6 Jewel Rd · Millville, NJ 08332

$95,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 25 Days on market

Built 1968 5,000 sqft lot Est $173k · 45% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR ALERT / HANDYMAN SPECIAL! This 2 bedroom, 1 bath ranch offers a great opportunity for investors or buyers looking to renovate and build equity. Property is being sold strictly AS-IS / WHERE-IS.

Key facts

• 5,000 sq ft lot
• Built 1968
• Listed 24 days

Property features AI

Finance

• Financial info: Ownership is Fee Simple

Exterior

• Parking: Driveway
• Utilities: On-site septic system; Well water
• Home design: Detached structure; Above-grade finished area reported as 780 (source: Assessor)
• Construction: Frame construction; Concrete perimeter foundation; Other structures above and below grade
• Exterior features: Lot dimensions approximately 50 x 100; No tidal water

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Other heating; Heating fuel: Other
• Interior features: Living area source: Assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 4.2% in Millville — 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 63/100 on livability (#431 in NJ) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety B+; Watch: schools F, crime F, amenities F.
• Millville School District (suburban): math 6% / reading 28% proficiency, ranked #447 of 472 in NJ (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.9%/yr); 296 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 $657 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 + 1.9% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $63k; list at $95k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: major wind risk, 79% 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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 F-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: 1.63% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.85%
• DSCR: 1.93
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $173,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 NE Lake Shore Dr	0.30mi	1/1.0 (-1)	810 (+4%)	6mo	$200,000	$247	70
107 Pine Rd	0.58mi	2/1.0	776 (-0%)	4mo	$184,900	$238	69
1214 NE Lakeshore Dr	0.16mi	2/1.0	716 (-8%)	13mo	$184,325	$257	68
214 SE Lakeshore Dr	0.34mi	2/1.0	828 (+6%)	18mo	$240,000	$290	58
328 Jute Rd	0.73mi	2/1.0	753 (-4%)	7mo	$184,500	$245	54
432 Mistle Rd	0.61mi	2/1.0	700 (-10%)	4mo	$129,900	$186	51
200 W Buckshutem Rd	0.57mi	2/1.0	852 (+9%)	8mo	$115,000	$135	51
1857 Lakeshore Dr	0.73mi	1/1.0 (-1)	736 (-6%)	8mo	$60,000	$82	45
215 Nymph Rd	0.36mi	2/2.0	880 (+13%)	20mo	$195,000	$222	42
110 Daffodil Rd	0.66mi	1/2.0 (-1)	858 (+10%)	5mo	$187,500	$219	40
246 Poplar Rd	0.44mi	3/2.0 (+1)	864 (+11%)	19mo	$123,000	$142	37
400 Satinwood Rd	0.67mi	2/1.0	864 (+11%)	22mo	$155,000	$179	33

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.47×
• Total profit: $12,494
• Equity at exit: $14,165

10-year hold

• IRR: 20.1%
• Equity multiple: 2.60×
• Total profit: $42,580
• Equity at exit: $8,214

Cash invested: $26,600 (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 08332

• Home prices YoY: -28.9%
• Rents YoY: 1.9%
• Active inventory: 296
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$220 /mo · $2,640/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $462

Break-even live

Break-even rent $959

Max offer price $95,000

Occupancy floor 65%

Sensitivity live

Price	-10% $516	-5% $489	+0% $462	+5% $435	+10% $408
Rent	-10% $340	-5% $401	+0% $462	+5% $523	+10% $584
Rate	-1.0pp $510	-0.5pp $486	base $462	+0.5pp $438	+1.0pp $412

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7357 William Ave Millville, NJ	2.0	1.0	938	$1,550	$1.65	44d	1	1.02mi

Listing history 3 events

1. 2026-05-02
   listed $95,000 Active 202-char remark
2. 1998-11-06
   soldstatus $62,900
3. 1991-10-08
   soldstatus $50,000

ⓘ 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: $2,640 · $220/mo
• Projected year-2 tax: $2,640 · $220/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 79% 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: $18,531
• − Mortgage interest: −$5,321
• − Property taxes: −$2,640
• − Insurance: −$475
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$2,764
• Taxable income: $4,365
• Est. tax owed @ 24.0%: −$1,048
• After-tax cash flow: $4,498/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: Millville School District
• NCES district ID: 3410320
• Math proficiency: 6% ▼ -11.00%
• Reading proficiency: 28% ▲ 1.00%
• Median HH income: $48,851
• Composite: 15.23/100
• National rank: #9338
• State rank: #447 of 472 in NJ

Livability — Millville

• Score: 63/100
• State rank: #431
• US rank: #15561

Category grades

Amenities F Commute F Cost of living C+ Crime F Employment C+ Housing A+ Health & safety B+ User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Millville, NJ
• County: Cumberland County · 80,266 people
• City population: 35,228
• Metro: Vineland-Bridgeton, NJ
• Population (ZIP): 35,228
• Household income: $67,496
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 1761.0

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 0.60)
• Race & ethnicity: White 59% Hispanic / Latino 17% Black 15% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 11% Other Indo-European 1% Other Asian/Pacific 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: ▼ -111.45%
• Current HPI: 274.8011
• Rent YoY: ▲ 1.94%
• 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

+90.0% since first listed

4 events — show timeline

• 2026-05-27 Listing Removed — BRIGHT MLS
• 2026-05-02 Listed $95,000 BRIGHT MLS
• 1998-11-06 Sold (Public Records) $62,900 Public Records
• 1991-10-08 Sold (Public Records) $50,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,640 · +3.3% YoY. Source: county tax records.