525 E Park Ave · Vineland, NJ 08360

$289,000

6 bd · None ba · 1,264 sqft · MultiFamily public records · 22 Days on market

Built 1900 8,760 sqft lot

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Corporate owned Duplex, ready to move in. Priced to sell quickly. Easy to show. Features 2 new kitchens with new stoves, cabinets, countertops, new floors, new heaters. New roof wall to wall carpeting throughout both units and both are freshly painted throughout. A must see.

Key facts

• Upgraded bathroom
• New boiler
• New siding

Tags

• DUPLEX
• TWO SEPARATE UNITS
• UPGRADED BATHROOM
• NEW BOILER
• NEW WATER HEATER
• NEW SIDING

Property features AI

Finance

• Financial info: Month-to-month lease in place; Total actual rent: $21,000

Exterior

• Parking: Four total garage/parking spaces; Driveway with four spaces; Shared driveway; Parking fee
• Utilities: Public water; Public sewer; Natural gas available; Phone available; Cable internet available; Hot water: natural gas
• Home design: Detached structure; Very good condition; Fee simple ownership
• Construction: Aluminum siding; Shingle roof; Crawl space foundation; Built year per assessor
• Exterior features: Front yard; Rear yard; Sidewalks; Porch(es)

Interior

• Kitchen: Oven (single); Refrigerator
• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Heating & cooling: 90% forced air heating; Natural gas heating fuel; Ceiling fan(s) for cooling
• Interior features: Double entry; Some units furnished

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 1×1bd/1ba units multifamily listed at $289k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive. Per door: $326/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).
• Recommended offer: $285k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 173 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• At $3,205/mo this rent would consume 59% of the median local household income ($65k/yr) (locally 1328% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $123k; list at $289k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $284,665 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-5,314
• Equity at exit: $43,091

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $48,766
• Equity at exit: $24,987

Cash invested: $80,920 (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: 14.1×

Monthly cashflow live

• Estimated rent: $3,205 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$244 /mo · $2,925/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $652

Break-even live

Break-even rent $2,379

Max offer price $289,000

Occupancy floor 75%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,707
1× unit	1	1	$1,498
Total (2 units)			$3,205

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $289,000 Active 22 DOM
2. 2026-06-18
   days on market $289,000 Active 21 DOM
3. 2026-06-17
   days on market $289,000 Active 20 DOM
4. 2026-06-16
   days on market $289,000 Active 19 DOM
5. 2026-06-15
   days on market $289,000 Active 18 DOM
6. 2026-06-14
   days on market $289,000 Active 16 DOM
7. 2026-06-13
   pricedays on market $289,000 Active 15 DOM
8. 2026-06-10
   days on market $300,000 Active 13 DOM
9. 2026-06-09
   days on market $300,000 Active 12 DOM
10. 2026-06-08
    days on market $300,000 Active 11 DOM
11. 2026-06-07
    days on market $300,000 Active 10 DOM
12. 2026-06-03
    days on market $300,000 Active 6 DOM
13. 2026-06-02
    days on market $300,000 Active 5 DOM
14. 2026-06-01
    days on market $300,000 Active 4 DOM
15. 2026-05-31
    days on market $300,000 Active 3 DOM
16. 2026-05-30
    days on market $300,000 Active 2 DOM
17. 2026-05-28
    listed $300,000 Active
18. 2007-03-27
    soldstatus $123,000

    Show marketing remark (275 chars)

    Corporate owned Duplex, ready to move in. Priced to sell quickly. Easy to show. Features 2 new kitchens with new stoves, cabinets, countertops, new floors, new heaters. New roof wall to wall carpeting throughout both units and both are freshly painted throughout. A must see.

19. 2007-03-27
    soldstatus $123,000 275-char remark

    Show marketing remark (275 chars)

    Corporate owned Duplex, ready to move in. Priced to sell quickly. Easy to show. Features 2 new kitchens with new stoves, cabinets, countertops, new floors, new heaters. New roof wall to wall carpeting throughout both units and both are freshly painted throughout. A must see.

20. 2007-03-17
    historical
21. 2007-03-14
    historical 275-char remark

    Show marketing remark (275 chars)

    Corporate owned Duplex, ready to move in. Priced to sell quickly. Easy to show. Features 2 new kitchens with new stoves, cabinets, countertops, new floors, new heaters. New roof wall to wall carpeting throughout both units and both are freshly painted throughout. A must see.

22. 2007-03-13
    listed $123,000 275-char remark

    Show marketing remark (275 chars)

    Corporate owned Duplex, ready to move in. Priced to sell quickly. Easy to show. Features 2 new kitchens with new stoves, cabinets, countertops, new floors, new heaters. New roof wall to wall carpeting throughout both units and both are freshly painted throughout. A must see.

23. 2007-03-13
    historical

    Show marketing remark (275 chars)

    Corporate owned Duplex, ready to move in. Priced to sell quickly. Easy to show. Features 2 new kitchens with new stoves, cabinets, countertops, new floors, new heaters. New roof wall to wall carpeting throughout both units and both are freshly painted throughout. A must see.

24. 2007-01-05
    listed $139,900
25. 2007-01-04
    listed $119,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $2,925 · $244/mo
• Projected year-2 tax: $5,061 · $422/mo
• Expected delta: +$2,135/yr (+$178/mo · 73.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,460
• − Mortgage interest: −$16,188
• − Property taxes: −$2,925
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,077
• − Management: −$3,077
• − Depreciation: −$8,407
• Taxable income: $3,340
• Est. tax owed @ 24.0%: −$802
• After-tax cash flow: $7,025/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): 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

+150.2% since first listed

9 events — show timeline

• 2026-05-28 Listed $300,000 BRIGHT MLS
• 2007-03-27 Sold (MLS) $123,000 BRIGHT MLS
• 2007-03-27 Sold (MLS) $123,000 SJSRMLS
• 2007-03-17 Listing Removed — SJSRMLS
• 2007-03-14 Listing Removed — BRIGHT MLS
• 2007-03-13 Listing Removed — BRIGHT MLS
• 2007-03-13 Listed $123,000 BRIGHT MLS
• 2007-01-05 Listed $139,900 SJSRMLS
• 2007-01-04 Listed $119,900 BRIGHT MLS

Property tax history

+3.2%/yr

Latest (2025): $2,925 · +3.9% YoY. Source: county tax records.