13 Temple Rd · Vineland, NJ 08360

$190,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 11 Days on market

Built 1957 10,049 sqft lot Est $316k · 40% under

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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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +5.2/10.0
• DSCR +4.7/10.0
• 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

Property being sold in Strictly "AS IS" condition. It is the buyers responsibility to obtain any necessary certifications to occupy. Sale will take 4-5 months to close.

Key facts

• 0.23 acre lot
• 2 parking spots
• Built 1957

Property features AI

Finance

• Other: Fee simple ownership; Lot dimensions approximately 75 x 134

Exterior

• Parking: Driveway (2 spaces); Two total garage and parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached property; Two floors; Entry level is 1
• Construction: Frame construction; Block foundation; Asphalt roof; Built (year source: Assessor)
• Exterior features: Paved road access; Not in a federal flood zone; Other structures above and below grade

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Hot water radiator heating; Natural gas heating and natural gas hot water
• Interior features: Full basement; Average condition; Main entrance faces west; Pets allowed (cats and dogs)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $1 ($17/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 6.7% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 36% 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 $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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $190k implies a 485% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 71% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.02% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $315,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Deshibe Ter	0.34mi	3/—	1,645 (-2%)	0mo	$309,000	$188	81
26 N Valley Ave	0.07mi	3/1.0	1,580 (-6%)	10mo	$272,500	$172	75
515 Park Ln	0.38mi	3/1.0	1,712 (+2%)	6mo	$319,900	$187	70
36 Columbia Ave	0.34mi	3/1.5	1,760 (+5%)	10mo	$365,000	$207	66
1000 E Park Ave	0.44mi	2/2.0 (-1)	1,722 (+2%)	9mo	$135,000	$78	63
503 Hazel Ave	0.46mi	3/1.0	1,568 (-7%)	1mo	$310,000	$198	62
516 N Valley Ave	0.39mi	3/2.0	1,535 (-9%)	6mo	$285,000	$186	62
739 E Montrose St	0.67mi	4/2.0 (+1)	1,679 (-0%)	4mo	$320,000	$191	60
504 Mayfair St	0.34mi	3/1.0	1,456 (-13%)	4mo	$290,000	$199	54
13 S Myrtle St	0.40mi	4/1.5 (+1)	1,866 (+11%)	9mo	$295,000	$158	48
73 S Myrtle St	0.59mi	3/2.0	1,445 (-14%)	2mo	$193,000	$134	48
920 Michigan Ave	0.58mi	4/2.0 (+1)	1,434 (-15%)	8mo	$275,000	$192	37

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-30,534
• Equity at exit: $28,330

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-25,805
• Equity at exit: $16,428

Cash invested: $53,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,942 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$391 /mo · $4,692/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $1

Break-even live

Break-even rent $1,941

Max offer price $190,000

Occupancy floor 95%

Sensitivity live

Price	-10% $109	-5% $55	+0% $1	+5% $-52	+10% $-106
Rent	-10% $-152	-5% $-75	+0% $1	+5% $78	+10% $155
Rate	-1.0pp $97	-0.5pp $50	base $1	+0.5pp $-48	+1.0pp $-98

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1130 E Park Ave Apt B Vineland, NJ	2.0	1.0	2002	$1,700	$0.85	2d	1	0.37mi
1169 Sharp Rd #21 Vineland, NJ	2.0	1.0	1993	$1,800	$0.90	25d	1	0.77mi
890 E Walnut Rd Vineland, NJ	1.0–2.0	1.0–1.5	937	$2,100	$2.24	2d	8	1.03mi

Listing history 3 events

1. 2026-05-18
   listed $190,000 Active
2. 2026-05-14
   historical $190,000
3. 1974-09-11
   soldstatus $32,500

ⓘ 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: $4,692 · $391/mo
• Projected year-2 tax: $4,712 · $393/mo
• Expected delta: +$19/yr (+$2/mo · 0.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,308
• − Mortgage interest: −$10,643
• − Property taxes: −$4,692
• − Insurance: −$1,748
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$5,527
• Taxable loss: −$3,031
• Est. tax savings @ 24.0%: +$728
• After-tax cash flow: $744/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
• 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

+484.6% since first listed

3 events — show timeline

• 2026-05-18 Listed $190,000 BRIGHT MLS
• 2026-05-14 Coming Soon $190,000 BRIGHT MLS
• 1974-09-11 Sold (Public Records) $32,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $4,692 · +3.9% YoY. Source: county tax records.