2110 Mays Landing Rd #67 · Vineland, NJ 08332

$203,000

3 bd · 2.0 ba · 1,664 sqft · Manufactured · 10 Days on market

Built 2026 Fair condition

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Why this score? — see what drove the D+ 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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Brand new 3 bedroom, 2 bathroom. Beautiful kitchen with plenty of cabinet and counter space. Walk in pantry for extra storage. Walk into the foyer that over looks the dining room and leads to the living room. Master bathroom features a stand up shower. Natural gas heating and cooking. Central AC. Home is located in a shaded area with a 2 car driveway.

Key facts

• Central ac
• Built 2026
• Listed 10 days

Tags

• CENTRAL AC

Property features AI

Finance

• Other: Living area approximately 1664; Address: 2110 Mays Landing Rd #67, Millville NJ 08332; Status: Active
• Financial info: List price: $20,300

Exterior

• Utilities: Natural gas; Central air
• Home design: Manufactured home (Cavco Fairview Manor); Spec inventory type
• Construction: Manufactured construction
• Exterior features: Shake roof

Interior

• Kitchen: Includes dishwasher, microwave, and refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $203k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $203k).
• Cap rate 7.8% 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 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $203,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.03% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.26%
• DSCR: 1.23
• GRM: 8.1

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-19,189
• Equity at exit: $30,268

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-4,998
• Equity at exit: $17,552

Cash invested: $56,840 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,091 medium
• Mortgage (P&I): −$1,065
• Tax est. 1.5%: −$254 /mo · $3,045/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $249

Break-even live

Break-even rent $1,776

Max offer price $203,000

Occupancy floor 83%

Sensitivity live

Price	-10% $390	-5% $319	+0% $249	+5% $179	+10% $109
Rent	-10% $84	-5% $167	+0% $249	+5% $332	+10% $415
Rate	-1.0pp $352	-0.5pp $301	base $249	+0.5pp $197	+1.0pp $143

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: $50,750
• Closing costs: $6,090
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $203,000 Active 10 DOM
2. 2026-06-19
   days on market $203,000 Active 8 DOM
3. 2026-06-18
   days on market $203,000 Active 7 DOM
4. 2026-06-17
   days on market $203,000 Active 6 DOM
5. 2026-06-17
   price $203,000 Active 5 DOM
6. 2026-06-16
   days on market $20,300 Active 5 DOM
7. 2026-06-15
   days on market $20,300 Active 4 DOM
8. 2026-06-14
   days on market $20,300 Active 2 DOM
9. 2026-06-13
   remarks 353-char remark
10. 2026-06-13
    listed $20,300 Active 1 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: $25,097
• − Mortgage interest: −$11,371
• − Property taxes: −$3,045
• − Insurance: −$1,015
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$5,905
• Taxable loss: −$255
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $3,053/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 · 2 photos

Fair 45/100 Moderate rehab

The home requires significant repairs and updates to its roof, siding, landscaping, and interior to improve its condition and value.

Repairs flagged

• Major roof — Signs of wear and discoloration suggest significant damage.
• Major siding — The siding is visibly worn and in poor condition.
• Major landscaping — The overgrown landscaping detracts from the property's curb appeal and may need trimming and planting.
• Major interior walls/paint — The exterior suggests the interior may be in poor condition, which would need significant work to improve the home's value.
• Major systems — The overall condition suggests the systems may need updating or replacement to improve the home's value.
• Major flooring — The exterior suggests the interior may be in poor condition, which would need significant work to improve the home's value.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's curb appeal and value.
• Resale siding replacement — New siding would improve the home's curb appeal and value.
• Both landscaping — A well-maintained landscape would improve the home's curb appeal and rental value.
• Resale interior painting and updates — Fresh paint and updates inside would improve the home's resale value.
• Resale system upgrades — Upgrading the systems would improve the home's functionality and value.
• Resale flooring replacement — New flooring would improve the home's resale value and appearance.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and discoloration suggest significant damage.	Major	$15,000–50,000
siding · The siding is visibly worn and in poor condition.	Major	$15,000–50,000
landscaping · The overgrown landscaping detracts from the property's curb appeal and may need trimming and planting.	Major	$15,000–50,000
interior walls/paint · The exterior suggests the interior may be in poor condition, which would need significant work to improve the home's value.	Major	$15,000–50,000
systems · The overall condition suggests the systems may need updating or replacement to improve the home's value.	Major	$15,000–50,000
flooring · The exterior suggests the interior may be in poor condition, which would need significant work to improve the home's value.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's curb appeal and value. ↑
• Resale siding replacement — New siding would improve the home's curb appeal and value. ↑
• Both landscaping — A well-maintained landscape would improve the home's curb appeal and rental value. ↑
• Resale interior painting and updates — Fresh paint and updates inside would improve the home's resale value. ↑
• Resale system upgrades — Upgrading the systems would improve the home's functionality and value. ↑
• Resale flooring replacement — New flooring would improve the home's resale value and appearance. ↑

ⓘ 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