1616 Pennsylvania Ave #85 · Vineland, NJ 08361

$149,900

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 210 Days on market

Built 1982 Est $197k · 24% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

Listing remarks MLS

"New price reduction!" Don't miss this one! Welcome to this well-maintained manufactured home located in the desirable Berryman’s Branch community in Vineland, NJ. This charming residence offers 3 spacious bedrooms and 2 full bathrooms, featuring an open living space that creates a bright and welcoming atmosphere. The layout is both comfortable and functional, highlighted by a cozy wood-burning fireplace. The home sits on a beautifully landscaped lot, featuring a convenient sprinkler system. Enjoy quiet mornings on the front porch or entertain friends and family. Water and sewer services are included in the monthly lot rent! Berryman’s Branch offers a variety of community amenities, including a clubhouse, seasonal swimming pool, basketball court, and a playground. The community also features on-site management and maintenance services, providing added convenience and peace of mind. This home is centrally located near shopping, dining, schools, and major highways; this home provides convenient access to everything Vineland has to offer. Don’t miss the opportunity—schedule your private showing today!

Key facts

• Custom coffee bar
• Brand-new kitchen
• Community pool

Tags

• NEWLY EXPANDED FRONT DECK
• TOP-TO-BOTTOM RENOVATION
• BRAND-NEW KITCHEN
• GRANITE LEATHERED COUNTERTOPS
• NEW STAINLESS STEEL APPLIANCES
• CUSTOM COFFEE BAR

Property features AI

Finance

• Other: Property listed in a community/park (Berryman's Branch)
• Financial info: Land lease years remaining: 0
• HOA & community: Community pool; Land lease fee of $939 monthly; Ground rent exists

Exterior

• Parking: Driveway
• Utilities: Public sewer; Public/community water; Electric service
• Home design: Manufactured home; Above-grade living area approximately 1,200 (estimated); Land lease ownership
• Construction: Aluminum siding; Above grade structure
• Exterior features: Corner lot; Community pool

Interior

• Kitchen: Refrigerator; Oven/Range - Electric; Dishwasher; Stainless steel appliances
• Bedrooms: 3 bedrooms on main level
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating (oil); Central air conditioning (electric); Electric hot water
• Interior features: Open floor plan; Dining area; Primary bathroom; Sprinkler system
• Laundry & utility: Washer; Dryer - Electric

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 4.6% 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: Dr. William Mennies Elementary School (math 0% / reading 23%, grade F, #1,206 of 1,303 statewide, top 93%, 602 students, 0% FRL); Anthony Rossi Elementary School (math 10% / reading 31%, grade F, #985 of 1,303 statewide, top 76%, 611 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: 86 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $150k implies a 124% gain — meaningful room to come down on a strong offer.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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: 1.42% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.35%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $196,800
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1616 Pennsylvania Ave Unit 27 BLUEBERRY	0.14mi	3/2.0	1,200 (0%)	1mo	$90,000	$75	92
3321 Wilderness Dr	0.66mi	3/2.0	1,156 (-4%)	2mo	$328,000	$284	62
1616 Pennsylvania Ave #145	0.26mi	3/2.0	1,300 (+8%)	17mo	$120,000	$92	60
3501 S Lincoln Ave	0.51mi	2/2.0 (-1)	1,100 (-8%)	9mo	$180,000	$164	50

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: 10.0%
• Equity multiple: 1.40×
• Total profit: $16,619
• Equity at exit: $22,351

10-year hold

• IRR: 19.2%
• Equity multiple: 2.60×
• Total profit: $67,237
• Equity at exit: $12,961

Cash invested: $41,972 (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 08361

• Active inventory: 86
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,124 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $642

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 65%

Sensitivity live

Price	-10% $745	-5% $694	+0% $642	+5% $590	+10% $538
Rent	-10% $474	-5% $558	+0% $642	+5% $726	+10% $810
Rate	-1.0pp $717	-0.5pp $680	base $642	+0.5pp $603	+1.0pp $563

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $149,900 Active 210 DOM
2. 2026-06-19
   days on market $149,900 Active 208 DOM
3. 2026-06-18
   days on market $149,900 Active 207 DOM
4. 2026-06-17
   days on market $149,900 Active 206 DOM
5. 2026-06-16
   days on market $149,900 Active 205 DOM
6. 2026-06-15
   days on market $149,900 Active 204 DOM
7. 2026-06-14
   days on market $149,900 Active 202 DOM
8. 2026-06-13
   days on market $149,900 Active 201 DOM
9. 2026-06-10
   days on market $149,900 Active 199 DOM
10. 2026-06-09
    days on market $149,900 Active 198 DOM
11. 2026-06-08
    days on market $149,900 Active 197 DOM
12. 2026-06-07
    days on market $149,900 Active 196 DOM
13. 2026-06-03
    days on market $149,900 Active 192 DOM
14. 2026-06-02
    days on market $149,900 Active 191 DOM
15. 2026-06-01
    days on market $149,900 Active 190 DOM
16. 2026-05-31
    days on market $149,900 Active 189 DOM
17. 2026-05-30
    days on market $149,900 Active 188 DOM
18. 2026-05-12
    price $149,900
19. 2026-04-27
    price $157,500
20. 2026-03-12
    price $162,500
21. 2025-12-10
    price $164,900
22. 2025-11-23
    listed $169,900 Active
23. 2025-09-05
    soldstatus $67,000 Closed 1149-char remark

    Show marketing remark (1149 chars)

    "New price reduction!" Don't miss this one! Welcome to this well-maintained manufactured home located in the desirable Berryman’s Branch community in Vineland, NJ. This charming residence offers 3 spacious bedrooms and 2 full bathrooms, featuring an open living space that creates a bright and welcoming atmosphere. The layout is both comfortable and functional, highlighted by a cozy wood-burning fireplace. The home sits on a beautifully landscaped lot, featuring a convenient sprinkler system. Enjoy quiet mornings on the front porch or entertain friends and family. Water and sewer services are included in the monthly lot rent! Berryman’s Branch offers a variety of community amenities, including a clubhouse, seasonal swimming pool, basketball court, and a playground. The community also features on-site management and maintenance services, providing added convenience and peace of mind. This home is centrally located near shopping, dining, schools, and major highways; this home provides convenient access to everything Vineland has to offer. Don’t miss the opportunity—schedule your private showing today!

24. 2025-08-19
    status Pending 1149-char remark

    Show marketing remark (1149 chars)

    "New price reduction!" Don't miss this one! Welcome to this well-maintained manufactured home located in the desirable Berryman’s Branch community in Vineland, NJ. This charming residence offers 3 spacious bedrooms and 2 full bathrooms, featuring an open living space that creates a bright and welcoming atmosphere. The layout is both comfortable and functional, highlighted by a cozy wood-burning fireplace. The home sits on a beautifully landscaped lot, featuring a convenient sprinkler system. Enjoy quiet mornings on the front porch or entertain friends and family. Water and sewer services are included in the monthly lot rent! Berryman’s Branch offers a variety of community amenities, including a clubhouse, seasonal swimming pool, basketball court, and a playground. The community also features on-site management and maintenance services, providing added convenience and peace of mind. This home is centrally located near shopping, dining, schools, and major highways; this home provides convenient access to everything Vineland has to offer. Don’t miss the opportunity—schedule your private showing today!

25. 2025-07-13
    price $76,000 1149-char remark

    Show marketing remark (1149 chars)

    "New price reduction!" Don't miss this one! Welcome to this well-maintained manufactured home located in the desirable Berryman’s Branch community in Vineland, NJ. This charming residence offers 3 spacious bedrooms and 2 full bathrooms, featuring an open living space that creates a bright and welcoming atmosphere. The layout is both comfortable and functional, highlighted by a cozy wood-burning fireplace. The home sits on a beautifully landscaped lot, featuring a convenient sprinkler system. Enjoy quiet mornings on the front porch or entertain friends and family. Water and sewer services are included in the monthly lot rent! Berryman’s Branch offers a variety of community amenities, including a clubhouse, seasonal swimming pool, basketball court, and a playground. The community also features on-site management and maintenance services, providing added convenience and peace of mind. This home is centrally located near shopping, dining, schools, and major highways; this home provides convenient access to everything Vineland has to offer. Don’t miss the opportunity—schedule your private showing today!

26. 2025-06-13
    listed $79,000 Active 1149-char remark

    Show marketing remark (1149 chars)

    "New price reduction!" Don't miss this one! Welcome to this well-maintained manufactured home located in the desirable Berryman’s Branch community in Vineland, NJ. This charming residence offers 3 spacious bedrooms and 2 full bathrooms, featuring an open living space that creates a bright and welcoming atmosphere. The layout is both comfortable and functional, highlighted by a cozy wood-burning fireplace. The home sits on a beautifully landscaped lot, featuring a convenient sprinkler system. Enjoy quiet mornings on the front porch or entertain friends and family. Water and sewer services are included in the monthly lot rent! Berryman’s Branch offers a variety of community amenities, including a clubhouse, seasonal swimming pool, basketball court, and a playground. The community also features on-site management and maintenance services, providing added convenience and peace of mind. This home is centrally located near shopping, dining, schools, and major highways; this home provides convenient access to everything Vineland has to offer. Don’t miss the opportunity—schedule your private showing today!

27. 2025-06-12
    historical $79,000 1149-char remark

    Show marketing remark (1149 chars)

    "New price reduction!" Don't miss this one! Welcome to this well-maintained manufactured home located in the desirable Berryman’s Branch community in Vineland, NJ. This charming residence offers 3 spacious bedrooms and 2 full bathrooms, featuring an open living space that creates a bright and welcoming atmosphere. The layout is both comfortable and functional, highlighted by a cozy wood-burning fireplace. The home sits on a beautifully landscaped lot, featuring a convenient sprinkler system. Enjoy quiet mornings on the front porch or entertain friends and family. Water and sewer services are included in the monthly lot rent! Berryman’s Branch offers a variety of community amenities, including a clubhouse, seasonal swimming pool, basketball court, and a playground. The community also features on-site management and maintenance services, providing added convenience and peace of mind. This home is centrally located near shopping, dining, schools, and major highways; this home provides convenient access to everything Vineland has to offer. Don’t miss the opportunity—schedule your private showing today!

ⓘ 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: $25,485
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$4,361
• Taxable income: $5,652
• Est. tax owed @ 24.0%: −$1,356
• After-tax cash flow: $6,345/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
• City population: 45,038
• Population (ZIP): 18,375

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 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 27% Two or more races 13% Black 10% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 20% Dominican 3%
• Common ancestry: Romanian 2% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 9% · Canada
• Languages at home: 75% English-only · Spanish 16% Other Indo-European 4% Russian/Polish/Slavic 2%

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: ▼ -215.80%
• Current HPI: 291.3404
• Rent YoY: —
• Metro: —
• 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

+89.7% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $149,900 BRIGHT MLS
• 2026-04-27 Price Changed $157,500 BRIGHT MLS
• 2026-03-12 Price Changed $162,500 BRIGHT MLS
• 2025-12-10 Price Changed $164,900 BRIGHT MLS
• 2025-11-23 Listed $169,900 BRIGHT MLS
• 2025-09-05 Sold (MLS) $67,000 BRIGHT MLS
• 2025-08-19 Pending — BRIGHT MLS
• 2025-07-13 Price Changed $76,000 BRIGHT MLS
• 2025-06-13 Listed $79,000 BRIGHT MLS
• 2025-06-12 Coming Soon $79,000 BRIGHT MLS