715 4th St N N · Millville, NJ 08332

$125,000

3 bd · 1.0 ba · 1,490 sqft · SingleFamily public records · 28 Days on market

Built 1922 6,125 sqft lot ↓ 26% since listing

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with endless potential! Bring your vision and creativity to this spacious home offering generously sized rooms with a traditional layout. This property has a large living room, large living room and a workable kitchen layout with a laundry room off the kitchen that also offers extra storage space. The property also features a large fenced in back yard with a nice front porch and nice deck off the back. The second floor features 2 bedrooms with an additional pass through bedroom, which could be a nice addition to a master suite or an office or large walk in closet. There is an additional bedroom in the attic which offers another large space. This home is being sold 100% as i

Key facts

• Extra storage space
• Laundry room
• Front porch

Tags

• LARGE LIVING ROOM
• WORKABLE KITCHEN LAYOUT
• LAUNDRY ROOM
• EXTRA STORAGE SPACE
• FENCED IN BACK YARD
• FRONT PORCH

Property features AI

Finance

• Other: Fee simple ownership; Below average property condition

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas for heating and hot water
• Home design: Detached structure; Frame construction
• Construction: Frame construction; Other foundation; Other above- and below-grade structures
• Exterior features: Gutter system; Outbuilding(s)

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: One full bathroom
• Heating & cooling: 90% forced air heating (natural gas); Window air conditioning units (electric)
• Interior features: Traditional floor plan; Formal separate dining room; Unfinished basement
• Laundry & utility: Natural gas hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.2% in Millville — 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 63/100 on livability (#431 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+; Watch: schools F, crime F, amenities F.
• Millville School District (suburban): math 6% / reading 28% proficiency, ranked #447 of 472 in NJ (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 296 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 30% 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 $864 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 + 1.9% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 75% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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: 1.37% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.26%
• DSCR: 1.63
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $253,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 N 9th St	0.38mi	3/2.5	1,484 (-0%)	2mo	$260,000	$175	74
915 N N 4th St	0.15mi	3/2.0	1,621 (+9%)	4mo	$135,500	$84	71
322 F St	0.12mi	4/1.5 (+1)	1,644 (+10%)	3mo	$160,000	$97	68
408 4th St N	0.29mi	3/1.5	1,588 (+7%)	7mo	$130,000	$82	68
700 9th St N N	0.35mi	3/2.0	1,411 (-5%)	5mo	$299,900	$213	67
1103 Buck St	0.48mi	3/1.5	1,470 (-1%)	9mo	$260,000	$177	66
713 E Broad St E E	0.29mi	3/2.0	1,311 (-12%)	0mo	$261,000	$199	62
428 E Oak St	0.23mi	4/1.0 (+1)	1,349 (-10%)	9mo	$229,900	$170	61
4 8th St N	0.63mi	3/1.5	1,394 (-6%)	9mo	$265,000	$190	50
16 N 5th St N	0.56mi	3/1.0	1,312 (-12%)	5mo	$125,000	$95	50
204 N 8th St	0.50mi	3/1.5	1,300 (-13%)	8mo	$215,000	$165	47
204 Sharp St N	0.69mi	3/2.0	1,362 (-9%)	3mo	$149,000	$109	46

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $4,496
• Equity at exit: $18,638

10-year hold

• IRR: 11.9%
• Equity multiple: 1.89×
• Total profit: $31,058
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,707 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$225 /mo · $2,705/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $416

Break-even live

Break-even rent $1,181

Max offer price $125,000

Occupancy floor 71%

Sensitivity live

Price	-10% $487	-5% $451	+0% $416	+5% $380	+10% $345
Rent	-10% $281	-5% $348	+0% $416	+5% $483	+10% $551
Rate	-1.0pp $479	-0.5pp $448	base $416	+0.5pp $383	+1.0pp $350

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 W Main St Unit B Millville, NJ	3.0	1.0	1384	$1,500	$1.08	44d	1	0.75mi
313 W Main St Millville, NJ	3.0	1.5	1265	$1,650	$1.30	44d	1	0.89mi
301 N Wade Blvd Millville, NJ	1.0–2.0	1.0	1005	$1,715	$1.71	14d	10	0.99mi

Listing history 4 events

1. 2026-04-24
   status Pending
2. 2026-04-13
   historical Active Under Contract
3. 2026-04-07
   price $125,000
4. 2026-03-16
   listed $170,000 Active

ⓘ 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: $2,705 · $225/mo
• Projected year-2 tax: $2,909 · $242/mo
• Expected delta: +$204/yr (+$17/mo · 7.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,489
• − Mortgage interest: −$7,002
• − Property taxes: −$2,705
• − Insurance: −$625
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$3,636
• Taxable income: $3,242
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $4,212/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: Millville School District
• NCES district ID: 3410320
• Math proficiency: 6% ▼ -11.00%
• Reading proficiency: 28% ▲ 1.00%
• Median HH income: $48,851
• Composite: 15.23/100
• National rank: #9338
• State rank: #447 of 472 in NJ

Livability — Millville

• Score: 63/100
• State rank: #431
• US rank: #15561

Category grades

Amenities F Commute F Cost of living C+ Crime F Employment C+ Housing A+ Health & safety B+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Millville, NJ
• County: Cumberland County · 80,266 people
• City population: 35,228
• 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

Price history

-26.5% since first listed

4 events — show timeline

• 2026-04-24 Pending — BRIGHT MLS
• 2026-04-13 Contingent — BRIGHT MLS
• 2026-04-07 Price Changed $125,000 BRIGHT MLS
• 2026-03-16 Listed $170,000 BRIGHT MLS

Property tax history

-2.6%/yr

Latest (2025): $2,705 · +3.3% YoY. Source: county tax records.