401 W Park Ave · Vineland, NJ 08360

$259,900

4 bd · 2.0 ba · 1,772 sqft · MultiFamily public records · 13 Days on market

Built 1915 8,925 sqft lot Est $331k · 22% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Large duplex with corner property! 2 bedroom, 1 bath and 1/2 basement for each side. All seperate utilities. Rents are $800 & $850. Living room, dining room and eat in kitchen on both sides!

Key facts

• Large corner lot
• Kitchen
• Living room

Tags

• DUPLEX
• LARGE CORNER LOT
• TWO STORY
• KITCHEN
• DINING ROOM
• LIVING ROOM

Property features AI

Finance

• Other: No rent control
• Financial info: Ground rent paid annually; Existing leases include month-to-month and yearly tenants; Two units currently leased; One unit on month-to-month; Assessor listed above-grade finished area: 1,772; Improvement and land assessed values recorded

Exterior

• Parking: Driveway parking (5 spaces total, driveway provides 5 spaces)
• Utilities: Public water; Public sewer
• Home design: Detached property; 2 total levels; Fee simple ownership; Property in good condition
• Construction: Asbestos construction materials; Stone foundation; Architectural shingle roof; Built according to assessor year built source
• Exterior features: Corner lot; Other structures above and below grade

Interior

• Kitchen: Single oven
• Bedrooms: Two 2-bedroom units (multi-unit property)
• Flooring: Vinyl flooring
• Heating & cooling: Hot water radiator heating; Natural gas heating and hot water; 100 Amp electric service
• Interior features: Traditional floor plan; Full unfinished basement with interior access and outside entrance

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $878 ($11k/yr) — positive. Per door: $439/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 10.3% 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 $3,321/mo this rent would consume 61% 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 $8k 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 $73k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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 $95k; list at $260k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $259,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.48%
• DSCR: 1.64
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $331,364
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
636 E Pear St	0.39mi	3/— (-1)	1,588 (-10%)	5mo	$315,000	$198	55
113 S 4th St	0.48mi	4/—	1,956 (+10%)	9mo	$365,000	$187	53
329 W Grape St	0.52mi	3/— (-1)	1,954 (+10%)	4mo	$265,000	$136	50

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $13,823
• Equity at exit: $38,752

10-year hold

• IRR: 14.4%
• Equity multiple: 2.16×
• Total profit: $84,119
• Equity at exit: $22,471

Cash invested: $72,772 (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: 13.0×

Monthly cashflow live

• Estimated rent: $3,321 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$274 /mo · $3,292/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $878

Break-even live

Break-even rent $2,210

Max offer price $259,900

Occupancy floor 69%

Sensitivity live

Price	-10% $1,025	-5% $952	+0% $878	+5% $804	+10% $731
Rent	-10% $616	-5% $747	+0% $878	+5% $1,009	+10% $1,140
Rate	-1.0pp $1,009	-0.5pp $944	base $878	+0.5pp $811	+1.0pp $742

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,320
Total (2 units)			$3,321

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-14
   status Pending
2. 2026-05-01
   listed $259,900 Active
3. 2011-05-05
   soldstatus $95,000
4. 2011-05-04
   soldstatus $95,000 196-char remark

   Show marketing remark (198 chars)

   LARGE DUPLEX WITH CORNER PROPERTY! 2 BEDROOM, 1 BATH AND 1/2 BASEMENT FOR EACH SIDE. ALL SEPERATE UTILITIES. RENTS ARE $800 & $850. LIVING ROOM, DINING ROOM AND EAT IN KITCHEN ON BOTH SIDES!

5. 2011-05-04
   soldstatus $95,000 198-char remark

   Show marketing remark (198 chars)

   LARGE DUPLEX WITH CORNER PROPERTY! 2 BEDROOM, 1 BATH AND 1/2 BASEMENT FOR EACH SIDE. ALL SEPERATE UTILITIES. RENTS ARE $800 & $850. LIVING ROOM, DINING ROOM AND EAT IN KITCHEN ON BOTH SIDES!

6. 2011-04-18
   historical 198-char remark

   Show marketing remark (198 chars)

   LARGE DUPLEX WITH CORNER PROPERTY! 2 BEDROOM, 1 BATH AND 1/2 BASEMENT FOR EACH SIDE. ALL SEPERATE UTILITIES. RENTS ARE $800 & $850. LIVING ROOM, DINING ROOM AND EAT IN KITCHEN ON BOTH SIDES!

7. 2011-04-08
   historical 196-char remark

   Show marketing remark (196 chars)

   Large duplex with corner property! 2 bedroom, 1 bath and 1/2 basement for each side. All seperate utilities. Rents are $800 & $850. Living room, dining room and eat in kitchen on both sides!

8. 2011-01-05
   listed $124,900 196-char remark

   Show marketing remark (198 chars)

   LARGE DUPLEX WITH CORNER PROPERTY! 2 BEDROOM, 1 BATH AND 1/2 BASEMENT FOR EACH SIDE. ALL SEPERATE UTILITIES. RENTS ARE $800 & $850. LIVING ROOM, DINING ROOM AND EAT IN KITCHEN ON BOTH SIDES!

9. 2011-01-05
   listed $124,900 198-char remark

   Show marketing remark (198 chars)

   LARGE DUPLEX WITH CORNER PROPERTY! 2 BEDROOM, 1 BATH AND 1/2 BASEMENT FOR EACH SIDE. ALL SEPERATE UTILITIES. RENTS ARE $800 & $850. LIVING ROOM, DINING ROOM AND EAT IN KITCHEN ON BOTH SIDES!

10. 2011-01-01
    historical
11. 2010-12-31
    historical
12. 2010-03-28
    listed $139,000
13. 2010-03-28
    listed $139,000
14. 1988-03-10
    soldstatus $45,000
15. 1984-06-13
    soldstatus $23,500

ⓘ 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: $3,292 · $274/mo
• Projected year-2 tax: $4,882 · $407/mo
• Expected delta: +$1,590/yr (+$132/mo · 48.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $39,852
• − Mortgage interest: −$14,558
• − Property taxes: −$3,292
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,188
• − Management: −$3,188
• − Depreciation: −$7,561
• Taxable income: $6,765
• Est. tax owed @ 24.0%: −$1,623
• After-tax cash flow: $8,912/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

+1006.0% since first listed

15 events — show timeline

• 2026-05-14 Pending — BRIGHT MLS
• 2026-05-01 Listed $259,900 BRIGHT MLS
• 2011-05-05 Sold (Public Records) $95,000 Public Records
• 2011-05-04 Sold (MLS) $95,000 SJSRMLS
• 2011-05-04 Sold (MLS) $95,000 BRIGHT MLS
• 2011-04-18 Listing Removed — SJSRMLS
• 2011-04-08 Listing Removed — BRIGHT MLS
• 2011-01-05 Listed $124,900 SJSRMLS
• 2011-01-05 Listed $124,900 BRIGHT MLS
• 2011-01-01 Listing Removed — SJSRMLS
• 2010-12-31 Listing Removed — BRIGHT MLS
• 2010-03-28 Listed $139,000 BRIGHT MLS
• 2010-03-28 Listed $139,000 SJSRMLS
• 1988-03-10 Sold (Public Records) $45,000 Public Records
• 1984-06-13 Sold (Public Records) $23,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,292 · +3.9% YoY. Source: county tax records.