attached porch and shed for storage.

22. 2022-09-22
    listed $49,900 Active 254-char remark

    Show marketing remark (254 chars)

    Home is well maintained, and all appliances are included. Gas stove, refrigerator, washer, dryer and 2 window air conditioners. The home consists of an open floor plan, between the kitchen and living room. There is an attached porch and shed for storage.

ⓘ 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: $20,183
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$2,036
• Taxable income: $9,596
• Est. tax owed @ 24.0%: −$2,303
• After-tax cash flow: $7,836/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 · 12 photos

Fair 45/100 Cosmetic rehab

This charming 2-bedroom home is move-in ready with minor cosmetic updates needed to enhance its curb appeal and rental value.

Repairs flagged

• Minor exterior siding — Light wear
• Minor flooring — Worn carpet
• Minor interior walls — Painted walls, some wear

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Rental Replace carpet — Improves comfort and reduces maintenance
• Resale Touch up paint — Enhances overall appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Light wear	Minor	$500–3,000
flooring · Worn carpet	Minor	$500–3,000
interior walls · Painted walls, some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Rental Replace carpet — Improves comfort and reduces maintenance ↑
• Resale Touch up paint — Enhances overall appearance ↑

ⓘ 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

+60.3% since first listed

4 events — show timeline

• 2026-04-28 Listed $80,000 BRIGHT MLS
• 2022-11-21 Sold (MLS) $49,900 BRIGHT MLS
• 2022-10-19 Pending — BRIGHT MLS
• 2022-09-22 Listed $49,900 BRIGHT MLS