200 S 4th St · Millville, NJ 08332

$269,900

5 bd · 2.0 ba · 1,900 sqft · SingleFamily public records · 96 Days on market

Built 1912 7,722 sqft lot Est $266k · at est.

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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 +15.5/30.0
• ARV discount +6.8/15.0
• DSCR +4.8/10.0
• 1% rule +4.1/10.0
• 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 MLS

Spacious and well-maintained 5-bedroom home situated on a desirable corner lot! This property offers plenty of room to grow, including an additional finished room in the basement—perfect for a home office, gym, or guest space. Enjoy outdoor living in the fully fenced-in yard, ideal for pets, play, or entertaining. Major updates provide peace of mind, including a roof that’s only 6 years old, a beautifully remodeled bathroom completed 3 years ago, and a water heater replaced just 2 years ago. The home and yard will be cleaned prior to closing, making it truly move-in ready. Schedule your showing today!

Key facts

• Remodeled bathroom
• Fully fenced in yard
• Corner lot

Tags

• CORNER LOT
• FINISHED ROOM IN THE BASEMENT
• FULLY FENCED IN YARD
• REMODELED BATHROOM
• WATER HEATER REPLACED

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (9.4% below list).
• Recommended offer: $244k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: crime F, amenities F, commute 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.
• Zoned schools: R. M. Bacon Elementary School (math 2% / reading 17%, grade F, #1,235 of 1,303 statewide, top 96%, 258 students, 81% FRL); Lakeside Middle School (math 5% / reading 31%, grade F, #405 of 431 statewide, top 95%, 987 students, 70% FRL); Millville Senior High School (math 24% / reading 24%, grade F, #327 of 399 statewide, top 82%, 1,640 students, 68% FRL).
• Market conditions: Rents rising (+1.9%/yr); 297 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 43% 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 $2k of loan paydown is wiped out by about $8k 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 96 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $270k implies a 507% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 75% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,486 (9.4% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.91% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $266,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 E Main St	0.12mi	4/2.0 (-1)	1,782 (-6%)	8mo	$162,500	$91	72
513 E Mulberry St	0.34mi	4/1.5 (-1)	1,762 (-7%)	0mo	$250,000	$142	65
228 Smith St	0.12mi	4/2.0 (-1)	2,108 (+11%)	18mo	$190,000	$90	56
201 N 7th St	0.37mi	4/2.0 (-1)	1,840 (-3%)	21mo	$245,000	$133	55
527 E Mulberry St	0.35mi	4/1.0 (-1)	1,967 (+4%)	17mo	$112,500	$57	55
1309 Main St W	0.69mi	4/2.5 (-1)	1,997 (+5%)	12mo	$400,000	$200	42
427 N 4th	0.47mi	4/2.0 (-1)	1,683 (-11%)	16mo	$292,500	$174	41
610 E Mulberry St	0.39mi	4/2.0 (-1)	1,624 (-14%)	24mo	$310,000	$191	32
125 N Brandriff Ave	0.54mi	4/1.0 (-1)	1,680 (-12%)	19mo	$235,000	$140	31

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-39,287
• Equity at exit: $40,243

10-year hold

• IRR: -7.8%
• Equity multiple: 0.53×
• Total profit: $-35,496
• Equity at exit: $23,336

Cash invested: $75,572 (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: 297
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,445 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$293 /mo · $3,521/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $110

Break-even live

Break-even rent $2,305

Max offer price $269,900

Occupancy floor 90%

Sensitivity live

Price	-10% $263	-5% $187	+0% $110	+5% $34	+10% $-43
Rent	-10% $-83	-5% $14	+0% $110	+5% $207	+10% $303
Rate	-1.0pp $246	-0.5pp $179	base $110	+0.5pp $40	+1.0pp $-31

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $269,900 Active 96 DOM
2. 2026-06-19
   days on market $269,900 Active 94 DOM
3. 2026-06-18
   days on market $269,900 Active 93 DOM
4. 2026-06-17
   days on market $269,900 Active 92 DOM
5. 2026-06-16
   days on market $269,900 Active 91 DOM
6. 2026-06-15
   days on market $269,900 Active 90 DOM
7. 2026-06-14
   days on market $269,900 Active 88 DOM
8. 2026-06-13
   days on market $269,900 Active 87 DOM
9. 2026-06-10
   days on market $269,900 Active 85 DOM
10. 2026-06-09
    days on market $269,900 Active 84 DOM
11. 2026-06-08
    days on market $269,900 Active 83 DOM
12. 2026-06-07
    days on market $269,900 Active 82 DOM
13. 2026-06-02
    days on market $269,900 Active 77 DOM
14. 2026-06-01
    days on market $269,900 Active 76 DOM
15. 2026-05-31
    days on market $269,900 Active 75 DOM
16. 2026-05-30
    days on market $269,900 Active 74 DOM
17. 2026-04-15
    price $269,900 620-char remark

    Show marketing remark (620 chars)

    Spacious and well-maintained 5-bedroom home situated on a desirable corner lot! This property offers plenty of room to grow, including an additional finished room in the basement—perfect for a home office, gym, or guest space. Enjoy outdoor living in the fully fenced-in yard, ideal for pets, play, or entertaining. Major updates provide peace of mind, including a roof that’s only 6 years old, a beautifully remodeled bathroom completed 3 years ago, and a water heater replaced just 2 years ago. The home and yard will be cleaned prior to closing, making it truly move-in ready. Schedule your showing today!

18. 2026-03-17
    listed $299,900 Active 620-char remark

    Show marketing remark (620 chars)

    Spacious and well-maintained 5-bedroom home situated on a desirable corner lot! This property offers plenty of room to grow, including an additional finished room in the basement—perfect for a home office, gym, or guest space. Enjoy outdoor living in the fully fenced-in yard, ideal for pets, play, or entertaining. Major updates provide peace of mind, including a roof that’s only 6 years old, a beautifully remodeled bathroom completed 3 years ago, and a water heater replaced just 2 years ago. The home and yard will be cleaned prior to closing, making it truly move-in ready. Schedule your showing today!

19. 2019-04-22
    soldstatus $44,500 Closed 383-char remark

    Show marketing remark (383 chars)

    2.5 story home located in Millville. This property is close to downtown Millville as well as local amenities and public transportation. The house has a living room, family room, kitchen, dining room and half bathroom on the first floor. The second floor has 3 bedrooms and 1 full bathroom. The attic can be used as a 4th bedroom if you desire. This is a Fannie Mae HomePath property.

20. 2019-03-27
    status Pending 383-char remark

    Show marketing remark (383 chars)

    2.5 story home located in Millville. This property is close to downtown Millville as well as local amenities and public transportation. The house has a living room, family room, kitchen, dining room and half bathroom on the first floor. The second floor has 3 bedrooms and 1 full bathroom. The attic can be used as a 4th bedroom if you desire. This is a Fannie Mae HomePath property.

21. 2019-03-15
    listed $44,500 Active 383-char remark

    Show marketing remark (383 chars)

    2.5 story home located in Millville. This property is close to downtown Millville as well as local amenities and public transportation. The house has a living room, family room, kitchen, dining room and half bathroom on the first floor. The second floor has 3 bedrooms and 1 full bathroom. The attic can be used as a 4th bedroom if you desire. This is a Fannie Mae HomePath property.

22. 2006-11-15
    historical
23. 2006-05-06
    listed $159,900
24. 1994-02-15
    soldstatus $67,000
25. 1993-12-29
    soldstatus $67,000

ⓘ 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: $3,521 · $293/mo
• Projected year-2 tax: $5,121 · $427/mo
• Expected delta: +$1,600/yr (+$133/mo · 45.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% 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: $29,338
• − Mortgage interest: −$15,119
• − Property taxes: −$3,521
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − Depreciation: −$7,852
• Taxable loss: −$3,196
• Est. tax savings @ 24.0%: +$767
• After-tax cash flow: $2,090/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

+302.8% since first listed

9 events — show timeline

• 2026-04-15 Price Changed $269,900 BRIGHT MLS
• 2026-03-17 Listed $299,900 BRIGHT MLS
• 2019-04-22 Sold (MLS) $44,500 BRIGHT MLS
• 2019-03-27 Pending — BRIGHT MLS
• 2019-03-15 Listed $44,500 BRIGHT MLS
• 2006-11-15 Listing Removed — BRIGHT MLS
• 2006-05-06 Listed $159,900 BRIGHT MLS
• 1994-02-15 Sold (Public Records) $67,000 Public Records
• 1993-12-29 Sold (Public Records) $67,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,521 · +3.3% YoY. Source: county tax records.