1616 Pennsylvania Ave #174 · Vineland, NJ 08360

$172,500

3 bd · 2.0 ba · 1,736 sqft · SingleFamily · 56 Days on market

Built 2005 Est $160k · 8% over

---

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 +28.0/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +3.9/15.0
• 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 MLS

New to the market is this very clean 3 bedroom 2 full bath home in Berryman's Branch. This unit is in the new section of the park and has been very well kept. Walking through the front door you will notice cathedral ceilings that add to a roomy feel for the entire house. The kitchen is very spacious with a sunlit eat in section toward the front of the house. It has a new refrigerator, new microwave and features a gas stove. There is a laundry room with included washer and dryer as well as a newer central air unit to keep you cool in these dog days of summer. Energy efficient gas heat is there to keep you warm for those East Coast winters too! The master bedroom is large and very comfortable and the master bath features a shower and a garden tub for soaking. Outside you will find a front porch for that morning coffee, and meticulous landscaping including underground sprinklers to keep the flowers blooming and the grass green! For storage, an outdoor shed with smaller attached shed provides the perfect solution. This home is a must see! Make your appointment today!

Key facts

• Open floor plan
• Upgraded lighting
• Updated flooring

Tags

• OPEN FLOOR PLAN
• CATHEDRAL STYLE CEILINGS
• LIGHT FILLED LIVING ROOM
• UPGRADED LIGHTING
• UPDATED FLOORING
• BRIGHT FUNCTIONAL KITCHEN

Property features AI

Finance

• Financial info: Ground rent paid annually as part of income/expense listing
• HOA & community: Monthly land lease payment of $872; Community pool

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Manufactured property (double wide); Land lease ownership; Property managed by on-site property manager; Above-grade living space
• Construction: Double wide manufactured construction (2005); Concrete perimeter foundation
• Exterior features: Community pool; Ground rent exists (land lease with approximately 99 years remaining)

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; Excellent condition; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $167k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 40% 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 $5k 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 $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $140k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $167,325 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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: 1.27% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.35%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $159,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1616 Pennsylvania Ave #174	0.00mi	3/2.0	1,736 (0%)	1mo	$163,000	$94	100
3717 Nathan Ln	0.18mi	3/2.5	1,710 (-2%)	6mo	$439,900	$257	82
1616 Pennsylvania Ave #208	0.10mi	3/2.0	1,850 (+7%)	3mo	$170,000	$92	82
1616 Pennsylvania Ave Unit 137 BLUEBERRY	0.21mi	3/2.0	1,800 (+4%)	5mo	$160,000	$89	80
1616 Pennsylvania Ave #218	0.20mi	3/2.0	1,850 (+7%)	3mo	$184,900	$100	78
1616 Pennsylvania Ave Unit 292 CHERRY	0.13mi	3/2.0	1,560 (-10%)	8mo	$100,000	$64	71
1616 Pennsylvania #256	0.35mi	3/2.0	1,800 (+4%)	13mo	$170,000	$94	66
1616 Pennsylvania Ave #224	0.23mi	3/2.0	1,904 (+10%)	10mo	$175,000	$92	65
1616 Pennsylvania Ave Unit 248 CHERRY LANE	0.23mi	3/2.0	1,568 (-10%)	11mo	$130,000	$83	64
1616 Pennsylvania Ave #243	0.23mi	3/2.0	1,902 (+10%)	12mo	$160,000	$84	63
1616 Pennsylvania Ave #278	0.38mi	4/2.0 (+1)	1,820 (+5%)	10mo	$166,500	$91	61
1616 Pennsylvania Ave #291	0.13mi	2/2.0 (-1)	1,512 (-13%)	8mo	$150,000	$99	61

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $6,311
• Equity at exit: $25,720

10-year hold

• IRR: 12.9%
• Equity multiple: 2.03×
• Total profit: $49,706
• Equity at exit: $14,915

Cash invested: $48,300 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,189 medium
• Mortgage (P&I): −$905
• Tax est. 1.5%: −$216 /mo · $2,588/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $537

Break-even live

Break-even rent $1,509

Max offer price $172,500

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-30
   status Pending
2. 2026-03-05
   listed $172,500 Active
3. 2026-02-10
   historical
4. 2026-01-15
   listed $190,000 Active
5. 2022-09-30
   soldstatus $140,000 Closed 1080-char remark

   Show marketing remark (1080 chars)

   New to the market is this very clean 3 bedroom 2 full bath home in Berryman's Branch. This unit is in the new section of the park and has been very well kept. Walking through the front door you will notice cathedral ceilings that add to a roomy feel for the entire house. The kitchen is very spacious with a sunlit eat in section toward the front of the house. It has a new refrigerator, new microwave and features a gas stove. There is a laundry room with included washer and dryer as well as a newer central air unit to keep you cool in these dog days of summer. Energy efficient gas heat is there to keep you warm for those East Coast winters too! The master bedroom is large and very comfortable and the master bath features a shower and a garden tub for soaking. Outside you will find a front porch for that morning coffee, and meticulous landscaping including underground sprinklers to keep the flowers blooming and the grass green! For storage, an outdoor shed with smaller attached shed provides the perfect solution. This home is a must see! Make your appointment today!

6. 2022-08-01
   status Pending 1080-char remark

   Show marketing remark (1080 chars)

   New to the market is this very clean 3 bedroom 2 full bath home in Berryman's Branch. This unit is in the new section of the park and has been very well kept. Walking through the front door you will notice cathedral ceilings that add to a roomy feel for the entire house. The kitchen is very spacious with a sunlit eat in section toward the front of the house. It has a new refrigerator, new microwave and features a gas stove. There is a laundry room with included washer and dryer as well as a newer central air unit to keep you cool in these dog days of summer. Energy efficient gas heat is there to keep you warm for those East Coast winters too! The master bedroom is large and very comfortable and the master bath features a shower and a garden tub for soaking. Outside you will find a front porch for that morning coffee, and meticulous landscaping including underground sprinklers to keep the flowers blooming and the grass green! For storage, an outdoor shed with smaller attached shed provides the perfect solution. This home is a must see! Make your appointment today!

7. 2022-07-22
   listed $135,000 Active 1080-char remark

   Show marketing remark (1080 chars)

   New to the market is this very clean 3 bedroom 2 full bath home in Berryman's Branch. This unit is in the new section of the park and has been very well kept. Walking through the front door you will notice cathedral ceilings that add to a roomy feel for the entire house. The kitchen is very spacious with a sunlit eat in section toward the front of the house. It has a new refrigerator, new microwave and features a gas stove. There is a laundry room with included washer and dryer as well as a newer central air unit to keep you cool in these dog days of summer. Energy efficient gas heat is there to keep you warm for those East Coast winters too! The master bedroom is large and very comfortable and the master bath features a shower and a garden tub for soaking. Outside you will find a front porch for that morning coffee, and meticulous landscaping including underground sprinklers to keep the flowers blooming and the grass green! For storage, an outdoor shed with smaller attached shed provides the perfect solution. This home is a must see! Make your appointment today!

ⓘ 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: $26,272
• − Mortgage interest: −$9,663
• − Property taxes: −$2,588
• − Insurance: −$862
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − Depreciation: −$5,018
• Taxable income: $3,937
• Est. tax owed @ 24.0%: −$945
• After-tax cash flow: $5,504/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

+27.8% since first listed

7 events — show timeline

• 2026-04-30 Pending — BRIGHT MLS
• 2026-03-05 Listed $172,500 BRIGHT MLS
• 2026-02-10 Listing Removed — BRIGHT MLS
• 2026-01-15 Listed $190,000 BRIGHT MLS
• 2022-09-30 Sold (MLS) $140,000 BRIGHT MLS
• 2022-08-01 Pending — BRIGHT MLS
• 2022-07-22 Listed $135,000 BRIGHT MLS