2110 Mays Landing Rd #199 · Vineland, NJ 08332

$135,000

3 bd · 2.0 ba · 980 sqft · SingleFamily · 108 Days on market

Built 2003 Good condition ↓ 9% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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 MLS

Fairview Manor offers comfort and convenience with great community amenities including a pool! This spacious 3-bedroom, 2-bath home provides approximately 1,600 sq. ft. of living space with an open layout, perfect for everyday living and entertaining. Appliances included: stove, dishwasher, microwave, refrigerator, washer, and dryer (all in as-is condition).

Key facts

• 2 parking spots
• Community pool
• Built 2003

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: 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 35% 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.45% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.60%
• DSCR: 1.87
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $74,480
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2110 Mayslanding Rd #161	0.11mi	2/2.0 (-1)	980 (0%)	11mo	$80,000	$82	81
2110 Mays Landing Rd Lot 287	0.05mi	3/1.0	900 (-8%)	4mo	$62,500	$69	76
2110 Mayslanding Rd #34	0.11mi	2/2.0 (-1)	1,056 (+8%)	14mo	$79,999	$76	66
2110 Mays Landing Rd #25	0.11mi	2/1.0 (-1)	900 (-8%)	20mo	$60,000	$67	56

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.41×
• Total profit: $15,415
• Equity at exit: $20,129

10-year hold

• IRR: 18.7%
• Equity multiple: 2.48×
• Total profit: $55,869
• Equity at exit: $11,672

Cash invested: $37,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,963 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $618

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 64%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $135,000 Active 108 DOM
2. 2026-06-18
   days on market $135,000 Active 107 DOM
3. 2026-06-17
   days on market $135,000 Active 106 DOM
4. 2026-06-16
   days on market $135,000 Active 105 DOM
5. 2026-06-15
   days on market $135,000 Active 104 DOM
6. 2026-06-14
   days on market $135,000 Active 102 DOM
7. 2026-06-13
   days on market $135,000 Active 101 DOM
8. 2026-06-10
   days on market $135,000 Active 99 DOM
9. 2026-06-09
   days on market $135,000 Active 98 DOM
10. 2026-06-08
    days on market $135,000 Active 97 DOM
11. 2026-06-07
    days on market $135,000 Active 96 DOM
12. 2026-06-03
    days on market $135,000 Active 92 DOM
13. 2026-06-02
    days on market $135,000 Active 91 DOM
14. 2026-06-01
    days on market $135,000 Active 90 DOM
15. 2026-05-31
    days on market $135,000 Active 89 DOM
16. 2026-05-30
    days on market $135,000 Active 88 DOM
17. 2026-05-11
    price $135,000 360-char remark

    Show marketing remark (360 chars)

    Fairview Manor offers comfort and convenience with great community amenities including a pool! This spacious 3-bedroom, 2-bath home provides approximately 1,600 sq. ft. of living space with an open layout, perfect for everyday living and entertaining. Appliances included: stove, dishwasher, microwave, refrigerator, washer, and dryer (all in as-is condition).

18. 2026-03-03
    listed $139,000 Active 360-char remark

    Show marketing remark (360 chars)

    Fairview Manor offers comfort and convenience with great community amenities including a pool! This spacious 3-bedroom, 2-bath home provides approximately 1,600 sq. ft. of living space with an open layout, perfect for everyday living and entertaining. Appliances included: stove, dishwasher, microwave, refrigerator, washer, and dryer (all in as-is condition).

19. 2026-03-02
    historical
20. 2026-01-16
    price $139,000
21. 2026-01-16
    price $137,000
22. 2025-10-02
    price $145,000
23. 2025-09-05
    listed $149,000 Active
24. 2025-08-29
    historical

ⓘ 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: $23,552
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$3,927
• Taxable income: $5,594
• Est. tax owed @ 24.0%: −$1,343
• After-tax cash flow: $6,068/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 · 13 photos

Good 75/100 Cosmetic rehab

This 3-bedroom, 2-bath home is in good condition with a good layout and appliances. It's ready for a fresh coat of paint and some minor maintenance to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs ↑

ⓘ 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

Price history

-9.4% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $135,000 BRIGHT MLS
• 2026-03-03 Listed $139,000 BRIGHT MLS
• 2026-03-02 Listing Removed — BRIGHT MLS
• 2026-01-16 Price Changed $139,000 BRIGHT MLS
• 2026-01-16 Price Changed $137,000 BRIGHT MLS
• 2025-10-02 Price Changed $145,000 BRIGHT MLS
• 2025-09-05 Listed $149,000 BRIGHT MLS
• 2025-08-29 Coming Soon — BRIGHT MLS