815 Sawyer Ave · Vineland, NJ 08360

$339,990

6 bd · 4.0 ba · 1,769 sqft · MultiFamily public records · 135 Days on market

Built 1940 4,722 sqft lot Est $329k · at est.

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.1/10.0
• ARV discount +6.0/15.0
• 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 MLS

Discover the ideal investment opportunity in Vineland, NJ! 2 Family Duplex with new 2boilers, 2 new water heaters , new laminate flooring and new roof . Consist of …. . First Floor : LR, EIK, Bedroom, Plus bonus room could be used as bedroom or home office Second Floor. : LR, EIK, 2Bedrooms, Bonus room could be used as bedroom or office! Both units have separate gas & electric meters! Both units vacant.

Key facts

• Tenant occupied unit
• Washer dryer hookup
• Bonus room

Tags

• INCOME PRODUCING DUPLEX
• TENANT OCCUPIED UNIT
• BONUS ROOM
• FULL BASEMENT
• WASHER DRYER HOOKUP
• REAR DECK PLATFORMS

Property features AI

Finance

• Financial info: Month-to-month existing lease for rental unit(s)

Exterior

• Parking: Front-entry and rear-entry garage with inside access; 1 attached garage space; 2 driveway spaces; On-street parking; Concrete driveway; 3 total garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water; Natural gas heating fuel
• Home design: Detached property; Vinyl siding; Vinyl-clad windows
• Construction: Concrete perimeter and stone foundation
• Exterior features: Exterior lighting; Sidewalks; Street lights; Rear yard

Interior

• Kitchen: Electric range/oven; Refrigerator
• Bedrooms: Multi-unit property with one 1-bedroom unit and one 2-bedroom unit
• Flooring: Vinyl flooring
• Bathrooms: Bathroom(s) with tub/shower
• Heating & cooling: Hot water baseboard heating; Radiator heating; Ceiling fans; Window air conditioning units
• Interior features: Attic; Built-ins; Ceiling fans; Eat-in kitchen; Tub with shower
• Laundry & utility: Basement with interior access

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $340k.

Deal economics

• At list price, monthly cash flow is $994 ($12k/yr) — positive. Per door: $497/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $299k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• At $4,105/mo this rent would consume 75% 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 $10k 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 + 3.0% rent growth), your $95k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $265k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $299,191 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 1.21% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.53%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $329,034
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Elmwood Ave	0.45mi	5/2.0 (-1)	1,920 (+8%)	6mo	$357,000	$186	47

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $8,237
• Equity at exit: $50,694

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $88,719
• Equity at exit: $29,396

Cash invested: $95,197 (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: 13.8×

Monthly cashflow live

• Estimated rent: $4,105 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$324 /mo · $3,888/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$862
• Net cashflow: $994

Break-even live

Break-even rent $2,846

Max offer price $339,990

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,104
Total (2 units)			$4,105

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: $84,998
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $339,990 Active 135 DOM
2. 2026-06-18
   days on market $339,990 Active 134 DOM
3. 2026-06-17
   days on market $339,990 Active 133 DOM
4. 2026-06-16
   days on market $339,990 Active 132 DOM
5. 2026-06-15
   days on market $339,990 Active 131 DOM
6. 2026-06-14
   days on market $339,990 Active 129 DOM
7. 2026-06-13
   days on market $339,990 Active 128 DOM
8. 2026-06-10
   days on market $339,990 Active 126 DOM
9. 2026-06-09
   days on market $339,990 Active 125 DOM
10. 2026-06-08
    days on market $339,990 Active 124 DOM
11. 2026-06-07
    days on market $339,990 Active 123 DOM
12. 2026-06-03
    days on market $339,990 Active 119 DOM
13. 2026-06-02
    days on market $339,990 Active 118 DOM
14. 2026-06-01
    days on market $339,990 Active 117 DOM
15. 2026-05-31
    days on market $339,990 Active 116 DOM
16. 2026-05-30
    days on market $339,990 Active 115 DOM
17. 2026-05-11
    price $339,990
18. 2026-05-09
    price $399,990
19. 2026-03-10
    price $344,000
20. 2026-02-04
    listed $349,000 Active
21. 2023-12-30
    historical $2,950
22. 2023-12-28
    soldstatus $265,000
23. 2023-12-27
    soldstatus $265,000 Closed 421-char remark

    Show marketing remark (421 chars)

    Discover the ideal investment opportunity in Vineland, NJ! 2 Family Duplex with new 2boilers, 2 new water heaters , new laminate flooring and new roof . Consist of …. . First Floor : LR, EIK, Bedroom, Plus bonus room could be used as bedroom or home office Second Floor. : LR, EIK, 2Bedrooms, Bonus room could be used as bedroom or office! Both units have separate gas & electric meters! Both units vacant.

24. 2023-11-28
    listed $2,950
25. 2023-11-27
    status Pending 421-char remark

    Show marketing remark (421 chars)

    Discover the ideal investment opportunity in Vineland, NJ! 2 Family Duplex with new 2boilers, 2 new water heaters , new laminate flooring and new roof . Consist of …. . First Floor : LR, EIK, Bedroom, Plus bonus room could be used as bedroom or home office Second Floor. : LR, EIK, 2Bedrooms, Bonus room could be used as bedroom or office! Both units have separate gas & electric meters! Both units vacant.

26. 2023-11-21
    historical $2,950
27. 2023-11-03
    listed $297,000 Active 421-char remark

    Show marketing remark (421 chars)

    Discover the ideal investment opportunity in Vineland, NJ! 2 Family Duplex with new 2boilers, 2 new water heaters , new laminate flooring and new roof . Consist of …. . First Floor : LR, EIK, Bedroom, Plus bonus room could be used as bedroom or home office Second Floor. : LR, EIK, 2Bedrooms, Bonus room could be used as bedroom or office! Both units have separate gas & electric meters! Both units vacant.

28. 2023-11-02
    historical
29. 2023-10-24
    listed $2,950
30. 2023-10-23
    price $297,000
31. 2023-08-02
    listed $325,000 Active
32. 2023-07-31
    historical
33. 2023-07-19
    price $319,500
34. 2023-06-26
    price $324,800
35. 2023-06-10
    price $324,900
36. 2023-06-10
    status Active
37. 2023-05-08
    status Pending
38. 2023-02-10
    listed $325,000 Active
39. 2023-01-21
    historical
40. 2021-05-12
    historical
41. 2020-05-14
    historical Active Under Contract
42. 2020-04-06
    status Active
43. 2020-04-01
    historical
44. 2020-04-01
    status Active
45. 2020-04-01
    historical
46. 2020-02-08
    status Active
47. 2019-07-09
    price $120,000
48. 2019-05-09
    historical Active Under Contract
49. 2019-03-13
    price $134,900
50. 2019-03-04
    price $139,900

ⓘ 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: $3,888 · $324/mo
• Projected year-2 tax: $6,177 · $515/mo
• Expected delta: +$2,289/yr (+$191/mo · 58.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 71% 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: $49,260
• − Mortgage interest: −$19,045
• − Property taxes: −$3,888
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,941
• − Management: −$3,941
• − Depreciation: −$9,891
• Taxable income: $6,855
• Est. tax owed @ 24.0%: −$1,645
• After-tax cash flow: $10,287/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

+681.6% since first listed

45 events — show timeline

• 2026-05-11 Price Changed $339,990 BRIGHT MLS
• 2026-05-09 Price Changed $399,990 BRIGHT MLS
• 2026-03-10 Price Changed $344,000 BRIGHT MLS
• 2026-02-04 Listed $349,000 BRIGHT MLS
• 2023-12-30 Rental Removed $2,950 TURBOTENANT
• 2023-12-28 Sold (Public Records) $265,000 Public Records
• 2023-12-27 Sold (MLS) $265,000 BRIGHT MLS
• 2023-11-28 Listed for Rent $2,950 TURBOTENANT
• 2023-11-27 Pending — BRIGHT MLS
• 2023-11-21 Rental Removed $2,950 TURBOTENANT
• 2023-11-03 Listed $297,000 BRIGHT MLS
• 2023-11-02 Listing Removed — BRIGHT MLS
• 2023-10-24 Listed for Rent $2,950 TURBOTENANT
• 2023-10-23 Price Changed $297,000 BRIGHT MLS
• 2023-08-02 Listed $325,000 BRIGHT MLS
• 2023-07-31 Listing Removed — BRIGHT MLS
• 2023-07-19 Price Changed $319,500 BRIGHT MLS
• 2023-06-26 Price Changed $324,800 BRIGHT MLS
• 2023-06-10 Price Changed $324,900 BRIGHT MLS
• 2023-06-10 Relisted — BRIGHT MLS
• 2023-05-08 Pending — BRIGHT MLS
• 2023-02-10 Listed $325,000 BRIGHT MLS
• 2023-01-21 Coming Soon — BRIGHT MLS
• 2021-05-12 Listing Removed — BRIGHT MLS
• 2020-05-14 Contingent — BRIGHT MLS
• 2020-04-06 Relisted — BRIGHT MLS
• 2020-04-01 Listing Removed — BRIGHT MLS
• 2020-04-01 Relisted — BRIGHT MLS
• 2020-04-01 Listing Removed — BRIGHT MLS
• 2020-02-08 Relisted — BRIGHT MLS
• 2019-07-09 Price Changed $120,000 BRIGHT MLS
• 2019-05-09 Contingent — BRIGHT MLS
• 2019-03-13 Price Changed $134,900 BRIGHT MLS
• 2019-03-04 Price Changed $139,900 BRIGHT MLS
• 2019-03-04 Relisted — BRIGHT MLS
• 2019-03-04 Listing Removed — BRIGHT MLS
• 2019-02-08 Price Changed $144,900 BRIGHT MLS
• 2019-01-14 Price Changed $149,900 BRIGHT MLS
• 2018-09-21 Listed $154,900 BRIGHT MLS
• 2003-09-26 Sold (Public Records) $111,000 Public Records
• 2003-08-25 Sold (MLS) $111,000 SJSRMLS
• 2003-07-22 Listing Removed — SJSRMLS
• 2003-06-16 Listed $112,900 SJSRMLS
• 2001-04-04 Sold (Public Records) $93,000 Public Records
• 1984-09-11 Sold (Public Records) $43,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,888 · +3.9% YoY. Source: county tax records.