101 S West Ave · Vineland, NJ 08360

$285,000

6 bd · None ba · 1,746 sqft · MultiFamily public records · 10 Days on market

Built 1928 5,001 sqft lot

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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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• 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

Multi-family units

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

Listing remarks

Excellent opportunity for investors or owner-occupants to secure a highly versatile income property! This beautifully maintained duplex stands out with incredible curb appeal, nestled behind a classic fence amidst lush, professional-style landscaping. The lower level offers a comfortable, functional 2-bedroom, 1-bath layout. Currently rented for $950/month to a long term tenant. Upstairs, you will find a highly unique 1-bedroom unit complete with a fantastic loft space—perfect for an owner occupant or additional rental income. The loft provides additional storage or a creative retreat that tenants will love. With eye-catching exteriors, great natural light, and a high-demand rental st

Key facts

• Turnkey gem
• Loft space
• 5,001 sq ft lot

Tags

• PROFESSIONAL-STYLE LANDSCAPING
• LOFT SPACE
• TURNKEY GEM

Property features AI

Finance

• Financial info: Existing month-to-month lease; owner occupied; Total actual rent reported

Exterior

• Parking: Detached garage with 5 garage spaces and additional storage area; Driveway parking for 2 vehicles; On-street parking; Total of 7 garage and parking spaces
• Utilities: Public water; Public sewer; Public septic listed; 200+ amp electric service; Cable TV available; Hot water: natural gas; Heating fuel: natural gas
• Home design: Detached property; 2 total levels; Two-unit building; Good condition; Fee simple ownership
• Construction: Aluminum siding; Shingle roof; Concrete perimeter foundation; Garages present; Above-grade and below-grade structures
• Exterior features: Sidewalks; Awnings; Front yard; Landscaping; Side yards

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Flooring: Carpet; Laminate
• Heating & cooling: Radiator heating (natural gas); Ceiling fans; Ductless / mini-split cooling; Wall unit cooling
• Interior features: Double entry; Ceiling fans; Eat-in kitchen; Traditional floor plan; Family room off the kitchen

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $285k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive. Per door: $309/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Cap rate 8.9% vs local median 4.6% 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+, crime F, amenities 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.
• Zoned schools: Gloria M Sabater Elementary School (math 2% / reading 14%, grade F, #1,270 of 1,303 statewide, top 98%, 713 students, 0% FRL); Vineland Senior High School (math 10% / reading 34%, grade F, #346 of 399 statewide, top 88%, 2,780 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 176 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• At $3,183/mo this rent would consume 58% 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 $9k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $285k implies a 338% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $285,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.12% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.31%
• DSCR: 1.41
• GRM: 7.5

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-6,763
• Equity at exit: $42,494

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $44,877
• Equity at exit: $24,642

Cash invested: $79,800 (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: 176
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $3,183 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$282 /mo · $3,388/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $619

Break-even live

Break-even rent $2,400

Max offer price $285,000

Occupancy floor 76%

Sensitivity live

Price	-10% $780	-5% $700	+0% $619	+5% $538	+10% $458
Rent	-10% $367	-5% $493	+0% $619	+5% $745	+10% $870
Rate	-1.0pp $762	-0.5pp $691	base $619	+0.5pp $545	+1.0pp $470

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,661
1× unit	1	1	$1,523
Total (2 units)			$3,183

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   status $285,000 Pending 10 DOM
2. 2026-06-18
   days on market $285,000 Active 10 DOM
3. 2026-06-17
   days on market $285,000 Active 9 DOM
4. 2026-06-16
   days on market $285,000 Active 8 DOM
5. 2026-06-15
   days on market $285,000 Active 7 DOM
6. 2026-06-14
   days on market $285,000 Active 5 DOM
7. 2026-06-13
   days on market $285,000 Active 4 DOM
8. 2026-06-10
   days on market $285,000 Active 2 DOM
9. 2026-06-09
   remarks 693-char remark
10. 2026-06-09
    listed $285,000 Active 1 DOM

ⓘ 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: $3,388 · $282/mo
• Projected year-2 tax: $5,242 · $437/mo
• Expected delta: +$1,854/yr (+$155/mo · 54.7%)

ⓘ 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 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: $38,196
• − Mortgage interest: −$15,964
• − Property taxes: −$3,388
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,056
• − Management: −$3,056
• − Depreciation: −$8,291
• Taxable income: $3,016
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $6,703/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

+338.5% since first listed

3 events — show timeline

• 2026-06-08 Listed $285,000 BRIGHT MLS
• 1992-03-04 Sold (Public Records) $65,000 Public Records
• 1992-02-28 Sold (Public Records) $65,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,388 · +3.9% YoY. Source: county tax records.