1976 N East Ave #248 · Vineland, NJ 08360

$83,000

2 bd · 2.0 ba · 1,056 sqft · SingleFamily · 309 Days on market

Built 2021 435 sqft lot Est $94k · 12% under ↓ 21% 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 +30.0/30.0
• ARV discount +12.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

🏷️ PRICE REDUCED! 🏡 Welcome to this well-maintained, single-owner 2021 manufactured home! Featuring 🛏️ 2 spacious bedrooms and 🛁 2 full bathrooms, this home offers a thoughtfully designed layout with a large 🚪 walk-in closet in the primary suite. 👨‍👩‍👧‍👦 Located near the front of a friendly community, it provides convenient access in and out. Enjoy community amenities including 🌳 a park and 🏛️ a clubhouse—perfect for relaxing or hosting gatherings. ✨ Move-in ready and waiting for its next owner! 📞 Call today to schedule your private tour!

Key facts

• 2 parking spots
• Built 2021
• Listed 308 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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).
• This rent runs 31% of the median local income ($65k/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 $574 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $73,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 309 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: 2.06% ✓
• Cap rate: 17.55%
• Cash-on-cash: 40.20%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $93,984
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1976 N East Ave Ave #8	0.17mi	2/2.0	1,088 (+3%)	22mo	$79,000	$73	69
1976 N East Ave #249	0.00mi	3/2.0 (+1)	1,200 (+14%)	6mo	$80,000	$67	67
1976 N East Ave #238	0.16mi	3/2.0 (+1)	1,000 (-5%)	21mo	$85,000	$85	61
1976 N East Ave Unit 115 (DARLENE DRIVE)	0.17mi	2/1.0	1,000 (-5%)	22mo	$50,000	$50	61
1976 Ne Ave #263	0.17mi	2/2.0	970 (-8%)	22mo	$86,500	$89	60
1704 N Valley Ave	0.61mi	3/1.0 (+1)	1,092 (+3%)	2mo	$314,000	$288	55
456 E Wheat Rd	0.25mi	3/1.0 (+1)	1,008 (-4%)	23mo	$315,000	$313	52
768 E Garden Rd #108	0.72mi	3/2.0 (+1)	1,200 (+14%)	9mo	$149,499	$125	31

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: 36.6%
• Equity multiple: 2.56×
• Total profit: $36,167
• Equity at exit: $12,376

10-year hold

• IRR: 43.3%
• Equity multiple: 5.11×
• Total profit: $95,454
• Equity at exit: $7,176

Cash invested: $23,240 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,245/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $779

Break-even live

Break-even rent $726

Max offer price $83,000

Occupancy floor 50%

Sensitivity live

Price	-10% $836	-5% $807	+0% $779	+5% $750	+10% $721
Rent	-10% $643	-5% $711	+0% $779	+5% $846	+10% $914
Rate	-1.0pp $820	-0.5pp $800	base $779	+0.5pp $757	+1.0pp $735

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-16
   days on market $83,000 Active 309 DOM
2. 2026-06-15
   days on market $83,000 Active 308 DOM
3. 2026-06-14
   days on market $83,000 Active 306 DOM
4. 2026-06-13
   days on market $83,000 Active 305 DOM
5. 2026-06-10
   days on market $83,000 Active 303 DOM
6. 2026-06-09
   days on market $83,000 Active 302 DOM
7. 2026-06-08
   days on market $83,000 Active 301 DOM
8. 2026-06-07
   days on market $83,000 Active 300 DOM
9. 2026-06-03
   days on market $83,000 Active 296 DOM
10. 2026-06-02
    days on market $83,000 Active 295 DOM
11. 2026-06-01
    days on market $83,000 Active 294 DOM
12. 2026-05-31
    days on market $83,000 Active 293 DOM
13. 2026-05-30
    days on market $83,000 Active 292 DOM
14. 2026-05-18
    status Pending
15. 2026-04-13
    price $83,000
16. 2026-01-20
    price $90,000
17. 2026-01-20
    status Active
18. 2026-01-19
    historical
19. 2025-10-22
    price $100,000
20. 2025-08-01
    listed $105,000 Active
21. 2025-07-22
    historical $105,000

ⓘ 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: $20,540
• − Mortgage interest: −$4,649
• − Property taxes: −$1,245
• − Insurance: −$415
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$2,415
• Taxable income: $8,530
• Est. tax owed @ 24.0%: −$2,047
• After-tax cash flow: $7,296/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

-21.0% since first listed

8 events — show timeline

• 2026-05-18 Pending — BRIGHT MLS
• 2026-04-13 Price Changed $83,000 BRIGHT MLS
• 2026-01-20 Price Changed $90,000 BRIGHT MLS
• 2026-01-20 Relisted — BRIGHT MLS
• 2026-01-19 Listing Removed — BRIGHT MLS
• 2025-10-22 Price Changed $100,000 BRIGHT MLS
• 2025-08-01 Listed $105,000 BRIGHT MLS
• 2025-07-22 Coming Soon $105,000 BRIGHT MLS