882 Sawyer Ave · Vineland, NJ 08360

$329,000

4 bd · 0.0 ba · 1,368 sqft · MultiFamily public records · 163 Days on market

Built 1952 0.44 ac lot Est $233k · 41% over

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Why this score? — see what drove the D+ 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 +22.3/30.0
• DSCR +7.1/10.0
• 1% rule +5.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Welcome to this fantastic investment opportunity in Vineland! This side-by-side duplex rancher is perfect for investors looking for steady rental income or for an owner-occupant who wants to live in one unit while earning from the other. The main unit features three bedrooms and one full bathroom, with a spacious living room, formal dining room, and a full kitchen. Two bedrooms and the bathroom are located on the main floor, while the finished lower level offers a third bedroom, a sitting area, and a separate utility room with washer and dryer hookups. There's also a breezeway that connects to the attached garage, offering added convenience and storage. The second unit is a small studio-sty

Key facts

• Separate utilities
• Attached garage
• Breezeway

Tags

• SIDE BY SIDE DUPLEX
• FINISHED LOWER LEVEL
• PRIVATE ENTRANCE
• SEPARATE UTILITIES
• ATTACHED GARAGE
• BREEZEWAY

Property features AI

Finance

• Other: Year built and square footage sources per assessor
• Financial info: Two units total with one unit month-to-month; Two units currently leased; Units furnished: none

Exterior

• Parking: Three driveway parking spaces; Three total garage and parking spaces; Asphalt driveway; On-street parking available
• Utilities: Public water; Public sewer; Electric service; Natural gas available
• Home design: Detached structure; Architectural shingle roof; Fee simple ownership; 2 total units; 107 x 180 lot dimensions
• Construction: Block foundation
• Exterior features: Exterior lighting; Gutter system; Street lights nearby; Porches and screened porch; Breezeway; Garage(s); Shed; Cleared lot with front and rear yard

Interior

• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Heating & cooling: Baseboard hot water heating; Baseboard electric heating; Ceiling fans; Window air conditioning units; Heating and hot water from natural gas and electric
• Interior features: Basement with interior access; 8 rooms total; Good to average condition

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $329k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive. Per door: $270/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $329k).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 175 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• At $3,436/mo this rent would consume 63% of the median local household income ($65k/yr) (locally 1328% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 163 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $272k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $289,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 1.04% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $232,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 N Myrtle St	0.36mi	3/2.0 (-1)	1,474 (+8%)	16mo	$250,000	$170	44

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-18,865
• Equity at exit: $49,055

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $27,901
• Equity at exit: $28,446

Cash invested: $92,120 (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: 175
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $3,436 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$311 /mo · $3,733/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$722
• Net cashflow: $541

Break-even live

Break-even rent $2,751

Max offer price $329,000

Occupancy floor 79%

Sensitivity live

Price	-10% $727	-5% $634	+0% $541	+5% $448	+10% $355
Rent	-10% $270	-5% $405	+0% $541	+5% $677	+10% $812
Rate	-1.0pp $707	-0.5pp $625	base $541	+0.5pp $456	+1.0pp $369

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,436
Total (2 units)			$3,436

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $329,000 Active 163 DOM
2. 2026-06-19
   days on market $329,000 Active 161 DOM
3. 2026-06-18
   days on market $329,000 Active 160 DOM
4. 2026-06-17
   days on market $329,000 Active 159 DOM
5. 2026-06-16
   days on market $329,000 Active 158 DOM
6. 2026-06-15
   days on market $329,000 Active 157 DOM
7. 2026-06-14
   days on market $329,000 Active 155 DOM
8. 2026-06-13
   days on market $329,000 Active 154 DOM
9. 2026-06-10
   days on market $329,000 Active 152 DOM
10. 2026-06-09
    days on market $329,000 Active 151 DOM
11. 2026-06-08
    days on market $329,000 Active 150 DOM
12. 2026-06-07
    days on market $329,000 Active 149 DOM
13. 2026-06-03
    days on market $329,000 Active 145 DOM
14. 2026-06-02
    days on market $329,000 Active 144 DOM
15. 2026-06-01
    days on market $329,000 Active 143 DOM
16. 2026-05-31
    days on market $329,000 Active 142 DOM
17. 2026-05-30
    days on market $329,000 Active 141 DOM
18. 2026-02-10
    price $329,000
19. 2026-01-09
    listed $339,000 Active
20. 2025-08-05
    historical
21. 2025-07-16
    price $338,000
22. 2025-06-16
    listed $339,000 Active
23. 2023-12-15
    soldstatus $272,000
24. 2023-10-01
    historical
25. 2023-08-14
    price $315,000
26. 2023-04-20
    listed $325,000 Active
27. 2023-04-15
    historical

ⓘ 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: $3,733 · $311/mo
• Projected year-2 tax: $5,962 · $497/mo
• Expected delta: +$2,230/yr (+$186/mo · 59.7%)

ⓘ 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 71% 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: $41,232
• − Mortgage interest: −$18,429
• − Property taxes: −$3,733
• − Insurance: −$1,645
• − Repairs & maintenance: −$3,299
• − Management: −$3,299
• − Depreciation: −$9,571
• Taxable income: $1,257
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $6,190/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

+1.2% since first listed

10 events — show timeline

• 2026-02-10 Price Changed $329,000 BRIGHT MLS
• 2026-01-09 Listed $339,000 BRIGHT MLS
• 2025-08-05 Listing Removed — BRIGHT MLS
• 2025-07-16 Price Changed $338,000 BRIGHT MLS
• 2025-06-16 Listed $339,000 BRIGHT MLS
• 2023-12-15 Sold (Public Records) $272,000 Public Records
• 2023-10-01 Listing Removed — BRIGHT MLS
• 2023-08-14 Price Changed $315,000 BRIGHT MLS
• 2023-04-20 Listed $325,000 BRIGHT MLS
• 2023-04-15 Coming Soon — BRIGHT MLS

Property tax history

+3.2%/yr

Latest (2025): $3,733 · +3.9% YoY. Source: county tax records.