Cavco 49 Fairview Manor Plan · Vineland, NJ 08332

$192,500

4 bd · 2.0 ba · 1,560 sqft · Manufactured · 8 Days on market

Fair condition

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• 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

Brand new 4 bedroom, 2 baths. 1/2 porch that leads into the foyer. Fully equipped kitchen with center island and nook. Natural gas heating and cooking. Central AC. This home sits on a shaded lot.

Key facts

• Shaded lot
• Center island
• Listed 8 days

Tags

• FULLY EQUIPPED KITCHEN
• CENTER ISLAND
• SHADED LOT

Property features AI

Finance

• Financial info: List price $192,500

Exterior

• Home design: Manufactured home plan (Cavco Fairview Manor); Located in Millville, NJ
• Construction: Living area approximately 1,560
• Exterior features: Shake roof

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Active listing (Plan: Cavco Fairview Manor)

🏗️ 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 4-bed/2.0-bath manufactured listed at $192k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $192k).
• Cap rate 9.2% 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).
• This rent runs 40% of the median local income ($67k/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 $6k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $192,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.31%
• DSCR: 1.46
• GRM: 7.1

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-4,059
• Equity at exit: $28,702

10-year hold

• IRR: 6.5%
• Equity multiple: 1.46×
• Total profit: $24,962
• Equity at exit: $16,644

Cash invested: $53,900 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,270 medium
• Mortgage (P&I): −$1,009
• Tax est. 1.5%: −$241 /mo · $2,888/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $463

Break-even live

Break-even rent $1,684

Max offer price $192,500

Occupancy floor 75%

Sensitivity live

Price	-10% $596	-5% $530	+0% $463	+5% $397	+10% $330
Rent	-10% $284	-5% $373	+0% $463	+5% $553	+10% $642
Rate	-1.0pp $560	-0.5pp $512	base $463	+0.5pp $413	+1.0pp $362

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: $48,125
• Closing costs: $5,775
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $192,500 Active 8 DOM
2. 2026-06-18
   days on market $192,500 Active 7 DOM
3. 2026-06-17
   days on market $192,500 Active 6 DOM
4. 2026-06-16
   days on market $192,500 Active 5 DOM
5. 2026-06-15
   days on market $192,500 Active 4 DOM
6. 2026-06-14
   days on market $192,500 Active 2 DOM
7. 2026-06-13
   remarks 195-char remark
8. 2026-06-13
   listed $192,500 Active 1 DOM

ⓘ 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: $27,242
• − Mortgage interest: −$10,783
• − Property taxes: −$2,888
• − Insurance: −$962
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − Depreciation: −$5,600
• Taxable income: $2,650
• Est. tax owed @ 24.0%: −$636
• After-tax cash flow: $4,921/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

Fair 45/100 Moderate rehab

This manufactured home requires significant repairs and updates to its roof, siding, interior walls, HVAC system, and landscaping to improve its condition and value.

Repairs flagged

• Major roof — Signs of water damage and possible leaks.
• Major siding — Visible damage and wear.
• Minor flooring — Clean and in good condition, but may need cleaning or replacement.
• Major interior walls/paint — Signs of wear and discoloration.
• Major HVAC/mechanicals — Old and possibly in need of replacement or repair.
• Major landscaping — Sparse and in need of maintenance and improvement.

Value-add opportunities

• Resale New roof — A new roof would significantly improve the home's appearance and reduce maintenance costs.
• Resale New siding — New siding would enhance the home's curb appeal and increase its value.
• Resale Painting interior walls — Fresh paint would make the interior look new and improve the home's appeal.
• Resale New HVAC system — A new HVAC system would improve comfort and energy efficiency, increasing the home's value.
• Both Landscaping and curb appeal — A well-maintained and landscaped exterior would improve both resale and rental value.
• Resale Flooring replacement — New flooring would make the home look more modern and increase its appeal to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of water damage and possible leaks.	Major	$15,000–50,000
siding · Visible damage and wear.	Major	$15,000–50,000
flooring · Clean and in good condition, but may need cleaning or replacement.	Minor	$500–3,000
interior walls/paint · Signs of wear and discoloration.	Major	$15,000–50,000
HVAC/mechanicals · Old and possibly in need of replacement or repair.	Major	$15,000–50,000
landscaping · Sparse and in need of maintenance and improvement.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$75,500–253,000

Value-add ROI direction

• Resale New roof — A new roof would significantly improve the home's appearance and reduce maintenance costs. ↑
• Resale New siding — New siding would enhance the home's curb appeal and increase its value. ↑
• Resale Painting interior walls — Fresh paint would make the interior look new and improve the home's appeal. ↑
• Resale New HVAC system — A new HVAC system would improve comfort and energy efficiency, increasing the home's value. ↑
• Both Landscaping and curb appeal — A well-maintained and landscaped exterior would improve both resale and rental value. ↑
• Resale Flooring replacement — New flooring would make the home look more modern and increase its appeal to potential buyers. ↑

ⓘ 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