2110 Mays Landing Rd #308 · Vineland, NJ 08332

$105,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 569 Days on market

Built 2004 Good condition Est $91k · 15% over ↓ 19% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Schools +1.9/10.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom, two full bathrooms and plenty of living space, and very well kept. The park has an in ground community pool and the lot rent includes: water, sewer, trash pickup and snow removal. Pets are allowed.

Key facts

• Community pool
• Pets allowed
• Lot rent includes

Tags

• COMMUNITY POOL
• LOT RENT INCLUDES
• PETS ALLOWED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $891 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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 36% 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 569 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 569 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.95% ✓
• Cap rate: 16.48%
• Cash-on-cash: 36.37%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $91,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2110 Mays Landing Rd #173	0.00mi	3/2.0	1,248 (+4%)	21mo	$82,000	$66	76
2110 Mayslanding Rd #34	0.03mi	2/2.0 (-1)	1,056 (-12%)	14mo	$79,999	$76	62

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: 31.0%
• Equity multiple: 2.28×
• Total profit: $37,611
• Equity at exit: $15,656

10-year hold

• IRR: 37.5%
• Equity multiple: 4.31×
• Total profit: $97,282
• Equity at exit: $9,078

Cash invested: $29,400 (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 08332

• Home prices YoY: -28.9%
• Rents YoY: 1.9%
• Active inventory: 296
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,046 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $891

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 51%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $105,000 Active 569 DOM
2. 2026-06-18
   days on market $105,000 Active 568 DOM
3. 2026-06-17
   days on market $105,000 Active 567 DOM
4. 2026-06-16
   days on market $105,000 Active 566 DOM
5. 2026-06-15
   days on market $105,000 Active 565 DOM
6. 2026-06-14
   days on market $105,000 Active 563 DOM
7. 2026-06-13
   days on market $105,000 Active 562 DOM
8. 2026-06-10
   days on market $105,000 Active 560 DOM
9. 2026-06-09
   days on market $105,000 Active 559 DOM
10. 2026-06-08
    days on market $105,000 Active 558 DOM
11. 2026-06-07
    days on market $105,000 Active 557 DOM
12. 2026-06-03
    days on market $105,000 Active 553 DOM
13. 2026-06-02
    days on market $105,000 Active 552 DOM
14. 2026-06-01
    days on market $105,000 Active 551 DOM
15. 2026-05-31
    days on market $105,000 Active 550 DOM
16. 2026-05-30
    days on market $105,000 Active 549 DOM
17. 2025-10-01
    status Active 214-char remark

    Show marketing remark (214 chars)

    Three bedroom, two full bathrooms and plenty of living space, and very well kept. The park has an in ground community pool and the lot rent includes: water, sewer, trash pickup and snow removal. Pets are allowed.

18. 2025-08-26
    status Pending 214-char remark

    Show marketing remark (214 chars)

    Three bedroom, two full bathrooms and plenty of living space, and very well kept. The park has an in ground community pool and the lot rent includes: water, sewer, trash pickup and snow removal. Pets are allowed.

19. 2025-04-22
    status Active 214-char remark

    Show marketing remark (214 chars)

    Three bedroom, two full bathrooms and plenty of living space, and very well kept. The park has an in ground community pool and the lot rent includes: water, sewer, trash pickup and snow removal. Pets are allowed.

20. 2025-04-17
    historical 214-char remark

    Show marketing remark (214 chars)

    Three bedroom, two full bathrooms and plenty of living space, and very well kept. The park has an in ground community pool and the lot rent includes: water, sewer, trash pickup and snow removal. Pets are allowed.

21. 2025-01-03
    price $105,000 214-char remark

    Show marketing remark (214 chars)

    Three bedroom, two full bathrooms and plenty of living space, and very well kept. The park has an in ground community pool and the lot rent includes: water, sewer, trash pickup and snow removal. Pets are allowed.

22. 2024-10-18
    listed $109,900 Active 214-char remark

    Show marketing remark (214 chars)

    Three bedroom, two full bathrooms and plenty of living space, and very well kept. The park has an in ground community pool and the lot rent includes: water, sewer, trash pickup and snow removal. Pets are allowed.

23. 2024-10-17
    historical
24. 2024-08-21
    price $109,900
25. 2024-06-04
    price $114,900
26. 2024-04-04
    price $119,900
27. 2024-03-05
    listed $129,900 Active

ⓘ 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: $24,558
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − Depreciation: −$3,055
• Taxable income: $9,593
• Est. tax owed @ 24.0%: −$2,302
• After-tax cash flow: $8,391/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 · 12 photos

Good 75/100 Cosmetic rehab

This single-family home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor maintenance. The highest-ROI updates would be painting the exterior trim and cleaning the gutters to enhance curb appeal and property value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage 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): 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

-19.2% since first listed

11 events — show timeline

• 2025-10-01 Relisted — BRIGHT MLS
• 2025-08-26 Pending — BRIGHT MLS
• 2025-04-22 Relisted — BRIGHT MLS
• 2025-04-17 Listing Removed — BRIGHT MLS
• 2025-01-03 Price Changed $105,000 BRIGHT MLS
• 2024-10-18 Listed $109,900 BRIGHT MLS
• 2024-10-17 Listing Removed — BRIGHT MLS
• 2024-08-21 Price Changed $109,900 BRIGHT MLS
• 2024-06-04 Price Changed $114,900 BRIGHT MLS
• 2024-04-04 Price Changed $119,900 BRIGHT MLS
• 2024-03-05 Listed $129,900 BRIGHT MLS