50 Jfk Blvd · Millville, NJ 08332

$175,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 300 Days on market

Built 2025 Excellent condition Est $234k · 25% 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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Condition / age +5.0/5.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Construction of Manufactured Home. New Colony model with 3 bedrooms 2 full baths. Utility room has washer and dryer hook up. Do not delay! Lot rent will be $615 per month. New residents will also be responsible for the water bill - $12 per month. Residents must be park approved and an application is available at the park office. Credit score must be at least 640. Pets are permitted with some restrictions.

Key facts

• Built 2025
• Listed 299 days

🏷️ Possibly a rental listed for sale. The $175,000 price doesn't fit this home's estimated sale value (~$234,240) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.2% in Millville — 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 63/100 on livability (#431 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+; Watch: schools F, crime F, amenities F.
• Millville School District (suburban): math 6% / reading 28% proficiency, ranked #447 of 472 in NJ (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 296 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 31% 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 $1k of loan paydown is wiped out by about $5k 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 300 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 300 days. Have you received any prior offers? Is the seller open to a 12% 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 F-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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.01% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $234,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Madison Pl	0.21mi	3/2.0	1,280 (0%)	7mo	$168,000	$131	84
2 Eisenhower Blvd	0.15mi	3/2.0	1,456 (+14%)	9mo	$146,500	$101	63
318 W Race St	0.60mi	3/2.0	1,232 (-4%)	8mo	$265,000	$215	60
35 Cedar St	0.53mi	2/1.5 (-1)	1,304 (+2%)	9mo	$170,000	$130	58
6 Fairfield Ave	0.69mi	3/2.0	1,335 (+4%)	4mo	$315,000	$236	57
815 S 2nd St	0.63mi	3/1.0	1,230 (-4%)	8mo	$226,000	$184	54
309 S 2nd St	0.50mi	3/1.0	1,406 (+10%)	8mo	$190,000	$135	50
17 Hillside Ave	0.50mi	4/1.5 (+1)	1,380 (+8%)	8mo	$300,000	$217	50
833 2nd St S	0.66mi	2/1.5 (-1)	1,224 (-4%)	9mo	$230,000	$188	47
301 Howard St	0.63mi	3/2.5	1,420 (+11%)	8mo	$260,000	$183	43
10 N Park Ave	0.72mi	2/1.5 (-1)	1,172 (-8%)	8mo	$199,900	$171	39
216 S 3rd St	0.57mi	4/1.0 (+1)	1,437 (+12%)	8mo	$140,000	$97	38

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-18,452
• Equity at exit: $26,093

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-8,320
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,764 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $184

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 85%

Sensitivity live

Price	-10% $305	-5% $245	+0% $184	+5% $124	+10% $63
Rent	-10% $45	-5% $115	+0% $184	+5% $254	+10% $324
Rate	-1.0pp $272	-0.5pp $229	base $184	+0.5pp $139	+1.0pp $93

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 W Main St Unit B Millville, NJ	3.0	1.0	1384	$1,500	$1.08	44d	1	0.60mi
313 W Main St Millville, NJ	3.0	1.5	1265	$1,650	$1.30	44d	1	0.68mi

Listing history 16 events

1. 2026-06-19
   days on market $175,000 Active 300 DOM
2. 2026-06-18
   days on market $175,000 Active 299 DOM
3. 2026-06-17
   days on market $175,000 Active 298 DOM
4. 2026-06-16
   days on market $175,000 Active 297 DOM
5. 2026-06-15
   days on market $175,000 Active 296 DOM
6. 2026-06-14
   days on market $175,000 Active 294 DOM
7. 2026-06-13
   days on market $175,000 Active 293 DOM
8. 2026-06-10
   days on market $175,000 Active 291 DOM
9. 2026-06-09
   days on market $175,000 Active 290 DOM
10. 2026-06-08
    days on market $175,000 Active 289 DOM
11. 2026-06-07
    days on market $175,000 Active 288 DOM
12. 2026-06-02
    days on market $175,000 Active 283 DOM
13. 2026-06-01
    days on market $175,000 Active 282 DOM
14. 2026-05-31
    days on market $175,000 Active 281 DOM
15. 2026-05-30
    days on market $175,000 Active 280 DOM
16. 2025-08-23
    listed $175,000 Active 413-char remark

    Show marketing remark (413 chars)

    New Construction of Manufactured Home. New Colony model with 3 bedrooms 2 full baths. Utility room has washer and dryer hook up. Do not delay! Lot rent will be $615 per month. New residents will also be responsible for the water bill - $12 per month. Residents must be park approved and an application is available at the park office. Credit score must be at least 640. Pets are permitted with some restrictions.

ⓘ 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: $21,171
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$5,091
• Taxable loss: −$610
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $2,359/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.

Condition & rehab AI · 13 photos

Excellent 100/100 None rehab

This new construction manufactured home is in excellent condition with no visible repairs or maintenance needed. It offers a good return on investment with potential for value increases through minor updates.

Value-add opportunities

• Resale Painting and updating the interior walls and trim — Fresh paint can enhance the home's curb appeal and make it more appealing to potential buyers.
• Resale Upgrading the appliances — Modern appliances can add value and attract more buyers.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting and updating the interior walls and trim — Fresh paint can enhance the home's curb appeal and make it more appealing to potential buyers. ↑
• Resale Upgrading the appliances — Modern appliances can add value and attract more buyers. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Millville School District
• NCES district ID: 3410320
• Math proficiency: 6% ▼ -11.00%
• Reading proficiency: 28% ▲ 1.00%
• Median HH income: $48,851
• Composite: 15.23/100
• National rank: #9338
• State rank: #447 of 472 in NJ

Livability — Millville

• Score: 63/100
• State rank: #431
• US rank: #15561

Category grades

Amenities F Commute F Cost of living C+ Crime F Employment C+ Housing A+ Health & safety B+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Millville, NJ
• County: Cumberland County · 80,266 people
• 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

1 event — show timeline

• 2025-08-23 Listed $175,000 BRIGHT MLS