520 W Weymouth Rd · Vineland, NJ 08360

$199,000

4 bd · 2.0 ba · 1,868 sqft · SingleFamily public records · 19 Days on market

Built 1924 1.01 ac 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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 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

Located on just over 1 acre, this large quiet wooded area surrounding the home will have gorgeous landscapingflourish again in the spring. the home includes cascading steps in the rear, side porch area with seating and front porch as well. The driveway is newer and circles back out. The interior has a rustic feel with "phila. roofing inlaid throughout the kitchen, and HW throughout the home. .. lots of custom craftsmanship throughout. sold "As-Is" Subject to lenders approval

Key facts

• 1.01 acre lot
• Built 1924
• Listed 19 days

Property features AI

Exterior

• Parking: Driveway
• Utilities: Well water; Private septic tank; Electric cooling fuel; Natural gas for heating and hot water
• Home design: Detached single-family home; Two floors
• Construction: Frame construction; Block foundation; Above-grade and below-grade structures
• Exterior features: Trees/wooded lot; Full basement

Interior

• Kitchen: Dishwasher; Electric oven/range; Refrigerator
• Bedrooms: One bedroom on the main level; Three bedrooms on the first upper level
• Flooring: Hardwood; Carpet; Tile/brick
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Radiant and radiator heating; Natural gas heating and hot water; Central air conditioning (multi-unit)
• Interior features: Ceiling fans; Curved staircase; Family room off the kitchen; Formal separate dining room; Eat-in kitchen
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 43% 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 19 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $36k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $199k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,015 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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: 8.57%
• Cash-on-cash: 8.14%
• DSCR: 1.36
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $442,716
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 W Weymouth Rd	0.00mi	4/2.0	1,868 (0%)	0mo	$200,000	$107	100
8 Salem Ave	0.53mi	3/2.5 (-1)	1,602 (-14%)	2mo	$379,500	$237	43
3100 Eglantine Dr	0.60mi	3/2.0 (-1)	1,604 (-14%)	2mo	$428,000	$267	41
101 Catawba Ave	0.71mi	3/2.0 (-1)	1,803 (-4%)	20mo	$380,000	$211	39
111 Rena St	0.74mi	3/2.5 (-1)	1,616 (-14%)	18mo	$395,000	$244	21

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-8,077
• Equity at exit: $29,672

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $24,357
• Equity at exit: $17,206

Cash invested: $55,720 (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: $2,345 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$348 /mo · $4,173/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $378

Break-even live

Break-even rent $1,866

Max offer price $199,000

Occupancy floor 79%

Sensitivity live

Price	-10% $491	-5% $434	+0% $378	+5% $322	+10% $265
Rent	-10% $193	-5% $285	+0% $378	+5% $471	+10% $563
Rate	-1.0pp $478	-0.5pp $429	base $378	+0.5pp $326	+1.0pp $274

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
380 W Weymouth Rd Vineland, NJ	3.0	1.0	1404	$2,100	$1.50	19d	1	0.17mi

Listing history 12 events

1. 2026-05-20
   status Pending
2. 2026-05-10
   price $199,000
3. 2026-05-06
   price $215,000
4. 2026-05-01
   listed $235,000 Active
5. 2011-08-08
   soldstatus $125,000
6. 2011-06-21
   soldstatus $125,000 494-char remark

   Show marketing remark (494 chars)

   Located on just over 1 acre, this large quiet wooded area surrounding the home will have gorgeous landscapingflourish again in the spring. the home includes cascading steps in the rear, side porch area with seating and front porch as well. The driveway is newer and circles back out. The interior has a rustic feel with "phila. roofing inlaid throughout the kitchen, and HW throughout the home. .. lots of custom craftsmanship throughout. sold "As-Is" Subject to lenders approval

7. 2011-04-21
   historical 494-char remark

   Show marketing remark (494 chars)

   Located on just over 1 acre, this large quiet wooded area surrounding the home will have gorgeous landscapingflourish again in the spring. the home includes cascading steps in the rear, side porch area with seating and front porch as well. The driveway is newer and circles back out. The interior has a rustic feel with "phila. roofing inlaid throughout the kitchen, and HW throughout the home. .. lots of custom craftsmanship throughout. sold "As-Is" Subject to lenders approval

8. 2011-02-18
   historical 165-char remark

   Show marketing remark (165 chars)

   Very nice property. Hardwood floors. Master bedroom on 1st floor. Garage with workshop. Fenced back yard. Front and side porches. Come see all that this home offers.

9. 2011-02-10
   listed $139,000 494-char remark

   Show marketing remark (494 chars)

   Located on just over 1 acre, this large quiet wooded area surrounding the home will have gorgeous landscapingflourish again in the spring. the home includes cascading steps in the rear, side porch area with seating and front porch as well. The driveway is newer and circles back out. The interior has a rustic feel with "phila. roofing inlaid throughout the kitchen, and HW throughout the home. .. lots of custom craftsmanship throughout. sold "As-Is" Subject to lenders approval

10. 2010-08-09
    listed $169,900 165-char remark

    Show marketing remark (165 chars)

    Very nice property. Hardwood floors. Master bedroom on 1st floor. Garage with workshop. Fenced back yard. Front and side porches. Come see all that this home offers.

11. 1988-06-30
    soldstatus $55,000
12. 1984-09-26
    soldstatus $50,500

ⓘ 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: $4,173 · $348/mo
• Projected year-2 tax: $4,564 · $380/mo
• Expected delta: +$391/yr (+$33/mo · 9.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $28,135
• − Mortgage interest: −$11,147
• − Property taxes: −$4,173
• − Insurance: −$995
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − Depreciation: −$5,789
• Taxable income: $1,529
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $4,169/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

+294.1% since first listed

12 events — show timeline

• 2026-05-20 Pending — BRIGHT MLS
• 2026-05-10 Price Changed $199,000 BRIGHT MLS
• 2026-05-06 Price Changed $215,000 BRIGHT MLS
• 2026-05-01 Listed $235,000 BRIGHT MLS
• 2011-08-08 Sold (Public Records) $125,000 Public Records
• 2011-06-21 Sold (MLS) $125,000 SJSRMLS
• 2011-04-21 Listing Removed — SJSRMLS
• 2011-02-18 Listing Removed — SJSRMLS
• 2011-02-10 Listed $139,000 SJSRMLS
• 2010-08-09 Listed $169,900 SJSRMLS
• 1988-06-30 Sold (Public Records) $55,000 Public Records
• 1984-09-26 Sold (Public Records) $50,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $4,173 · +3.9% YoY. Source: county tax records.