620 Dock St · Millville, NJ 08332

$170,000

4 bd · 1.0 ba · 1,564 sqft · SingleFamily public records · 91 Days on market

Built 1900 4,356 sqft lot Est $277k · 39% under

---

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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• 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 MLS

Discover the potential at 620 Dock Street in Millville—a versatile property suitable for both homeowners and investors. This 4-bedroom, 2-bath home offers approximately 1,564 sq ft and is located in an established neighborhood with convenient access to local shops, dining, and major roadways. SOLD- AS IS Currently tenant is occupied at $1,350 per month, the property provides immediate income, with potential for future rental increase. Tenant pays gas and electric. Property is being sold strictly as-is and may benefit from updates and improvements, offering an opportunity to add value over time. Access may be limited due to tenant occupancy. Seller prefers a quick closing. With continued growth in the Millville area, this property presents a flexible opportunity for personal use or investment. SOLD AS IS.

Key facts

• Tenant occupied
• Local amenities
• 4,356 sq ft lot

Tags

• TENANT OCCUPIED
• LOCAL AMENITIES

🏷️ Possibly a rental listed for sale. The $170,000 price doesn't fit this home's estimated sale value (~$276,828) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 2 comparable units currently listed for rent nearby; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 35% 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 $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.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $29k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $170k implies a 426% 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, 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 $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.14% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $276,828
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 F St	0.42mi	4/1.5	1,644 (+5%)	3mo	$160,000	$97	67
408 4th St N	0.45mi	3/1.5 (-1)	1,588 (+2%)	7mo	$130,000	$82	64
915 N N 4th St	0.49mi	3/2.0 (-1)	1,621 (+4%)	4mo	$135,500	$84	59
10 Homestead Dr	0.62mi	3/2.5 (-1)	1,567 (+0%)	2mo	$328,000	$209	58
1103 Buck St	0.43mi	3/1.5 (-1)	1,470 (-6%)	9mo	$260,000	$177	56
302 W Main St	0.51mi	5/1.0 (+1)	1,426 (-9%)	5mo	$200,000	$140	52
204 Sharp St N	0.37mi	3/2.0 (-1)	1,362 (-13%)	3mo	$149,000	$109	49
706 5th St N N	0.48mi	5/2.0 (+1)	1,424 (-9%)	8mo	$285,000	$200	47
405 Glenside Rd	0.65mi	3/2.5 (-1)	1,488 (-5%)	6mo	$356,000	$239	46
525 W Main St	0.66mi	3/1.0 (-1)	1,397 (-11%)	6mo	$275,000	$197	42
301 Howard St	0.60mi	3/2.5 (-1)	1,420 (-9%)	8mo	$260,000	$183	39
417 E Main St	0.70mi	4/2.0	1,782 (+14%)	8mo	$162,500	$91	34

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-7,651
• Equity at exit: $25,348

10-year hold

• IRR: 4.1%
• Equity multiple: 1.28×
• Total profit: $13,466
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,945 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$231 /mo · $2,766/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $344

Break-even live

Break-even rent $1,510

Max offer price $170,000

Occupancy floor 77%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.51mi
313 W Main St Millville, NJ	3.0	1.5	1265	$1,650	$1.30	44d	1	0.56mi

Listing history 24 events

1. 2026-06-19
   days on market $170,000 Active 91 DOM
2. 2026-06-18
   days on market $170,000 Active 90 DOM
3. 2026-06-17
   days on market $170,000 Active 89 DOM
4. 2026-06-16
   days on market $170,000 Active 88 DOM
5. 2026-06-15
   days on market $170,000 Active 87 DOM
6. 2026-06-14
   days on market $170,000 Active 85 DOM
7. 2026-06-13
   days on market $170,000 Active 84 DOM
8. 2026-06-10
   days on market $170,000 Active 82 DOM
9. 2026-06-09
   days on market $170,000 Active 81 DOM
10. 2026-06-08
    days on market $170,000 Active 80 DOM
11. 2026-06-07
    days on market $170,000 Active 79 DOM
12. 2026-06-02
    days on market $170,000 Active 74 DOM
13. 2026-06-01
    days on market $170,000 Active 73 DOM
14. 2026-05-31
    days on market $170,000 Active 72 DOM
15. 2026-05-30
    days on market $170,000 Active 71 DOM
16. 2026-04-07
    price $170,000 822-char remark

    Show marketing remark (822 chars)

    Discover the potential at 620 Dock Street in Millville—a versatile property suitable for both homeowners and investors. This 4-bedroom, 2-bath home offers approximately 1,564 sq ft and is located in an established neighborhood with convenient access to local shops, dining, and major roadways. SOLD- AS IS Currently tenant is occupied at $1,350 per month, the property provides immediate income, with potential for future rental increase. Tenant pays gas and electric. Property is being sold strictly as-is and may benefit from updates and improvements, offering an opportunity to add value over time. Access may be limited due to tenant occupancy. Seller prefers a quick closing. With continued growth in the Millville area, this property presents a flexible opportunity for personal use or investment. SOLD AS IS.

17. 2026-03-14
    historical 822-char remark

    Show marketing remark (822 chars)

    Discover the potential at 620 Dock Street in Millville—a versatile property suitable for both homeowners and investors. This 4-bedroom, 2-bath home offers approximately 1,564 sq ft and is located in an established neighborhood with convenient access to local shops, dining, and major roadways. SOLD- AS IS Currently tenant is occupied at $1,350 per month, the property provides immediate income, with potential for future rental increase. Tenant pays gas and electric. Property is being sold strictly as-is and may benefit from updates and improvements, offering an opportunity to add value over time. Access may be limited due to tenant occupancy. Seller prefers a quick closing. With continued growth in the Millville area, this property presents a flexible opportunity for personal use or investment. SOLD AS IS.

18. 2026-03-13
    historical 822-char remark

    Show marketing remark (822 chars)

    Discover the potential at 620 Dock Street in Millville—a versatile property suitable for both homeowners and investors. This 4-bedroom, 2-bath home offers approximately 1,564 sq ft and is located in an established neighborhood with convenient access to local shops, dining, and major roadways. SOLD- AS IS Currently tenant is occupied at $1,350 per month, the property provides immediate income, with potential for future rental increase. Tenant pays gas and electric. Property is being sold strictly as-is and may benefit from updates and improvements, offering an opportunity to add value over time. Access may be limited due to tenant occupancy. Seller prefers a quick closing. With continued growth in the Millville area, this property presents a flexible opportunity for personal use or investment. SOLD AS IS.

19. 2026-03-13
    listed $199,000 Active 822-char remark

    Show marketing remark (822 chars)

    Discover the potential at 620 Dock Street in Millville—a versatile property suitable for both homeowners and investors. This 4-bedroom, 2-bath home offers approximately 1,564 sq ft and is located in an established neighborhood with convenient access to local shops, dining, and major roadways. SOLD- AS IS Currently tenant is occupied at $1,350 per month, the property provides immediate income, with potential for future rental increase. Tenant pays gas and electric. Property is being sold strictly as-is and may benefit from updates and improvements, offering an opportunity to add value over time. Access may be limited due to tenant occupancy. Seller prefers a quick closing. With continued growth in the Millville area, this property presents a flexible opportunity for personal use or investment. SOLD AS IS.

20. 2003-11-04
    soldstatus $32,300 206-char remark

    Show marketing remark (206 chars)

    THIS IS A HUD OWNED PROPERTY BEING SOLD AS IS. FOR BID INFORMATION GO TO WWW. FIRSTPRETON. COM CASE #351-374722. IF NEEDED TERMITE TREATMENT/REPAIRS AT BUYERS EXPENSE. VACANT NO APPOINTMENT MUST USE HUD KEY

21. 2003-08-29
    historical 206-char remark

    Show marketing remark (206 chars)

    THIS IS A HUD OWNED PROPERTY BEING SOLD AS IS. FOR BID INFORMATION GO TO WWW. FIRSTPRETON. COM CASE #351-374722. IF NEEDED TERMITE TREATMENT/REPAIRS AT BUYERS EXPENSE. VACANT NO APPOINTMENT MUST USE HUD KEY

22. 2003-06-26
    listed $34,200 206-char remark

    Show marketing remark (206 chars)

    THIS IS A HUD OWNED PROPERTY BEING SOLD AS IS. FOR BID INFORMATION GO TO WWW. FIRSTPRETON. COM CASE #351-374722. IF NEEDED TERMITE TREATMENT/REPAIRS AT BUYERS EXPENSE. VACANT NO APPOINTMENT MUST USE HUD KEY

23. 2000-01-04
    soldstatus $63,900
24. 1995-06-06
    soldstatus $30,000

ⓘ 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: $2,766 · $231/mo
• Projected year-2 tax: $3,500 · $292/mo
• Expected delta: +$733/yr (+$61/mo · 26.5%)

ⓘ 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 8/10 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: $23,344
• − Mortgage interest: −$9,523
• − Property taxes: −$2,766
• − Insurance: −$850
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$4,945
• Taxable income: $1,525
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $3,762/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

+466.7% since first listed

9 events — show timeline

• 2026-04-07 Price Changed $170,000 BRIGHT MLS
• 2026-03-14 Listing Removed — BRIGHT MLS
• 2026-03-13 Listed $199,000 BRIGHT MLS
• 2026-03-13 Listing Removed — BRIGHT MLS
• 2003-11-04 Sold (MLS) $32,300 SJSRMLS
• 2003-08-29 Listing Removed — SJSRMLS
• 2003-06-26 Listed $34,200 SJSRMLS
• 2000-01-04 Sold (Public Records) $63,900 Public Records
• 1995-06-06 Sold (Public Records) $30,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $2,766 · +3.3% YoY. Source: county tax records.