768 E Garden Rd #115 · Vineland, NJ 08360

$154,900

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 77 Days on market

Built 1993 Good condition 5.00 ac lot Est $130k · 19% over

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Tucked on an exterior lot and backing to woods and farmland for added privacy and peaceful views, this well-maintained home offers a quiet setting rarely found within the community. A standout feature is the enclosed rear porch/sunroom, offering a bright, versatile space to relax, entertain, or enjoy the changing seasons while overlooking the natural surroundings. This additional living area extends the home beyond its footprint and enhances everyday living. The home is enhanced by a meticulously maintained perennial garden, creating a welcoming and established outdoor space that returns year after year. Inside, the home features a unique and functional layout with a spacious kitchen offeri

Key facts

• 5 acre lot
• 2 parking spots
• Built 1993

Property features AI

Finance

• Other: Finished above-grade area estimated at 1,300
• Financial info: Monthly land lease of $741 (1 year remaining); Annual ground rent listed in income/expense items; Property assessed as Very Good
• HOA & community: Property manager present

Exterior

• Parking: Two total garage/parking spaces; Driveway with two spaces; On-street parking available
• Utilities: Community water; Public septic; Natural gas hot water
• Home design: Manufactured home; Modular/Manufactured construction; Shingle roof; Building not winterized; Land lease ownership
• Construction: Manufactured structure; Shingle roof
• Exterior features: Partly wooded lot; Ground rent exists

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning (electric)
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 40% 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 $1k of loan paydown is wiped out by about $5k 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 $43k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Recommended offer $145,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.40% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.89%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $130,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
768 E Garden Rd #94	0.04mi	3/2.0	1,300 (0%)	20mo	$115,000	$88	81
768 E Garden Rd #107	0.00mi	2/2.0 (-1)	1,200 (-8%)	2mo	$139,500	$116	80
768 E Garden Rd #98	0.06mi	2/2.0 (-1)	1,350 (+4%)	11mo	$135,000	$100	76
768 E Garden Rd #108	0.17mi	3/2.0	1,200 (-8%)	9mo	$149,499	$125	72
768 E Garden Rd #104	0.04mi	2/2.0 (-1)	1,400 (+8%)	11mo	$100,000	$71	71
2862 N East Ave	0.43mi	3/2.0	1,248 (-4%)	9mo	$195,000	$156	66
768 E Garden Rd #127	0.04mi	2/2.0 (-1)	1,200 (-8%)	22mo	$96,000	$80	62
704 E Forest Grove Rd	0.33mi	3/1.0	1,376 (+6%)	12mo	$200,000	$145	60
768 E Garden Rd #103	0.17mi	2/2.0 (-1)	1,400 (+8%)	22mo	$125,000	$89	56

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: 9.4%
• Equity multiple: 1.37×
• Total profit: $16,111
• Equity at exit: $23,096

10-year hold

• IRR: 18.6%
• Equity multiple: 2.55×
• Total profit: $67,187
• Equity at exit: $13,393

Cash invested: $43,372 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,173 medium
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $647

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 65%

Sensitivity live

Price	-10% $754	-5% $700	+0% $647	+5% $593	+10% $539
Rent	-10% $475	-5% $561	+0% $647	+5% $732	+10% $818
Rate	-1.0pp $725	-0.5pp $686	base $647	+0.5pp $606	+1.0pp $566

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $154,900 Active 77 DOM
2. 2026-06-18
   days on market $154,900 Active 76 DOM
3. 2026-06-17
   days on market $154,900 Active 75 DOM
4. 2026-06-16
   days on market $154,900 Active 74 DOM
5. 2026-06-15
   days on market $154,900 Active 73 DOM
6. 2026-06-14
   days on market $154,900 Active 71 DOM
7. 2026-06-13
   days on market $154,900 Active 70 DOM
8. 2026-06-10
   days on market $154,900 Active 68 DOM
9. 2026-06-09
   days on market $154,900 Active 67 DOM
10. 2026-06-08
    days on market $154,900 Active 66 DOM
11. 2026-06-07
    days on market $154,900 Active 65 DOM
12. 2026-06-03
    days on market $154,900 Active 61 DOM
13. 2026-06-02
    days on market $154,900 Active 60 DOM
14. 2026-06-01
    days on market $154,900 Active 59 DOM
15. 2026-05-31
    days on market $154,900 Active 58 DOM
16. 2026-05-30
    days on market $154,900 Active 57 DOM
17. 2026-04-04
    listed $154,900 Active
18. 2026-03-21
    historical $154,900

ⓘ 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: $26,081
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$4,506
• Taxable income: $5,627
• Est. tax owed @ 24.0%: −$1,351
• After-tax cash flow: $6,408/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 · 2 photos

Good 75/100 Cosmetic rehab

This well-maintained single-family home offers a quiet setting with a unique enclosed rear porch and a meticulously maintained garden. Minor cosmetic updates could further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace HVAC filters — Improves air quality and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace HVAC filters — Improves air quality and energy efficiency ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-04-04 Listed $154,900 BRIGHT MLS
• 2026-03-21 Coming Soon $154,900 BRIGHT MLS