65 W Oak Rd · Vineland, NJ 08360

$389,900

6 bd · None ba · 1,516 sqft · MultiFamily public records · 130 Days on market

Built 1925 0.42 ac lot

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Why this score? — see what drove the D- 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 +13.0/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great opportunity to own income producing property or to live for less and move in one unit and rent the second unit . Currently fully occupied and tenants are month to month. The first floor apartment has 2 bedrooms, dining room, living room, kitchen with an island, 1 bathroom, central air and a full basement. The second floor apartment has a 1 bedroom, dining room, living room, a cozy kitchen and window units. This property has original hardwood floors throughout both apartments and a detached garage. The property also has two driveways with at least 6 parking spaces. This property has a lot of potential, it is a must see.

Key facts

• Circular driveway
• Separated meters
• 0.42 acre lot

Tags

• CIRCULAR DRIVEWAY
• AMPLE OFF STREET PARKING
• SEPARATED METERS

Property features AI

Finance

• Financial info: No rent control

Exterior

• Parking: Circular driveway
• Utilities: Public water; Public sewer; Municipal trash service
• Home design: Detached structure; 2 levels; Fee simple ownership; Building winterized
• Construction: Frame construction; Block foundation; Shingle roof; Originally built (year per assessor)
• Exterior features: Circular driveway; Driveway access; Lot dimensions approximately 122 x 150

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Heating & cooling: Forced air heating; Natural gas heating; Central air conditioning (electric); Natural gas hot water
• Interior features: Full basement; Property in good condition; Finished above-grade living area per assessor

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $390k.

Deal economics

• At list price, monthly cash flow is $-23 ($-281/yr) — negative. Per door: $-12/mo.
• To cash-flow at today's rent, offer at most $386k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (19.3% below list).
• Recommended offer: $314k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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+, 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).
• At $3,145/mo this rent would consume 58% of the median local household income ($65k/yr) (locally 1328% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 130 days — a 12% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $295k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $314,500 (19.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.26%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-64,740
• Equity at exit: $58,135

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-58,569
• Equity at exit: $33,711

Cash invested: $109,172 (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: 19.8×

Monthly cashflow live

• Estimated rent: $3,145 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$301 /mo · $3,610/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$660
• Net cashflow: $-23

Break-even live

Break-even rent $3,175

Max offer price $385,761

Occupancy floor 96%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,637
1× unit	1	1	$1,508
Total (2 units)			$3,145

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $389,900 Active 130 DOM
2. 2026-06-18
   days on market $389,900 Active 129 DOM
3. 2026-06-17
   days on market $389,900 Active 128 DOM
4. 2026-06-16
   days on market $389,900 Active 127 DOM
5. 2026-06-15
   days on market $389,900 Active 126 DOM
6. 2026-06-14
   days on market $389,900 Active 124 DOM
7. 2026-06-13
   days on market $389,900 Active 123 DOM
8. 2026-06-10
   days on market $389,900 Active 121 DOM
9. 2026-06-09
   days on market $389,900 Active 120 DOM
10. 2026-06-08
    days on market $389,900 Active 119 DOM
11. 2026-06-07
    days on market $389,900 Active 118 DOM
12. 2026-06-03
    days on market $389,900 Active 114 DOM
13. 2026-06-02
    days on market $389,900 Active 113 DOM
14. 2026-06-01
    days on market $389,900 Active 112 DOM
15. 2026-05-31
    days on market $389,900 Active 111 DOM
16. 2026-05-30
    days on market $389,900 Active 110 DOM
17. 2026-02-09
    listed $389,900 Active
18. 2023-09-07
    soldstatus $295,000
19. 2023-08-31
    soldstatus $295,000 Closed 634-char remark

    Show marketing remark (634 chars)

    Great opportunity to own income producing property or to live for less and move in one unit and rent the second unit . Currently fully occupied and tenants are month to month. The first floor apartment has 2 bedrooms, dining room, living room, kitchen with an island, 1 bathroom, central air and a full basement. The second floor apartment has a 1 bedroom, dining room, living room, a cozy kitchen and window units. This property has original hardwood floors throughout both apartments and a detached garage. The property also has two driveways with at least 6 parking spaces. This property has a lot of potential, it is a must see.

20. 2023-07-28
    status Pending 634-char remark

    Show marketing remark (634 chars)

    Great opportunity to own income producing property or to live for less and move in one unit and rent the second unit . Currently fully occupied and tenants are month to month. The first floor apartment has 2 bedrooms, dining room, living room, kitchen with an island, 1 bathroom, central air and a full basement. The second floor apartment has a 1 bedroom, dining room, living room, a cozy kitchen and window units. This property has original hardwood floors throughout both apartments and a detached garage. The property also has two driveways with at least 6 parking spaces. This property has a lot of potential, it is a must see.

21. 2023-06-23
    listed $295,000 Active 634-char remark

    Show marketing remark (634 chars)

    Great opportunity to own income producing property or to live for less and move in one unit and rent the second unit . Currently fully occupied and tenants are month to month. The first floor apartment has 2 bedrooms, dining room, living room, kitchen with an island, 1 bathroom, central air and a full basement. The second floor apartment has a 1 bedroom, dining room, living room, a cozy kitchen and window units. This property has original hardwood floors throughout both apartments and a detached garage. The property also has two driveways with at least 6 parking spaces. This property has a lot of potential, it is a must see.

22. 2023-06-22
    historical $295,000 634-char remark

    Show marketing remark (634 chars)

    Great opportunity to own income producing property or to live for less and move in one unit and rent the second unit . Currently fully occupied and tenants are month to month. The first floor apartment has 2 bedrooms, dining room, living room, kitchen with an island, 1 bathroom, central air and a full basement. The second floor apartment has a 1 bedroom, dining room, living room, a cozy kitchen and window units. This property has original hardwood floors throughout both apartments and a detached garage. The property also has two driveways with at least 6 parking spaces. This property has a lot of potential, it is a must see.

23. 2005-10-07
    soldstatus $179,900
24. 2005-08-19
    soldstatus $179,900 89-char remark

    Show marketing remark (89 chars)

    Very nice duplex, great area, detached garage, central air 1st floor, window unit 2nd fl.

25. 2005-06-21
    historical 89-char remark

    Show marketing remark (89 chars)

    Very nice duplex, great area, detached garage, central air 1st floor, window unit 2nd fl.

26. 2005-05-31
    listed $179,900 89-char remark

    Show marketing remark (89 chars)

    Very nice duplex, great area, detached garage, central air 1st floor, window unit 2nd fl.

27. 2003-05-30
    soldstatus $130,000
28. 2003-05-29
    soldstatus $130,000
29. 2003-04-10
    historical
30. 2003-04-03
    listed $130,000
31. 1994-11-14
    soldstatus $85,000

ⓘ 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: $3,610 · $301/mo
• Projected year-2 tax: $6,659 · $555/mo
• Expected delta: +$3,049/yr (+$254/mo · 84.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $37,740
• − Mortgage interest: −$21,840
• − Property taxes: −$3,610
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,019
• − Management: −$3,019
• − Depreciation: −$11,343
• Taxable loss: −$7,041
• Est. tax savings @ 24.0%: +$1,690
• After-tax cash flow: $1,409/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.

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

+358.7% since first listed

15 events — show timeline

• 2026-02-09 Listed $389,900 BRIGHT MLS
• 2023-09-07 Sold (Public Records) $295,000 Public Records
• 2023-08-31 Sold (MLS) $295,000 BRIGHT MLS
• 2023-07-28 Pending — BRIGHT MLS
• 2023-06-23 Listed $295,000 BRIGHT MLS
• 2023-06-22 Coming Soon $295,000 BRIGHT MLS
• 2005-10-07 Sold (Public Records) $179,900 Public Records
• 2005-08-19 Sold (MLS) $179,900 SJSRMLS
• 2005-06-21 Listing Removed — SJSRMLS
• 2005-05-31 Listed $179,900 SJSRMLS
• 2003-05-30 Sold (MLS) $130,000 SJSRMLS
• 2003-05-29 Sold (Public Records) $130,000 Public Records
• 2003-04-10 Listing Removed — SJSRMLS
• 2003-04-03 Listed $130,000 SJSRMLS
• 1994-11-14 Sold (Public Records) $85,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,610 · +3.9% YoY. Source: county tax records.