2110 Mays Landing Rd #152 · Vineland, NJ 08332

$114,995

3 bd · 2.0 ba · 1,153 sqft · SingleFamily · 51 Days on market

Built 2006 Fair condition Est $88k · 31% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3 bedroom 2 bathroom trailer. Just bring the family. Roof, windows and heater 10 yrs old. .. Hot water heater is 4 yrs old. This is an AS IS deal. Buyer is responsible all certifications including CO

Key facts

• 2 parking spots
• Community pool
• Built 2006

Property features AI

Finance

• Other: Ownership is land lease
• Financial info: Annual ground rent listed as an income/expense item
• HOA & community: Land lease of $600 per month; 99 years of land lease remaining

Exterior

• Parking: Off-street parking with 2 spaces (2 total garage/parking spaces)
• Utilities: Private water; Private sewer
• Home design: Manufactured double-wide home; Above-grade structure
• Construction: Estimated year built; Above-grade construction
• Exterior features: Community pool; Not in a federal flood zone; Ground rent exists (annual payment)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $824 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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: 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: Rents rising (+1.9%/yr); 296 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 36% of the median local income ($67k/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 $795 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $60k; list at $115k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $111,545 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.78% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.72%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $87,628
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2110 Mayslanding Rd #34	0.11mi	2/2.0 (-1)	1,056 (-8%)	14mo	$79,999	$76	64
2110 Mays Landing Rd #173	0.10mi	3/2.0	1,248 (+8%)	21mo	$82,000	$66	64
2110 Mayslanding Rd #161	0.11mi	2/2.0 (-1)	980 (-15%)	11mo	$80,000	$82	56

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: 24.3%
• Equity multiple: 1.99×
• Total profit: $31,741
• Equity at exit: $17,146

10-year hold

• IRR: 31.4%
• Equity multiple: 3.69×
• Total profit: $86,688
• Equity at exit: $9,943

Cash invested: $32,199 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $824

Break-even live

Break-even rent $1,006

Max offer price $114,995

Occupancy floor 55%

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: $28,749
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $114,995 Active 51 DOM
2. 2026-06-18
   days on market $114,995 Active 50 DOM
3. 2026-06-17
   days on market $114,995 Active 49 DOM
4. 2026-06-16
   days on market $114,995 Active 48 DOM
5. 2026-06-15
   days on market $114,995 Active 47 DOM
6. 2026-06-14
   days on market $114,995 Active 45 DOM
7. 2026-06-13
   days on market $114,995 Active 44 DOM
8. 2026-06-10
   days on market $114,995 Active 42 DOM
9. 2026-06-09
   days on market $114,995 Active 41 DOM
10. 2026-06-08
    days on market $114,995 Active 40 DOM
11. 2026-06-07
    days on market $114,995 Active 39 DOM
12. 2026-06-03
    days on market $114,995 Active 35 DOM
13. 2026-06-02
    days on market $114,995 Active 34 DOM
14. 2026-06-01
    days on market $114,995 Active 33 DOM
15. 2026-05-31
    days on market $114,995 Active 32 DOM
16. 2026-05-30
    days on market $114,995 Active 31 DOM
17. 2026-04-29
    listed $114,995 Active 231-char remark
18. 2021-12-20
    soldstatus $60,000 Closed 215-char remark

    Show marketing remark (215 chars)

    Welcome to this 3 bedroom 2 bathroom trailer. Just bring the family. Roof, windows and heater 10 yrs old. .. Hot water heater is 4 yrs old. This is an AS IS deal. Buyer is responsible all certifications including CO

19. 2021-11-29
    status Pending 215-char remark

    Show marketing remark (215 chars)

    Welcome to this 3 bedroom 2 bathroom trailer. Just bring the family. Roof, windows and heater 10 yrs old. .. Hot water heater is 4 yrs old. This is an AS IS deal. Buyer is responsible all certifications including CO

20. 2021-10-25
    listed $60,000 Active 215-char remark

    Show marketing remark (215 chars)

    Welcome to this 3 bedroom 2 bathroom trailer. Just bring the family. Roof, windows and heater 10 yrs old. .. Hot water heater is 4 yrs old. This is an AS IS deal. Buyer is responsible all certifications including CO

ⓘ 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: $24,594
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$3,345
• Taxable income: $8,572
• Est. tax owed @ 24.0%: −$2,057
• After-tax cash flow: $7,836/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 · 7 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate repairs and maintenance, including exterior repairs and landscaping improvements, to increase its resale and rental value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Age indicated
• Major landscaping — Overgrown and debris-filled
• Major fence — Needs repair or replacement

Value-add opportunities

• Both Landscaping and fence repair — Enhances curb appeal and property value
• Both Siding and roof repair — Improves structural integrity and aesthetics
• Both Interior painting — Fresh paint can make a significant difference in appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Age indicated	Major	$15,000–50,000
landscaping · Overgrown and debris-filled	Major	$15,000–50,000
fence · Needs repair or replacement	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and fence repair — Enhances curb appeal and property value ↑
• Both Siding and roof repair — Improves structural integrity and aesthetics ↑
• Both Interior painting — Fresh paint can make a significant difference in appearance ↑

ⓘ 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): 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

+91.7% since first listed

4 events — show timeline

• 2026-04-29 Listed $114,995 BRIGHT MLS
• 2021-12-20 Sold (MLS) $60,000 BRIGHT MLS
• 2021-11-29 Pending — BRIGHT MLS
• 2021-10-25 Listed $60,000 BRIGHT MLS