414 W Cherry St · Vineland, NJ 08360

$184,950

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 24 Days on market

Built 1932 7,501 sqft lot Est $289k · 36% under

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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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.8/10.0
• 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 MLS

Nicely Kept 3 Bdrm. Home w/ LR, DR, Kitchen, Bath and Full Finished Basement. Fenced in Rear Yard.

Key facts

• 7,501 sq ft lot
• Built 1932
• Listed 23 days

Property features AI

Finance

• Other: Ownership: Fee simple

Exterior

• Parking: Driveway; Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Natural gas for heat and hot water
• Home design: Detached structure; Pitched shingle roof; Frame construction; Block foundation; Lot dimensions approximately 50 x 150
• Construction: Frame construction; Block foundation; Pitched shingle roof
• Exterior features: Exterior lighting; Sidewalks; Street lights; Chain link fencing (fully fenced)

Interior

• Bedrooms: Two bedrooms on the upper level; One bedroom on the main level
• Bathrooms: Two full bathrooms total; One full bath on the main level; One full bath on the lower level
• Heating & cooling: Radiator heat; Natural gas heating and hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 1 comparable units currently listed for rent nearby; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 40% 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 $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

• It's been on market 24 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $133k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $182,175 (1.5% below list)

Questions for the listing agent

1. Built in 1932 — 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 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: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $288,576
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
739 E Montrose St	0.49mi	4/2.0 (+1)	1,679 (-3%)	4mo	$320,000	$191	64
78 W Montrose St	0.53mi	3/2.0	1,740 (+1%)	14mo	$290,500	$167	62
426 W Chestnut Ave	0.07mi	3/1.0	1,532 (-11%)	20mo	$210,000	$137	57
66 W Walnut Rd	0.58mi	3/2.0	1,533 (-11%)	6mo	$355,000	$232	49
415 S East Ave	0.61mi	4/2.0 (+1)	1,860 (+8%)	14mo	$295,000	$159	42

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-8,813
• Equity at exit: $27,577

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $19,857
• Equity at exit: $15,991

Cash invested: $51,786 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,182 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$346 /mo · $4,156/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $331

Break-even live

Break-even rent $1,764

Max offer price $184,950

Occupancy floor 80%

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: $46,238
• Closing costs: $5,548
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
890 E Walnut Rd Vineland, NJ	1.0–2.0	1.0–1.5	937	$2,100	$2.24	1d	8	1.07mi

Listing history 25 events

1. 2026-06-19
   days on market $184,950 Active 24 DOM
2. 2026-06-18
   days on market $184,950 Active 23 DOM
3. 2026-06-17
   days on market $184,950 Active 22 DOM
4. 2026-06-16
   days on market $184,950 Active 21 DOM
5. 2026-06-15
   days on market $184,950 Active 20 DOM
6. 2026-06-14
   days on market $184,950 Active 18 DOM
7. 2026-06-13
   days on market $184,950 Active 17 DOM
8. 2026-06-10
   days on market $184,950 Active 15 DOM
9. 2026-06-09
   days on market $184,950 Active 14 DOM
10. 2026-06-08
    days on market $184,950 Active 13 DOM
11. 2026-06-07
    days on market $184,950 Active 12 DOM
12. 2026-06-03
    days on market $184,950 Active 8 DOM
13. 2026-06-02
    days on market $184,950 Active 7 DOM
14. 2026-06-01
    days on market $184,950 Active 6 DOM
15. 2026-05-31
    days on market $184,950 Active 5 DOM
16. 2026-05-30
    days on market $184,950 Active 4 DOM
17. 2026-05-26
    listed $184,950 Active
18. 2006-09-21
    soldstatus $133,400
19. 2006-09-19
    soldstatus $133,400 98-char remark

    Show marketing remark (111 chars)

    Nicely Kept 3 Bedroom Home w/ LR, DR, Kitchen, Bath and Full Finished Basement. Fenced in Yard. Priced to Sell!

20. 2006-09-19
    soldstatus $133,400 111-char remark

    Show marketing remark (111 chars)

    Nicely Kept 3 Bedroom Home w/ LR, DR, Kitchen, Bath and Full Finished Basement. Fenced in Yard. Priced to Sell!

21. 2006-07-19
    historical 98-char remark

    Show marketing remark (98 chars)

    Nicely Kept 3 Bdrm. Home w/ LR, DR, Kitchen, Bath and Full Finished Basement. Fenced in Rear Yard.

22. 2006-07-13
    historical 111-char remark

    Show marketing remark (111 chars)

    Nicely Kept 3 Bedroom Home w/ LR, DR, Kitchen, Bath and Full Finished Basement. Fenced in Yard. Priced to Sell!

23. 2006-06-13
    listed $133,400 98-char remark

    Show marketing remark (98 chars)

    Nicely Kept 3 Bdrm. Home w/ LR, DR, Kitchen, Bath and Full Finished Basement. Fenced in Rear Yard.

24. 2006-06-12
    listed $129,900 111-char remark

    Show marketing remark (111 chars)

    Nicely Kept 3 Bedroom Home w/ LR, DR, Kitchen, Bath and Full Finished Basement. Fenced in Yard. Priced to Sell!

25. 1995-11-06
    soldstatus $79,000

ⓘ 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: $4,156 · $346/mo
• Projected year-2 tax: $4,381 · $365/mo
• Expected delta: +$225/yr (+$19/mo · 5.4%)

ⓘ 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 65% 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: $26,185
• − Mortgage interest: −$10,360
• − Property taxes: −$4,156
• − Insurance: −$925
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − Depreciation: −$5,380
• Taxable income: $1,174
• Est. tax owed @ 24.0%: −$282
• After-tax cash flow: $3,685/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

+134.1% since first listed

9 events — show timeline

• 2026-05-26 Listed $184,950 BRIGHT MLS
• 2006-09-21 Sold (Public Records) $133,400 Public Records
• 2006-09-19 Sold (MLS) $133,400 SJSRMLS
• 2006-09-19 Sold (MLS) $133,400 BRIGHT MLS
• 2006-07-19 Listing Removed — BRIGHT MLS
• 2006-07-13 Listing Removed — SJSRMLS
• 2006-06-13 Listed $133,400 BRIGHT MLS
• 2006-06-12 Listed $129,900 SJSRMLS
• 1995-11-06 Sold (Public Records) $79,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $4,156 · +3.9% YoY. Source: county tax records.