Skyline 219 Fairview Manor Plan · Vineland, NJ 08332

$165,900

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 16 Days on market

Good condition

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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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedroom, 2 bath home is remodled and ready for its new family. A kitchen that is made for the chief. This home features a center island, lots of cabinets as well as 2 sinks! Spacious living room and dining room. Mudd room features a washer and dryer with a back door that leads to the side deck. All bedrooms feature a walk in closet. Master bathroom has a vanity and extra large closet and stand up shower. All appliacnes are a year old. New roof. 2 porches to relax on. Storage shed included.

Key facts

• Remodeled
• Lots of cabinets
• Extra large closet

Tags

• REMODELED
• CENTER ISLAND
• LOTS OF CABINETS
• 2 SINKS
• WALK IN CLOSET
• EXTRA LARGE CLOSET

Property features AI

Finance

• Financial info: List price $165,900

Exterior

• Utilities: Natural gas; Central air conditioning
• Home design: Single-family plan (Skyline Fairview Manor)
• Construction: Living area approximately 1,680
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Plan: Skyline Fairview Manor

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $166k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 37% 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Recommended offer $163,411 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $3,664
• Equity at exit: $24,736

10-year hold

• IRR: 10.6%
• Equity multiple: 1.79×
• Total profit: $36,558
• Equity at exit: $14,344

Cash invested: $46,452 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,102 medium
• Mortgage (P&I): −$870
• Tax est. 1.5%: −$207 /mo · $2,488/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $514

Break-even live

Break-even rent $1,451

Max offer price $165,900

Occupancy floor 71%

Sensitivity live

Price	-10% $629	-5% $571	+0% $514	+5% $457	+10% $399
Rent	-10% $348	-5% $431	+0% $514	+5% $597	+10% $680
Rate	-1.0pp $597	-0.5pp $556	base $514	+0.5pp $471	+1.0pp $427

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $165,900 Active 16 DOM
2. 2026-06-19
   days on market $165,900 Active 14 DOM
3. 2026-06-18
   days on market $165,900 Active 13 DOM
4. 2026-06-17
   days on market $165,900 Active 12 DOM
5. 2026-06-16
   days on market $165,900 Active 11 DOM
6. 2026-06-15
   days on market $165,900 Active 10 DOM
7. 2026-06-14
   days on market $165,900 Active 8 DOM
8. 2026-06-13
   days on market $165,900 Active 7 DOM
9. 2026-06-10
   days on market $165,900 Active 5 DOM
10. 2026-06-09
    days on market $165,900 Active 4 DOM
11. 2026-06-08
    days on market $165,900 Active 3 DOM
12. 2026-06-07
    remarks 501-char remark
13. 2026-06-07
    listed $165,900 Active 2 DOM

ⓘ 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: $25,222
• − Mortgage interest: −$9,293
• − Property taxes: −$2,488
• − Insurance: −$830
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$4,826
• Taxable income: $3,749
• Est. tax owed @ 24.0%: −$900
• After-tax cash flow: $5,267/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 · 6 photos

Good 75/100 Cosmetic rehab

This remodeled 3-bedroom, 2-bath home is in good condition with a new roof and two porches. It has a good layout and is ready for a new family. Minor updates to the exterior and interior can further enhance its value.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint enhances curb appeal and can add value.
• Both Replace the ceiling fan with a modern model — A new fan can improve air circulation and aesthetics.
• Both Install new flooring in the bathrooms — New flooring can make the bathrooms look more modern and increase the home's value.
• Both Upgrade the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Fresh paint enhances curb appeal and can add value. ↑
• Both Replace the ceiling fan with a modern model — A new fan can improve air circulation and aesthetics. ↑
• Both Install new flooring in the bathrooms — New flooring can make the bathrooms look more modern and increase the home's value. ↑
• Both Upgrade the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑

ⓘ 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: 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