1811 N Delsea Dr #3 · Vineland, NJ 08360

$119,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 45 Days on market

Built 2026 Good condition 435 sqft lot Est $120k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.9/15.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This property now offers a flexible Rent-To-Own option 🏡. You can purchase it outright for $119,000 💰, rent it for $2,250/month 📅, or explore a Rent-To-Own arrangement 🤝. Let’s work together to create the perfect deal for you and the seller! 🏡 Affordable NEW CONSTRUCTION mobile home now available in Vineland! This beautifully designed home features an open-concept layout 🛋️ with 3 bedrooms 🛏️🛏️ and 2 full bathrooms 🛁, including a spacious primary suite with a walk-in closet 👚👖. You'll also love the convenience of a separate laundry room 🧺. 🍽️ Also comes with a brand new 4-piece kitchen appliance package! 🧊🔥🧼🍳 💰 Lot rent is $750/month and includes water 💧 and sewer 🚽. All

Key facts

• Built 2026
• Listed 44 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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).
• This rent runs 39% 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 $823 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 + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 14.97%
• Cash-on-cash: 31.00%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $120,000
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1887 N Delsea Dr Unit 138-HOLLY HOCK	0.30mi	3/2.0	1,200 (0%)	3mo	$100,000	$83	83
1887 N Delsea Dr #146	0.23mi	3/2.0	1,200 (0%)	12mo	$115,000	$96	79
160 Tulip Way	0.24mi	3/2.0	1,200 (0%)	19mo	$120,000	$100	73
1887 N Delsea Dr #153	0.18mi	3/2.0	1,200 (0%)	22mo	$80,000	$67	73
1887 N Delsea Dr Unit 147 HOLLYHOCK DR	0.23mi	3/2.0	1,100 (-8%)	11mo	$106,000	$96	66
1887 N Delsea Dr #117	0.23mi	3/2.0	1,300 (+8%)	19mo	$105,000	$81	59
663 Wayne Ave	0.48mi	3/1.0	1,056 (-12%)	6mo	$329,900	$312	49
594 Kingman Ave	0.42mi	3/1.5	1,304 (+9%)	22mo	$274,000	$210	46
1341 West Ave	0.58mi	3/1.0	1,288 (+7%)	16mo	$300,000	$233	44
1206 W Wheat Rd	0.40mi	2/1.0 (-1)	1,108 (-8%)	20mo	$260,000	$235	43

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: 25.8%
• Equity multiple: 2.07×
• Total profit: $35,575
• Equity at exit: $17,743

10-year hold

• IRR: 33.5%
• Equity multiple: 4.05×
• Total profit: $101,706
• Equity at exit: $10,289

Cash invested: $33,320 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,131 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $861

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 55%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $119,000 Active 45 DOM
2. 2026-06-18
   days on market $119,000 Active 44 DOM
3. 2026-06-17
   days on market $119,000 Active 43 DOM
4. 2026-06-16
   days on market $119,000 Active 42 DOM
5. 2026-06-15
   days on market $119,000 Active 41 DOM
6. 2026-06-14
   days on market $119,000 Active 39 DOM
7. 2026-06-13
   days on market $119,000 Active 38 DOM
8. 2026-06-10
   days on market $119,000 Active 36 DOM
9. 2026-06-09
   days on market $119,000 Active 35 DOM
10. 2026-06-08
    days on market $119,000 Active 34 DOM
11. 2026-06-07
    remarks 680-char remark
12. 2026-06-07
    pricedays on market $119,000 Active 33 DOM
13. 2026-06-03
    days on market $125,000 Active 29 DOM
14. 2026-06-02
    days on market $125,000 Active 28 DOM
15. 2026-06-01
    days on market $125,000 Active 27 DOM
16. 2026-05-31
    days on market $125,000 Active 26 DOM
17. 2026-05-30
    days on market $125,000 Active 25 DOM
18. 2026-05-05
    listed $125,000 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: $25,568
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − Depreciation: −$3,462
• Taxable income: $8,969
• Est. tax owed @ 24.0%: −$2,153
• After-tax cash flow: $8,177/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 80/100 None rehab

This newly constructed mobile home in Vineland is move-in ready with modern amenities and a good condition score. It offers a good return on investment with minor updates that can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Rental Adding a small shed or storage unit — Provides additional storage for tenants and increases rental value.
• Resale Upgrading the appliances — Modern appliances improve the home's appeal to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Rental Adding a small shed or storage unit — Provides additional storage for tenants and increases rental value. ↑
• Resale Upgrading the appliances — Modern appliances improve the home's appeal to potential buyers. ↑

ⓘ 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

Price history

1 event — show timeline

• 2026-05-05 Listed $125,000 BRIGHT MLS