3766 S Lincoln Ave · Vineland, NJ 08361

$125,000

2 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 5 Days on market

Built 1969 0.28 ac lot

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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 +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity in Vineland! 1.5 level A-Frame / Chalet type Cape Cod, one floor living in a 1BR ranch plus the bonus loft or 2nd Bedroom on upper level. Or expand and build something bigger & better. Sold as-is, where-is, with contents, with buyer responsible for any & all certs required by lender or municipality. Natural gas on location, with septic (currently a cesspool); we think the house is served by city water. Cash or renovation loans (ie FHA 203k / Fannie HomeStyle) only. Seller is an estate and has no detailed knowledge of conditions and makes no warranties or guarantees.

Key facts

• 0.28 acre lot
• 8 parking spots
• Built 1969

Property features AI

Finance

• Financial info: Fee simple ownership; Major rehab needed (property condition)

Exterior

• Parking: Unpaved stone driveway with about 8 driveway/parking spaces (total 8 spaces)
• Utilities: Private water; On-site septic / cesspool; Natural gas for heating and hot water; Electric for cooling
• Home design: Detached structure; Shingle roof; Frame construction; Building not winterized; Crawl space foundation; Major rehab needed
• Construction: Frame construction; Shingle roof; Crawl space foundation; Detached structure; Year built from assessor
• Exterior features: Property not in a federal flood zone; Lot dimensions approximately 100 x 123; Other structures above grade and below grade

Interior

• Bedrooms: 1 bedroom on the main level; 1 bedroom on the upper level
• Flooring: Carpet; Wood
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Forced air heating; Electric cooling; Natural gas heating fuel; Natural gas hot water
• Interior features: Carpet and wood flooring; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.0% 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: 87 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $78k; list at $125k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: major wind risk, 75% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.58% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.70%
• DSCR: 1.74
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $321,504
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3715 S Main Rd	0.24mi	3/1.0 (+1)	1,700 (+4%)	3mo	$335,000	$197	74
334 Sheridan Ave	0.47mi	2/1.0	1,567 (-4%)	9mo	$220,000	$140	64
305 Russell Ave	0.48mi	3/1.5 (+1)	1,560 (-4%)	15mo	$210,000	$135	51
3717 Nathan Ln	0.70mi	3/2.5 (+1)	1,710 (+5%)	6mo	$439,900	$257	43
530 Kristian	0.68mi	3/2.5 (+1)	1,708 (+5%)	8mo	$405,000	$237	43
3875 S Main Rd	0.34mi	3/2.0 (+1)	1,458 (-11%)	18mo	$275,000	$189	43
365 E Butler Ave	0.66mi	3/2.0 (+1)	1,468 (-10%)	21mo	$330,000	$225	26
3003 S Main Rd	0.74mi	3/2.0 (+1)	1,786 (+9%)	24mo	$310,000	$174	21

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: 8.0%
• Equity multiple: 1.31×
• Total profit: $10,933
• Equity at exit: $18,638

10-year hold

• IRR: 17.3%
• Equity multiple: 2.43×
• Total profit: $50,127
• Equity at exit: $10,808

Cash invested: $35,000 (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 08361

• Active inventory: 87
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$369 /mo · $4,431/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $487

Break-even live

Break-even rent $1,363

Max offer price $125,000

Occupancy floor 70%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-07
   status $125,000 Pending 5 DOM
2. 2026-06-03
   days on market $125,000 Active 5 DOM
3. 2026-06-02
   remarks 599-char remark
4. 2026-06-02
   days on market $125,000 Active 4 DOM
5. 2026-06-01
   remarks 541-char remark
6. 2026-06-01
   days on market $125,000 Active 3 DOM
7. 2026-05-31
   days on market $125,000 Active 2 DOM
8. 2026-05-29
   status Active
9. 2026-05-28
   listed $125,000 Active
10. 2026-05-28
    historical
11. 2000-12-28
    soldstatus $78,000
12. 1975-04-25
    soldstatus $32,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $4,431 · $369/mo
• Projected year-2 tax: $4,431 · $369/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,757
• − Mortgage interest: −$7,002
• − Property taxes: −$4,431
• − Insurance: −$625
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$3,636
• Taxable income: $4,262
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $4,823/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.

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
• City population: 45,038
• Population (ZIP): 18,375

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 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 27% Two or more races 13% Black 10% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 20% Dominican 3%
• Common ancestry: Romanian 2% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 9% · Canada
• Languages at home: 75% English-only · Spanish 16% Other Indo-European 4% Russian/Polish/Slavic 2%

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: ▼ -215.80%
• Current HPI: 291.3404
• Rent YoY: —
• Metro: —
• 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

+290.6% since first listed

5 events — show timeline

• 2026-05-29 Relisted — BRIGHT MLS
• 2026-05-28 Listing Removed — BRIGHT MLS
• 2026-05-28 Listed $125,000 BRIGHT MLS
• 2000-12-28 Sold (Public Records) $78,000 Public Records
• 1975-04-25 Sold (Public Records) $32,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $4,431 · +3.9% YoY. Source: county tax records.