2110 Mays Landing Rd #225 · Vineland, NJ 08332

$85,000

3 bd · 2.0 ba · 1,153 sqft · SingleFamily · 119 Days on market

Built 2005 Est $88k · at est. ↓ 15% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller will pay buyer's first month's lot rent! Welcome to this well-maintained 3-bedroom, 2-bath manufactured home in Fairview Manor Mobile Home Park. The split-bedroom floor plan offers privacy, with the primary suite located on one end of the home and two additional bedrooms with a full bath on the opposite end. The spacious kitchen features a large island, ample storage space with plenty of counter space and opens to a generously sized living room—perfect for everyday living and entertaining. A full laundry room is conveniently located just off the kitchen for added functionality and ease. Park is in the Vineland school district.

Key facts

• Ample storage space
• Primary suite
• Spacious kitchen

Tags

• SPLIT-BEDROOM FLOOR PLAN
• PRIMARY SUITE
• SPACIOUS KITCHEN
• LARGE ISLAND
• AMPLE STORAGE SPACE
• GENEROUSLY SIZED LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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: Rents rising (+1.9%/yr); 296 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 36% of the median local income ($67k/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 $588 of loan paydown is wiped out by about $3k 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 + 1.9% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.41% ✓
• Cap rate: 20.86%
• Cash-on-cash: 52.02%
• DSCR: 3.31
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $87,628
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2110 Mayslanding Rd #34	0.11mi	2/2.0 (-1)	1,056 (-8%)	14mo	$79,999	$76	64
2110 Mays Landing Rd #173	0.10mi	3/2.0	1,248 (+8%)	21mo	$82,000	$66	64
2110 Mayslanding Rd #161	0.11mi	2/2.0 (-1)	980 (-15%)	11mo	$80,000	$82	56

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: 48.8%
• Equity multiple: 3.09×
• Total profit: $49,804
• Equity at exit: $12,674

10-year hold

• IRR: 53.9%
• Equity multiple: 6.02×
• Total profit: $119,417
• Equity at exit: $7,349

Cash invested: $23,800 (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 08332

• Home prices YoY: -28.9%
• Rents YoY: 1.9%
• Active inventory: 296
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $1,032

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,090	-5% $1,061	+0% $1,032	+5% $1,002	+10% $973
Rent	-10% $870	-5% $951	+0% $1,032	+5% $1,113	+10% $1,194
Rate	-1.0pp $1,075	-0.5pp $1,053	base $1,032	+0.5pp $1,010	+1.0pp $987

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $85,000 Active 119 DOM
2. 2026-06-18
   days on market $85,000 Active 118 DOM
3. 2026-06-17
   days on market $85,000 Active 117 DOM
4. 2026-06-16
   days on market $85,000 Active 116 DOM
5. 2026-06-15
   days on market $85,000 Active 115 DOM
6. 2026-06-14
   days on market $85,000 Active 113 DOM
7. 2026-06-13
   days on market $85,000 Active 112 DOM
8. 2026-06-10
   days on market $85,000 Active 110 DOM
9. 2026-06-09
   days on market $85,000 Active 109 DOM
10. 2026-06-08
    days on market $85,000 Active 108 DOM
11. 2026-06-07
    days on market $85,000 Active 107 DOM
12. 2026-06-03
    days on market $85,000 Active 103 DOM
13. 2026-06-02
    days on market $85,000 Active 102 DOM
14. 2026-06-01
    days on market $85,000 Active 101 DOM
15. 2026-05-31
    days on market $85,000 Active 100 DOM
16. 2026-05-30
    days on market $85,000 Active 99 DOM
17. 2026-05-19
    status Active 650-char remark

    Show marketing remark (650 chars)

    Seller will pay buyer's first month's lot rent! Welcome to this well-maintained 3-bedroom, 2-bath manufactured home in Fairview Manor Mobile Home Park. The split-bedroom floor plan offers privacy, with the primary suite located on one end of the home and two additional bedrooms with a full bath on the opposite end. The spacious kitchen features a large island, ample storage space with plenty of counter space and opens to a generously sized living room—perfect for everyday living and entertaining. A full laundry room is conveniently located just off the kitchen for added functionality and ease. Park is in the Vineland school district.

18. 2026-05-12
    status Pending 650-char remark

    Show marketing remark (650 chars)

    Seller will pay buyer's first month's lot rent! Welcome to this well-maintained 3-bedroom, 2-bath manufactured home in Fairview Manor Mobile Home Park. The split-bedroom floor plan offers privacy, with the primary suite located on one end of the home and two additional bedrooms with a full bath on the opposite end. The spacious kitchen features a large island, ample storage space with plenty of counter space and opens to a generously sized living room—perfect for everyday living and entertaining. A full laundry room is conveniently located just off the kitchen for added functionality and ease. Park is in the Vineland school district.

19. 2026-04-16
    price $85,000 650-char remark

    Show marketing remark (650 chars)

    Seller will pay buyer's first month's lot rent! Welcome to this well-maintained 3-bedroom, 2-bath manufactured home in Fairview Manor Mobile Home Park. The split-bedroom floor plan offers privacy, with the primary suite located on one end of the home and two additional bedrooms with a full bath on the opposite end. The spacious kitchen features a large island, ample storage space with plenty of counter space and opens to a generously sized living room—perfect for everyday living and entertaining. A full laundry room is conveniently located just off the kitchen for added functionality and ease. Park is in the Vineland school district.

20. 2026-03-24
    price $94,000 650-char remark

    Show marketing remark (650 chars)

    Seller will pay buyer's first month's lot rent! Welcome to this well-maintained 3-bedroom, 2-bath manufactured home in Fairview Manor Mobile Home Park. The split-bedroom floor plan offers privacy, with the primary suite located on one end of the home and two additional bedrooms with a full bath on the opposite end. The spacious kitchen features a large island, ample storage space with plenty of counter space and opens to a generously sized living room—perfect for everyday living and entertaining. A full laundry room is conveniently located just off the kitchen for added functionality and ease. Park is in the Vineland school district.

21. 2026-02-13
    listed $100,000 Active 650-char remark

    Show marketing remark (650 chars)

    Seller will pay buyer's first month's lot rent! Welcome to this well-maintained 3-bedroom, 2-bath manufactured home in Fairview Manor Mobile Home Park. The split-bedroom floor plan offers privacy, with the primary suite located on one end of the home and two additional bedrooms with a full bath on the opposite end. The spacious kitchen features a large island, ample storage space with plenty of counter space and opens to a generously sized living room—perfect for everyday living and entertaining. A full laundry room is conveniently located just off the kitchen for added functionality and ease. Park is in the Vineland school district.

ⓘ 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: $24,594
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$2,473
• Taxable income: $11,725
• Est. tax owed @ 24.0%: −$2,814
• After-tax cash flow: $9,566/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): 35,228
• Household income: $67,496
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1761.0

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 0.60)
• Race & ethnicity: White 59% Hispanic / Latino 17% Black 15% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 1% Other Asian/Pacific 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: ▼ -111.45%
• Current HPI: 274.8011
• Rent YoY: ▲ 1.94%
• 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

-15.0% since first listed

5 events — show timeline

• 2026-05-19 Relisted — BRIGHT MLS
• 2026-05-12 Pending — BRIGHT MLS
• 2026-04-16 Price Changed $85,000 BRIGHT MLS
• 2026-03-24 Price Changed $94,000 BRIGHT MLS
• 2026-02-13 Listed $100,000 BRIGHT MLS