735 S State St · Vineland, NJ 08360

$339,000

4 bd · None ba · 1,920 sqft · MultiFamily public records · 33 Days on market

Built 1973 0.29 ac lot Est $267k · 27% over

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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 +22.2/30.0
• DSCR +7.1/10.0
• 1% rule +5.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

INVESTOR ALERT! Great Duplex Opportunity! Duplex in good shape with a new roof! Upper unit has new gas heater , new refrigerator, new neutral berber carpet, fresh painted walls, and deck off the kitchen. Lower unit has new water heater, new berber carpet, just painted and has a patio.

Key facts

• Private balcony
• Low taxes
• Forced air gas heat

Tags

• PRIVATE BALCONY
• LAUNDRY UTILITY ROOMS
• OVERSIZED LIVING ROOMS
• CENTRAL AIR
• FORCED AIR GAS HEAT
• LOW TAXES

Property features AI

Finance

• Other: Improvement and land assessed values reported (assessor sources)
• Financial info: Total actual rental income reported as $31,200; Ownership is fee simple

Exterior

• Parking: Driveway; Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached property
• Construction: Vinyl siding exterior; Block foundation; Above-grade finished area reported
• Exterior features: Lot dimensions approximately 86 x 149; No tidal water on the lot; Other structures described as above grade and below grade

Interior

• Bedrooms: Two 2-bedroom units
• Heating & cooling: Forced air heating fueled by natural gas; Central air conditioning (electric)
• Interior features: Detached structure; Two 2-bedroom units (both currently leased); Finished above-grade living space totaling 1,920

What this means for you Summary

Snapshot

• This is a 4-bed/?-bath multifamily listed at $339k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $339k).
• Recommended offer: $329k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 $3,554/mo this rent would consume 65% 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 $2k of loan paydown is wiped out by about $10k 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 33 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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 $185k; list at $339k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 71% 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 $328,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.98%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $266,880
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
731 S State St	0.03mi	4/2.0	1,920 (0%)	10mo	$355,000	$185	90
753 S East Blvd	0.69mi	4/—	2,040 (+6%)	18mo	$283,000	$139	43
615 S 7th St	0.55mi	5/— (+1)	2,129 (+11%)	12mo	$210,000	$99	41

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-19,760
• Equity at exit: $50,546

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $28,084
• Equity at exit: $29,311

Cash invested: $94,920 (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: 15.9×

Monthly cashflow live

• Estimated rent: $3,554 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$336 /mo · $4,037/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$746
• Net cashflow: $552

Break-even live

Break-even rent $2,855

Max offer price $339,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,554
Total (2 units)			$3,554

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-17
   status $339,000 Pending 33 DOM
2. 2026-06-16
   days on market $339,000 Active 33 DOM
3. 2026-06-15
   days on market $339,000 Active 32 DOM
4. 2026-06-14
   days on market $339,000 Active 30 DOM
5. 2026-06-13
   days on market $339,000 Active 29 DOM
6. 2026-06-10
   days on market $339,000 Active 27 DOM
7. 2026-06-09
   days on market $339,000 Active 26 DOM
8. 2026-06-08
   days on market $339,000 Active 25 DOM
9. 2026-06-07
   days on market $339,000 Active 24 DOM
10. 2026-06-03
    days on market $339,000 Active 20 DOM
11. 2026-06-02
    days on market $339,000 Active 19 DOM
12. 2026-06-01
    days on market $339,000 Active 18 DOM
13. 2026-05-31
    days on market $339,000 Active 17 DOM
14. 2026-05-30
    days on market $339,000 Active 16 DOM
15. 2026-05-15
    listed $339,000 Active
16. 2026-04-24
    historical
17. 2026-04-24
    listed $329,000 Active
18. 2026-04-21
    historical
19. 2006-09-18
    soldstatus $185,000
20. 2006-06-29
    soldstatus $185,000 285-char remark

    Show marketing remark (285 chars)

    INVESTOR ALERT! Great Duplex Opportunity! Duplex in good shape with a new roof! Upper unit has new gas heater , new refrigerator, new neutral berber carpet, fresh painted walls, and deck off the kitchen. Lower unit has new water heater, new berber carpet, just painted and has a patio.

21. 2006-06-08
    historical 285-char remark

    Show marketing remark (285 chars)

    INVESTOR ALERT! Great Duplex Opportunity! Duplex in good shape with a new roof! Upper unit has new gas heater , new refrigerator, new neutral berber carpet, fresh painted walls, and deck off the kitchen. Lower unit has new water heater, new berber carpet, just painted and has a patio.

22. 2006-02-13
    listed $185,000 285-char remark

    Show marketing remark (285 chars)

    INVESTOR ALERT! Great Duplex Opportunity! Duplex in good shape with a new roof! Upper unit has new gas heater , new refrigerator, new neutral berber carpet, fresh painted walls, and deck off the kitchen. Lower unit has new water heater, new berber carpet, just painted and has a patio.

23. 1999-08-25
    soldstatus $90,000
24. 1999-08-23
    soldstatus $90,000
25. 1999-08-23
    soldstatus $90,000
26. 1999-06-23
    historical
27. 1999-06-23
    historical
28. 1998-08-07
    listed $90,000
29. 1998-08-07
    listed $92,500
30. 1997-05-28
    soldstatus $85,000
31. 1978-11-02
    soldstatus $186,500

ⓘ 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: $4,037 · $336/mo
• Projected year-2 tax: $6,239 · $520/mo
• Expected delta: +$2,202/yr (+$184/mo · 54.5%)

ⓘ 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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $42,648
• − Mortgage interest: −$18,989
• − Property taxes: −$4,037
• − Insurance: −$1,695
• − Repairs & maintenance: −$3,412
• − Management: −$3,412
• − Depreciation: −$9,862
• Taxable income: $1,241
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $6,329/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

+81.8% since first listed

17 events — show timeline

• 2026-05-15 Listed $339,000 BRIGHT MLS
• 2026-04-24 Listing Removed — BRIGHT MLS
• 2026-04-24 Listed $329,000 BRIGHT MLS
• 2026-04-21 Coming Soon — BRIGHT MLS
• 2006-09-18 Sold (Public Records) $185,000 Public Records
• 2006-06-29 Sold (MLS) $185,000 BRIGHT MLS
• 2006-06-08 Listing Removed — BRIGHT MLS
• 2006-02-13 Listed $185,000 BRIGHT MLS
• 1999-08-25 Sold (Public Records) $90,000 Public Records
• 1999-08-23 Sold (MLS) $90,000 SJSRMLS
• 1999-08-23 Sold (MLS) $90,000 BRIGHT MLS
• 1999-06-23 Listing Removed — SJSRMLS
• 1999-06-23 Listing Removed — BRIGHT MLS
• 1998-08-07 Listed $92,500 SJSRMLS
• 1998-08-07 Listed $90,000 BRIGHT MLS
• 1997-05-28 Sold (Public Records) $85,000 Public Records
• 1978-11-02 Sold (Public Records) $186,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $4,037 · +3.9% YoY. Source: county tax records.