423 N 6th St · Millville, NJ 08332

$165,000

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 77 Days on market

Built 1923 9,570 sqft lot Est $247k · 33% under ↓ 3% since listing

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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 +16.1/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• DSCR +5.0/10.0
• 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

Welcome to 423 N 6th Street in Millville—a property full of potential and ready for its next chapter. This home offers a functional layout featuring a living room, dining room, kitchen, two bedrooms, and a full bath on the first floor, with a large third bedroom upstairs. The first floor includes hardwood flooring throughout, and the living area features a wood-burning stove insert fireplace. Additional highlights include newer windows, a partial basement, off-street parking, and a generously sized yard. Recent updates include new sewer line with lifetime warranty, new toilet, new kitchen sink and plumbing, new basement doors and new rear deck. Conveniently located near local schools, shopping, dining, and commuter routes, this property offers strong potential in an established neighborhood. Bring your vision and make this home your own.

Key facts

• 9,570 sq ft lot
• 2 parking spots
• Built 1923

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: Silver Run Elementary School (math 0% / reading 19%, grade F, #1,235 of 1,303 statewide, top 96%, 427 students, 91% 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) — zoned schools average 76% FRL vs 60% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 297 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 31% 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 $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.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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. 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 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: 1.04% ✓
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $246,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 E Broad St E E	0.20mi	3/2.0	1,311 (+6%)	0mo	$261,000	$199	77
6 N 10th St	0.40mi	3/1.0	1,221 (-2%)	6mo	$255,000	$209	74
16 N 5th St N	0.29mi	3/1.0	1,312 (+6%)	5mo	$125,000	$95	72
811 N 7th St	0.39mi	2/2.0 (-1)	1,234 (-0%)	4mo	$26,000	$21	68
502 E Main St	0.32mi	2/1.0 (-1)	1,160 (-6%)	2mo	$129,000	$111	68
19 W Mcneal St W	0.66mi	3/1.0	1,182 (-5%)	8mo	$235,000	$199	55
700 9th St N N	0.33mi	3/2.0	1,411 (+14%)	5mo	$299,900	$213	54
15 N 13th St	0.55mi	3/2.0	1,346 (+8%)	7mo	$240,000	$178	50
207 S 9th St	0.57mi	3/2.5	1,384 (+12%)	1mo	$335,000	$242	48
125 S 10th St S S	0.55mi	3/2.0	1,088 (-12%)	5mo	$295,000	$271	46
17 W Foundry St W	0.70mi	3/1.0	1,116 (-10%)	7mo	$173,999	$156	45
1310 E Main St	0.61mi	3/2.5	1,387 (+12%)	2mo	$350,000	$252	44

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: -14.1%
• Equity multiple: 0.50×
• Total profit: $-23,113
• Equity at exit: $24,602

10-year hold

• IRR: -7.2%
• Equity multiple: 0.56×
• Total profit: $-20,107
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,717 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$339 /mo · $4,064/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $84

Break-even live

Break-even rent $1,611

Max offer price $165,000

Occupancy floor 90%

Sensitivity live

Price	-10% $177	-5% $130	+0% $84	+5% $37	+10% $-10
Rent	-10% $-52	-5% $16	+0% $84	+5% $151	+10% $219
Rate	-1.0pp $167	-0.5pp $126	base $84	+0.5pp $41	+1.0pp $-3

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 W Main St Unit B Millville, NJ	3.0	1.0	1384	$1,500	$1.08	45d	1	0.71mi
301 N Wade Blvd Millville, NJ	1.0–2.0	1.0	1005	$1,715	$1.71	15d	10	0.77mi
313 W Main St Millville, NJ	3.0	1.5	1265	$1,650	$1.30	45d	1	0.89mi

Listing history 19 events

1. 2026-06-22
   days on market $165,000 Active 77 DOM
2. 2026-06-19
   days on market $165,000 Active 75 DOM
3. 2026-06-18
   days on market $165,000 Active 74 DOM
4. 2026-06-17
   days on market $165,000 Active 73 DOM
5. 2026-06-16
   days on market $165,000 Active 72 DOM
6. 2026-06-15
   days on market $165,000 Active 71 DOM
7. 2026-06-14
   days on market $165,000 Active 69 DOM
8. 2026-06-13
   days on market $165,000 Active 68 DOM
9. 2026-06-10
   days on market $165,000 Active 66 DOM
10. 2026-06-09
    days on market $165,000 Active 65 DOM
11. 2026-06-08
    days on market $165,000 Active 64 DOM
12. 2026-06-07
    days on market $165,000 Active 63 DOM
13. 2026-06-02
    days on market $165,000 Active 58 DOM
14. 2026-06-01
    days on market $165,000 Active 57 DOM
15. 2026-05-31
    days on market $165,000 Active 56 DOM
16. 2026-05-30
    days on market $165,000 Active 55 DOM
17. 2026-04-24
    price $175,000 855-char remark

    Show marketing remark (855 chars)

    Welcome to 423 N 6th Street in Millville—a property full of potential and ready for its next chapter. This home offers a functional layout featuring a living room, dining room, kitchen, two bedrooms, and a full bath on the first floor, with a large third bedroom upstairs. The first floor includes hardwood flooring throughout, and the living area features a wood-burning stove insert fireplace. Additional highlights include newer windows, a partial basement, off-street parking, and a generously sized yard. Recent updates include new sewer line with lifetime warranty, new toilet, new kitchen sink and plumbing, new basement doors and new rear deck. Conveniently located near local schools, shopping, dining, and commuter routes, this property offers strong potential in an established neighborhood. Bring your vision and make this home your own.

18. 2026-04-06
    listed $180,000 Active 855-char remark

    Show marketing remark (855 chars)

    Welcome to 423 N 6th Street in Millville—a property full of potential and ready for its next chapter. This home offers a functional layout featuring a living room, dining room, kitchen, two bedrooms, and a full bath on the first floor, with a large third bedroom upstairs. The first floor includes hardwood flooring throughout, and the living area features a wood-burning stove insert fireplace. Additional highlights include newer windows, a partial basement, off-street parking, and a generously sized yard. Recent updates include new sewer line with lifetime warranty, new toilet, new kitchen sink and plumbing, new basement doors and new rear deck. Conveniently located near local schools, shopping, dining, and commuter routes, this property offers strong potential in an established neighborhood. Bring your vision and make this home your own.

19. 2026-03-26
    historical $180,000 855-char remark

    Show marketing remark (855 chars)

    Welcome to 423 N 6th Street in Millville—a property full of potential and ready for its next chapter. This home offers a functional layout featuring a living room, dining room, kitchen, two bedrooms, and a full bath on the first floor, with a large third bedroom upstairs. The first floor includes hardwood flooring throughout, and the living area features a wood-burning stove insert fireplace. Additional highlights include newer windows, a partial basement, off-street parking, and a generously sized yard. Recent updates include new sewer line with lifetime warranty, new toilet, new kitchen sink and plumbing, new basement doors and new rear deck. Conveniently located near local schools, shopping, dining, and commuter routes, this property offers strong potential in an established neighborhood. Bring your vision and make this home your own.

ⓘ 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: $4,064 · $339/mo
• Projected year-2 tax: $4,086 · $341/mo
• Expected delta: +$22/yr (+$2/mo · 0.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°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: $20,603
• − Mortgage interest: −$9,243
• − Property taxes: −$4,064
• − Insurance: −$825
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$4,800
• Taxable loss: −$1,625
• Est. tax savings @ 24.0%: +$390
• After-tax cash flow: $1,394/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

-2.8% since first listed

3 events — show timeline

• 2026-04-24 Price Changed $175,000 BRIGHT MLS
• 2026-04-06 Listed $180,000 BRIGHT MLS
• 2026-03-26 Coming Soon $180,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2025): $4,064 · +3.3% YoY. Source: county tax records.