1976 Northeast Ave #42 · Vineland, NJ 08360

$205,000

4 bd · 2.0 ba · 1,792 sqft · Manufactured · 33 Days on market

Built 2026 Fair 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful new 4-bedroom home with 2 full bathrooms and a spacious open layout. This home offers modern comfort, generous living space, and a welcoming atmosphere for family and friends.

Key facts

• Built 2026
• Listed 33 days

Property features AI

Finance

• Other: Address: 1976 Northeast Ave #42, Vineland, NJ 08360; Listing status: Active
• Financial info: List price $205,000

Exterior

• Utilities: Central air
• Home design: Spec home — Champion 42 Cedarcrest Village plan
• Exterior features: Living area of 1,792

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Central air conditioning

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $205k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 175 active listings in the ZIP; 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 33 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.

Recommended offer $198,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-5,285
• Equity at exit: $30,566

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $31,466
• Equity at exit: $17,725

Cash invested: $57,400 (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: 175
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,348 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $438

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 76%

Sensitivity live

Price	-10% $580	-5% $509	+0% $438	+5% $367	+10% $296
Rent	-10% $253	-5% $345	+0% $438	+5% $531	+10% $624
Rate	-1.0pp $541	-0.5pp $490	base $438	+0.5pp $385	+1.0pp $331

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $205,000 Active 33 DOM
2. 2026-06-19
   days on market $205,000 Active 31 DOM
3. 2026-06-18
   days on market $205,000 Active 30 DOM
4. 2026-06-17
   days on market $205,000 Active 29 DOM
5. 2026-06-16
   days on market $205,000 Active 28 DOM
6. 2026-06-15
   days on market $205,000 Active 27 DOM
7. 2026-06-14
   days on market $205,000 Active 25 DOM
8. 2026-06-13
   days on market $205,000 Active 24 DOM
9. 2026-06-10
   days on market $205,000 Active 22 DOM
10. 2026-06-09
    days on market $205,000 Active 21 DOM
11. 2026-06-08
    days on market $205,000 Active 20 DOM
12. 2026-06-07
    days on market $205,000 Active 19 DOM
13. 2026-06-03
    days on market $205,000 Active 15 DOM
14. 2026-06-02
    days on market $205,000 Active 14 DOM
15. 2026-06-01
    days on market $205,000 Active 13 DOM
16. 2026-05-31
    days on market $205,000 Active 12 DOM
17. 2026-05-30
    days on market $205,000 Active 11 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: $28,173
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,254
• − Management: −$2,254
• − Depreciation: −$5,964
• Taxable income: $2,119
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $4,748/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 · 1 photo

Fair 40/100 Moderate rehab

This 1976 manufactured home requires significant repairs and updates to improve its condition and value. Immediate attention to the kitchen, bathrooms, exterior, flooring, interior walls, windows, HVAC, and landscaping is recommended.

Repairs flagged

• Major Kitchen — No photos of kitchen
• Major Bathrooms — No photos of bathrooms
• Major Exterior — No photos of exterior
• Major Flooring — No photos of flooring
• Major Interior walls/paint — No photos of interior walls/paint
• Major Windows — No photos of windows
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major Landscaping/curb appeal — No photos of landscaping/curb appeal

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace flooring — New flooring improves comfort and value
• Both Fix windows — New windows improve energy efficiency and curb appeal
• Both Upgrade HVAC — Modern HVAC system enhances comfort and energy efficiency
• Both Improve landscaping — Landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · No photos of kitchen	Major	$15,000–50,000
Bathrooms · No photos of bathrooms	Major	$15,000–50,000
Exterior · No photos of exterior	Major	$15,000–50,000
Flooring · No photos of flooring	Major	$15,000–50,000
Interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
Windows · No photos of windows	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
Landscaping/curb appeal · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace flooring — New flooring improves comfort and value ↑
• Both Fix windows — New windows improve energy efficiency and curb appeal ↑
• Both Upgrade HVAC — Modern HVAC system enhances comfort and energy efficiency ↑
• Both Improve landscaping — Landscaping enhances curb appeal and property 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: 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