768 E Garden Rd #50 · Vineland, NJ
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
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Wind risk No data
- Chance of severe wind over 30 yrs
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Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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 +25.5/30.0
- ARV discount +15.0/15.0
- DSCR +8.5/10.0
- 1% rule +6.7/10.0
- Condition / age +4.0/5.0
- Livability +3.3/5.0
- Appreciation +2.5/10.0
- Rent growth +2.5/5.0
- Schools +2.1/10.0
- Manufactured-home adj. -5.6
$112,250
768 E Garden Rd #50 · Vineland, NJ 08360
2 bd · 2.0 ba · 972 sqft · Manufactured
· 144 Days on market
Manufactured home
Built 1992
Garage
$115/sqft
· 32% below area
Est $166k · 32% under
↓ 8% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Welcome to this beautifully renovated 2-bedroom, 2-bath home in the highly sought-after Chapman’s community! From the moment you step inside, you’ll appreciate the fresh, modern feel featuring all-new paint, brand new flooring, and stylish light fixtures throughout. The inviting kitchen is both warm and functional, complete with brand new stainless steel appliances, perfect for everyday living and entertaining. High vaulted ceilings create an open, airy atmosphere, while updated bath vanities add a touch of contemporary elegance. A dedicated laundry room provides added convenience.
Key facts
- 2 parking spots
- Built 1992
- Listed 143 days
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath manufactured listed at $112k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $262 ($3k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $112k).
- Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
- Cap rate 9.1% vs local median 4.4% 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+, crime F, amenities 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.
- Zoned schools: Marie Durand Elementary School (math 6% / reading 34%, grade F, #990 of 1,303 statewide, top 76%, 475 students, 1% FRL); Veterans Memorial Middle (math 7% / reading 38%, grade F, #379 of 431 statewide, top 89%, 638 students, 0% FRL); Vineland Senior High School (math 10% / reading 34%, grade F, #346 of 399 statewide, top 88%, 2,780 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
- Market conditions: 286 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $776 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.
Negotiation context
- It's been on market 144 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
Recommended offer
$98,780
(12.0% below list)
Questions for the listing agent
- It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.17% ✓
- Cap rate
- 9.10%
- Cash-on-cash
- 10.02%
- DSCR
- 1.45
- GRM
- 7.1
CMA / ARV
- ARV (median comp)
- $165,792
- List price
- $112,250
- Delta
- -32.29%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 768 E Garden Rd #14 | 0.01mi | 2/2.0 | 980 (+1%) | 2mo | $90,000 | $92 | 96 |
| 768 E Garden Rd #107 | 0.01mi | 2/2.0 | 1,200 (+24%) | 6mo | $139,500 | $116 | 70 |
| 1976 N East Ave #122 | 0.87mi | 3/1.0 (+1) | 960 (-1%) | 1mo | $80,000 | $83 | 53 |
| 1510 E Wheat Rd | 0.95mi | 2/1.0 | 1,000 (+3%) | 5mo | $339,000 | $339 | 52 |
| 2871 Alberic St | 0.42mi | 2/1.0 | 840 (-14%) | 4mo | $250,000 | $298 | 51 |
| 2871 Alberic St | 0.43mi | 2/1.0 | 840 (-14%) | 4mo | $250,000 | $298 | 50 |
| 1143 N East Ave | 1.49mi | 3/2.0 (+1) | 942 (-3%) | 8mo | $288,000 | $306 | 48 |
| 1554 Flora Rd | 1.21mi | 3/1.0 (+1) | 1,068 (+10%) | 4mo | $293,000 | $274 | 36 |
| 1704 N Valley Ave | 0.91mi | 3/1.0 (+1) | 1,092 (+12%) | 5mo | $314,000 | $288 | 31 |
| 1725 Phillip St | 1.26mi | 3/2.0 (+1) | 1,092 (+12%) | 10mo | $237,000 | $217 | 31 |
| 1976 N East Ave #249 | 0.87mi | 3/2.0 (+1) | 1,200 (+24%) | 9mo | $80,000 | $67 | 27 |
| 2281 N Main Rd | 1.05mi | 3/1.5 (+1) | 1,172 (+21%) | 9mo | $220,000 | $188 | 26 |
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
- -1.2%
- Equity multiple
- 0.95×
- Total profit
- $-1,451
- Equity at exit
- $16,737
10-year hold
- IRR
- 8.5%
- Equity multiple
- 1.65×
- Total profit
- $20,345
- Equity at exit
- $9,705
Cash invested: $31,430 (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.
ZIP-level market 08360
- Active inventory
- 286
- Price-to-rent
- 7.1×
Monthly cashflow live
↻
- Estimated rent
- $1,314 medium interval (Pro) →
- Mortgage (P&I)
- −$589
- Tax est. 1.5%
- −$140 /mo · $1,684/yr
- Insurance
- −$47
- HOA
- −$0
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$276
- Net cashflow
- $262
Break-even live
Break-even rent
$982
Max offer price
$112,250
Occupancy floor
75%
Sensitivity live
| Price | -10% $340 | -5% $301 | +0% $262 | +5% $224 | +10% $185 |
|---|---|---|---|---|---|
| Rent | -10% $159 | -5% $211 | +0% $262 | +5% $314 | +10% $366 |
| Rate | -1.0pp $319 | -0.5pp $291 | base $262 | +0.5pp $233 | +1.0pp $204 |
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
- $28,062
- Closing costs
- $3,368
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 1 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 43 E Wheat Rd Vineland, NJ | 1.0 | 1.0 | 702 | $1,350 | $1.92 | 19d | 1 | 1.24mi |
Property features AI
Finance
- Other
- Pets allowed with size/weight restrictions
- Financial info
- Improvement assessed value listed (estimated)
- HOA & community
- Ground rent applies (monthly)Monthly land lease payment of $741Ground rent years remaining: 1
Exterior
- Parking
- Concrete drivewayDriveway parking with space for 2 vehiclesTotal of 2 garage/parking spaces
- Utilities
- Public waterCommunity septic tankNatural gas serviceElectric for cooling
- Home design
- Manufactured home (double wide)Estimated year of major renovation: 2026Land lease ownership
- Construction
- Double wide manufactured construction
- Exterior features
- ShedAbove grade and below grade structuresLocated in Chapman’s Manufactured Housing park
Interior
- Kitchen
- RefrigeratorElectric oven/rangeDishwasher
- Bedrooms
- 2 bedrooms on the main level
- Bathrooms
- 2 full bathrooms (1 on the main level)
- Heating & cooling
- Forced air heating (natural gas)Central air conditioning (electric)Natural gas hot water
- Interior features
- Energy-efficient windowsNo basementEstimated living area
- Laundry & utility
- Washer/dryer hookups
Listing history 50 events
-
2026-09-14days on market $112,250 Active 144 DOM
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2026-09-13days on market $112,250 Active 143 DOM
-
2026-09-12days on market $112,250 Active 142 DOM
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2026-09-11days on market $112,250 Active 141 DOM
-
2026-09-05days on market $112,250 Active 135 DOM
-
2026-09-04days on market $112,250 Active 134 DOM
-
2026-09-03days on market $112,250 Active 133 DOM
-
2026-09-02days on market $112,250 Active 132 DOM
-
2026-08-30days on market $112,250 Active 129 DOM
-
2026-08-29days on market $112,250 Active 128 DOM
-
2026-08-28days on market $112,250 Active 127 DOM
-
2026-08-27days on market $112,250 Active 126 DOM
-
2026-08-26days on market $112,250 Active 125 DOM
-
2026-08-25days on market $112,250 Active 124 DOM
-
2026-08-24days on market $112,250 Active 123 DOM
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2026-08-23days on market $112,250 Active 122 DOM
-
2026-08-22days on market $112,250 Active 121 DOM
-
2026-08-21days on market $112,250 Active 120 DOM
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2026-08-20days on market $112,250 Active 119 DOM
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2026-08-19days on market $112,250 Active 118 DOM
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2026-08-18days on market $112,250 Active 117 DOM
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2026-08-17days on market $112,250 Active 116 DOM
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2026-08-16days on market $112,250 Active 115 DOM
-
2026-08-15days on market $112,250 Active 114 DOM
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2026-08-14days on market $112,250 Active 113 DOM
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2026-08-13days on market $112,250 Active 112 DOM
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2026-08-12days on market $112,250 Active 111 DOM
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2026-08-11days on market $112,250 Active 110 DOM
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2026-08-10days on market $112,250 Active 109 DOM
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2026-08-09days on market $112,250 Active 108 DOM
-
2026-08-08days on market $112,250 Active 107 DOM
-
2026-08-07days on market $112,250 Active 106 DOM
-
2026-08-06days on market $112,250 Active 105 DOM
-
2026-08-05days on market $112,250 Active 104 DOM
-
2026-08-04days on market $112,250 Active 103 DOM
-
2026-08-03days on market $112,250 Active 102 DOM
-
2026-07-31days on market $112,250 Active 99 DOM
-
2026-07-30days on market $112,250 Active 98 DOM
-
2026-07-29days on market $112,250 Active 97 DOM
-
2026-07-27days on market $112,250 Active 95 DOM
-
2026-07-25days on market $112,250 Active 93 DOM
-
2026-07-23days on market $112,250 Active 91 DOM
-
2026-07-22days on market $112,250 Active 90 DOM
-
2026-07-21days on market $112,250 Active 89 DOM
-
2026-07-18days on market $112,250 Active 86 DOM
-
2026-07-16days on market $112,250 Active 84 DOM
-
2026-07-16days on market $112,250 Active 83 DOM
-
2026-07-14days on market $112,250 Active 82 DOM
-
2026-07-13days on market $112,250 Active 81 DOM
-
2026-07-12days on market $112,250 Active 80 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $15,771
- − Mortgage interest
- −$6,288
- − Property taxes
- −$1,684
- − Insurance
- −$561
- − Repairs & maintenance
- −$1,262
- − Management
- −$1,262
- − Depreciation
- −$3,265
- Taxable income
- $1,449
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$348
- After-tax cash flow
- $2,802/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
80/100
Cosmetic rehab
Est. rehab $4,860–$14,580 screening
This beautifully renovated 2-bedroom, 2-bath home in the Chapman’s community is move-in ready with fresh paint, new flooring, and energy-efficient windows.
Value-add opportunities
- Both landscaping — enhances curb appeal and adds value ↑
- Both upgraded lighting — improves ambiance and safety ↑
- Both new flooring in bathrooms — enhances aesthetics and durability ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 22/100
Zoned Schools
Elementary
Solve D'ippolito Elementary School
F
NJ #990/1,303
Nat'l #33,283/41,679
Middle
Veterans Memorial Middle
F
NJ #379/431
Nat'l #11,105/14,009
High
Vineland Senior High School
F
NJ #346/399
Nat'l #13,673/17,239
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
C
Composite livability gradescore 66/100
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 · 152,743 people
- City population
- 45,038
- Metro
- Vineland-Bridgeton, NJ
- Population (ZIP)
- 45,038
- Household income
- $65,359
- Rent vs Own
- Severe rent burden
- 10% of renters
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 |
|
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| Insurance | 2 | $20B |
|
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| Healthcare | 2 | $19B |
|
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| Financial Services | 1 | $70B |
|
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Price history
-8.2% since first listed3 events — show timeline
- 2026-05-20 Price Changed $112,250 BRIGHT MLS
- 2026-04-24 Listed $122,250 BRIGHT MLS
- 2026-04-23 Coming Soon $122,250 BRIGHT MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…