768 E Garden Rd #50 · Vineland, NJ 08360

$112,250

2 bd · 2.0 ba · 972 sqft · SingleFamily · 59 Days on market

Built 1992 Good condition ↓ 8% since listing

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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
• 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

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. This home is truly move-in ready, with new energy-efficient windows offering comfort and savings y

Key facts

• 2 parking spots
• Built 1992
• Listed 58 days

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 $741; Ground rent years remaining: 1

Exterior

• Parking: Concrete driveway; Driveway parking with space for 2 vehicles; Total of 2 garage/parking spaces
• Utilities: Public water; Community septic tank; Natural gas service; Electric for cooling
• Home design: Manufactured home (double wide); Estimated year of major renovation: 2026; Land lease ownership
• Construction: Double wide manufactured construction
• Exterior features: Shed; Above grade and below grade structures; Located in Chapman’s Manufactured Housing park

Interior

• Kitchen: Refrigerator; Electric oven/range; Dishwasher
• 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 windows; No basement; Estimated living area
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $112k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $109k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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+, 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: 176 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 31% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Recommended offer $108,882 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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: 1.50% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.16%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $241,056
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
768 E Garden Rd #6	0.02mi	2/2.0	1,100 (+13%)	18mo	$165,000	$150	62
1263 Sunrise Ave	0.45mi	2/1.0	1,008 (+4%)	12mo	$250,000	$248	59
2871 Alberic St	0.42mi	2/1.0	840 (-14%)	0mo	$250,000	$298	54
2871 Alberic St	0.43mi	2/1.0	840 (-14%)	0mo	$250,000	$298	53
1976 Ne Ave #263	0.72mi	2/2.0	970 (-0%)	22mo	$86,500	$89	48
1114 Jewel St	0.37mi	3/1.0 (+1)	1,056 (+9%)	22mo	$295,001	$279	41
1976 N East Ave Unit 115 (DARLENE DRIVE)	0.72mi	2/1.0	1,000 (+3%)	22mo	$50,000	$50	39
1976 N East Ave Ave #8	0.72mi	2/2.0	1,088 (+12%)	22mo	$79,000	$73	28

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: 13.6%
• Equity multiple: 1.55×
• Total profit: $17,131
• Equity at exit: $16,737

10-year hold

• IRR: 22.5%
• Equity multiple: 2.92×
• Total profit: $60,468
• 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.

Methodology + full state rankings →

ZIP-level market 08360

• Active inventory: 176
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$589
• Tax est. 1.5%: −$140 /mo · $1,684/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $554

Break-even live

Break-even rent $982

Max offer price $112,250

Occupancy floor 62%

Sensitivity live

Price	-10% $632	-5% $593	+0% $554	+5% $515	+10% $477
Rent	-10% $421	-5% $488	+0% $554	+5% $621	+10% $687
Rate	-1.0pp $611	-0.5pp $583	base $554	+0.5pp $525	+1.0pp $495

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
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $112,250 Active 59 DOM
2. 2026-06-19
   days on market $112,250 Active 57 DOM
3. 2026-06-18
   days on market $112,250 Active 56 DOM
4. 2026-06-17
   days on market $112,250 Active 55 DOM
5. 2026-06-16
   days on market $112,250 Active 54 DOM
6. 2026-06-15
   days on market $112,250 Active 53 DOM
7. 2026-06-14
   days on market $112,250 Active 51 DOM
8. 2026-06-13
   days on market $112,250 Active 50 DOM
9. 2026-06-10
   days on market $112,250 Active 48 DOM
10. 2026-06-09
    days on market $112,250 Active 47 DOM
11. 2026-06-08
    days on market $112,250 Active 46 DOM
12. 2026-06-07
    days on market $112,250 Active 45 DOM
13. 2026-06-03
    days on market $112,250 Active 41 DOM
14. 2026-06-02
    days on market $112,250 Active 40 DOM
15. 2026-06-01
    days on market $112,250 Active 39 DOM
16. 2026-05-31
    days on market $112,250 Active 38 DOM
17. 2026-05-30
    days on market $112,250 Active 37 DOM
18. 2026-05-20
    price $112,250
19. 2026-04-24
    listed $122,250 Active
20. 2026-04-23
    historical $122,250

ⓘ 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: $20,201
• − Mortgage interest: −$6,288
• − Property taxes: −$1,684
• − Insurance: −$561
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$3,265
• Taxable income: $5,171
• Est. tax owed @ 24.0%: −$1,241
• After-tax cash flow: $5,409/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 Cosmetic rehab

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

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both upgraded lighting — improves ambiance and safety ↑
• Both new flooring in bathrooms — enhances aesthetics and durability ↑

ⓘ 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

-8.2% since first listed

3 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