713 E Pear St · Vineland, NJ 08360-3864

$315,000

15 bd · 9.0 ba · 1,998 sqft · MultiFamily public records · 35 Days on market

Built 1865

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Triplex - two lower level apartments, one upper level apartment. New tiled floor. One apartment has play room. Call Listing Agent for information or to set up appointments.

Key facts

• Covered front porch
• Eat in kitchen
• Large yard

Tags

• TRIPLEX
• INCOME PRODUCING UNITS
• EAT IN KITCHEN
• COVERED FRONT PORCH
• LARGE YARD
• EXCELLENT ACCESSIBILITY

Property features AI

Finance

• Financial info: Annual taxes listed: $3,769

Exterior

• Parking: No exterior parking; No garage
• Utilities: Public water; Public sewer
• Home design: Multi-unit property with 3 units; Lot dimensions approximately 50 x 150
• Exterior features: Not waterfront

Interior

• Bedrooms: Unit 1: 2 bedrooms (lower level); Unit 2: 2 bedrooms (upper level); Unit 3: 1 bedroom (lower level)
• Bathrooms: Unit 1: 1 bathroom; Unit 2: 1 bathroom; Unit 3: 1 bathroom
• Heating & cooling: Natural gas heating
• Interior features: Outside entrance to basement; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2×1bd/1.0ba + 1×2bd/1.0ba units multifamily listed at $315k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $733/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $315k).
• Recommended offer: $306k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: 1 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• 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 $88k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; list at $315k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1865 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.73% ✓
• Cap rate: 14.68%
• Cash-on-cash: 29.94%
• DSCR: 2.33
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.8%
• Equity multiple: 3.02×
• Total profit: $178,123
• Equity at exit: $141,638

10-year hold

• IRR: 35.9%
• Equity multiple: 5.96×
• Total profit: $437,789
• Equity at exit: $218,281

Cash invested: $88,200 (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 08360-3864

• Active inventory: 1
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $5,440 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$314 /mo · $3,769/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,142
• Net cashflow: $2,200

Break-even live

Break-even rent $2,655

Max offer price $315,000

Occupancy floor 55%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$3,340
1× unit	2	1	$2,100
Total (3 units)			$5,440

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $315,000 Active 35 DOM
2. 2026-06-18
   days on market $315,000 Active 34 DOM
3. 2026-06-17
   days on market $315,000 Active 33 DOM
4. 2026-06-16
   days on market $315,000 Active 32 DOM
5. 2026-06-15
   days on market $315,000 Active 31 DOM
6. 2026-06-14
   days on market $315,000 Active 29 DOM
7. 2026-06-13
   days on market $315,000 Active 28 DOM
8. 2026-06-10
   days on market $315,000 Active 26 DOM
9. 2026-06-09
   days on market $315,000 Active 25 DOM
10. 2026-06-08
    days on market $315,000 Active 24 DOM
11. 2026-06-07
    days on market $315,000 Active 23 DOM
12. 2026-06-03
    days on market $315,000 Active 19 DOM
13. 2026-06-02
    days on market $315,000 Active 18 DOM
14. 2026-06-01
    days on market $315,000 Active 17 DOM
15. 2026-05-31
    days on market $315,000 Active 16 DOM
16. 2026-05-30
    days on market $315,000 Active 15 DOM
17. 2026-05-13
    listed $315,000 Active
18. 2003-06-06
    soldstatus $85,000
19. 2003-05-01
    soldstatus $85,000 172-char remark

    Show marketing remark (172 chars)

    Triplex - two lower level apartments, one upper level apartment. New tiled floor. One apartment has play room. Call Listing Agent for information or to set up appointments.

20. 2003-02-27
    historical 172-char remark

    Show marketing remark (172 chars)

    Triplex - two lower level apartments, one upper level apartment. New tiled floor. One apartment has play room. Call Listing Agent for information or to set up appointments.

21. 2003-02-22
    listed $89,000 172-char remark

    Show marketing remark (172 chars)

    Triplex - two lower level apartments, one upper level apartment. New tiled floor. One apartment has play room. Call Listing Agent for information or to set up appointments.

22. 1996-08-21
    soldstatus $74,000
23. 1987-09-18
    soldstatus $43,000

ⓘ 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: $3,769 · $314/mo
• Projected year-2 tax: $5,806 · $484/mo
• Expected delta: +$2,037/yr (+$170/mo · 54.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,280
• − Mortgage interest: −$17,645
• − Property taxes: −$3,769
• − Insurance: −$1,575
• − Repairs & maintenance: −$5,222
• − Management: −$5,222
• − Depreciation: −$9,164
• Taxable income: $22,683
• Est. tax owed @ 24.0%: −$5,444
• After-tax cash flow: $20,961/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+632.6% since first listed

7 events — show timeline

• 2026-05-13 Listed $315,000 SJSRMLS
• 2003-06-06 Sold (Public Records) $85,000 Public Records
• 2003-05-01 Sold (MLS) $85,000 SJSRMLS
• 2003-02-27 Listing Removed — SJSRMLS
• 2003-02-22 Listed $89,000 SJSRMLS
• 1996-08-21 Sold (Public Records) $74,000 Public Records
• 1987-09-18 Sold (Public Records) $43,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,769 · +3.9% YoY. Source: county tax records.