1066 E Sherman Ave · Vineland, NJ 08361

$167,440

3 bd · 2.0 ba · 1,329 sqft · SingleFamily public records · 140 Days on market

Built 1910 5.00 ac lot Est $292k · 43% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +8.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short Sale - Needs a lot of work.

Key facts

• 5 acres
• Full renovation
• 5 acre lot

Tags

• 5 ACRES
• FULL RENOVATION
• QUICK ACCESS TO MAIN ROAD
• QUICK ACCESS TO ROUTE 55
• SOUGHT-AFTER LOCATION

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Electric hot water
• Home design: Detached single-family home; Frame construction
• Construction: Frame construction; Other foundation; Above-grade and below-grade structures
• Exterior features: Partial, unfinished basement; Not in a federal flood zone

Interior

• Kitchen: Kitchen
• Bedrooms: Two bedrooms on the main level; One bedroom on the upper level
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Hot water radiator heating fueled by natural gas; Wall and window air-conditioning units (electric)
• Interior features: Living room; Dining room
• Laundry & utility: Main-floor laundry with hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $147k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 87 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; list at $167k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• 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 $147,347 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.33% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.33%
• DSCR: 1.50
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $292,380
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1017 Alexander Dr	0.25mi	3/2.0	1,247 (-6%)	8mo	$322,000	$258	72
2653 S Main Rd	0.29mi	4/2.0 (+1)	1,472 (+11%)	2mo	$390,000	$265	62
2524 S Main Rd	0.33mi	3/2.0	1,250 (-6%)	21mo	$340,000	$272	57
1133 E Grant Ave	0.26mi	3/2.0	1,447 (+9%)	22mo	$250,000	$173	55
2652 S Main Rd	0.33mi	4/1.5 (+1)	1,512 (+14%)	1mo	$325,000	$215	54
1186 E Grant Ave	0.29mi	4/2.0 (+1)	1,398 (+5%)	24mo	$291,000	$208	53
688 E Sherman Ave	0.42mi	2/2.0 (-1)	1,415 (+6%)	14mo	$270,000	$191	53
1289 E Sherman Ave	0.22mi	3/1.0	1,488 (+12%)	16mo	$300,000	$202	52
995 Garry Ave	0.61mi	3/2.0	1,354 (+2%)	22mo	$380,000	$281	50
2183 S Main Rd	0.52mi	3/1.0	1,296 (-2%)	21mo	$285,000	$220	50
3321 Wilderness Dr	0.65mi	3/2.0	1,156 (-13%)	1mo	$328,000	$284	47
730 E Butler Ave	0.63mi	3/1.0	1,209 (-9%)	16mo	$195,000	$161	38

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,182
• Equity at exit: $24,966

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $37,851
• Equity at exit: $14,477

Cash invested: $46,883 (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 08361

• Active inventory: 87
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,225 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$367 /mo · $4,404/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $443

Break-even live

Break-even rent $1,664

Max offer price $167,440

Occupancy floor 75%

Sensitivity live

Price	-10% $537	-5% $490	+0% $443	+5% $395	+10% $348
Rent	-10% $267	-5% $355	+0% $443	+5% $530	+10% $618
Rate	-1.0pp $527	-0.5pp $485	base $443	+0.5pp $399	+1.0pp $355

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: $41,860
• Closing costs: $5,023
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-04-07
   price $167,440
2. 2026-04-01
   status Active
3. 2026-03-31
   historical
4. 2026-03-19
   status Active
5. 2026-03-06
   status Pending
6. 2026-03-03
   status Active
7. 2026-01-21
   status Pending
8. 2026-01-21
   status Active
9. 2026-01-21
   status Pending
10. 2025-11-14
    listed $182,000 Active
11. 2015-05-14
    historical 33-char remark

    Show marketing remark (33 chars)

    Short Sale - Needs a lot of work.

12. 2015-01-10
    price $95,000 33-char remark

    Show marketing remark (33 chars)

    Short Sale - Needs a lot of work.

13. 2014-12-02
    price $115,000 33-char remark

    Show marketing remark (33 chars)

    Short Sale - Needs a lot of work.

14. 2014-12-02
    price $95,000 33-char remark

    Show marketing remark (33 chars)

    Short Sale - Needs a lot of work.

15. 2014-05-13
    listed $115,000 Active 33-char remark

    Show marketing remark (33 chars)

    Short Sale - Needs a lot of work.

16. 2002-06-07
    soldstatus $87,000
17. 2002-06-05
    soldstatus $87,000 114-char remark

    Show marketing remark (114 chars)

    Country home on 5 acres with large 2 car det gar. Replacement windows, except kit. 1.5 bath, comfortable size brs.

18. 2002-04-13
    historical 114-char remark

    Show marketing remark (114 chars)

    Country home on 5 acres with large 2 car det gar. Replacement windows, except kit. 1.5 bath, comfortable size brs.

19. 2002-03-04
    listed $89,900 114-char remark

    Show marketing remark (114 chars)

    Country home on 5 acres with large 2 car det gar. Replacement windows, except kit. 1.5 bath, comfortable size brs.

20. 1993-06-29
    soldstatus $66,000

ⓘ 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: $4,404 · $367/mo
• Projected year-2 tax: $4,404 · $367/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 6/10 Major 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,694
• − Mortgage interest: −$9,379
• − Property taxes: −$4,404
• − Insurance: −$837
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$4,871
• Taxable income: $2,932
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $4,607/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
• City population: 45,038
• Population (ZIP): 18,375

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 0.59)
• Race & ethnicity: White 57% Hispanic / Latino 27% Two or more races 13% Black 10% Asian 3% Native American 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 20% Dominican 3%
• Common ancestry: Romanian 2% Scotch-Irish 2% Subsaharan African 2%
• Foreign-born: 9% · Canada
• Languages at home: 75% English-only · Spanish 16% Other Indo-European 4% Russian/Polish/Slavic 2%

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: ▼ -215.80%
• Current HPI: 291.3404
• Rent YoY: —
• Metro: —
• 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

+153.7% since first listed

20 events — show timeline

• 2026-04-07 Price Changed $167,440 BRIGHT MLS
• 2026-04-01 Relisted — BRIGHT MLS
• 2026-03-31 Listing Removed — BRIGHT MLS
• 2026-03-19 Relisted — BRIGHT MLS
• 2026-03-06 Pending — BRIGHT MLS
• 2026-03-03 Relisted — BRIGHT MLS
• 2026-01-21 Pending — BRIGHT MLS
• 2026-01-21 Relisted — BRIGHT MLS
• 2026-01-21 Pending — BRIGHT MLS
• 2025-11-14 Listed $182,000 BRIGHT MLS
• 2015-05-14 Listing Removed — SJSRMLS
• 2015-01-10 Price Changed $95,000 SJSRMLS
• 2014-12-02 Price Changed $95,000 SJSRMLS
• 2014-12-02 Price Changed $115,000 SJSRMLS
• 2014-05-13 Listed $115,000 SJSRMLS
• 2002-06-07 Sold (Public Records) $87,000 Public Records
• 2002-06-05 Sold (MLS) $87,000 SJSRMLS
• 2002-04-13 Listing Removed — SJSRMLS
• 2002-03-04 Listed $89,900 SJSRMLS
• 1993-06-29 Sold (Public Records) $66,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $4,404 · +3.9% YoY. Source: county tax records.