796 S 8th St · Vineland, NJ 08360

$249,900

4 bd · 1.5 ba · 1,290 sqft · SingleFamily public records · 6 Days on market

Built 1935 5,001 sqft lot Est $271k · 8% under

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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 +17.1/30.0
• ARV discount +11.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.3/10.0
• 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

Move in ready cape cod. Freshly painted. New flooring. Sold "as is" . Seller has already obtained the certificate of occupancy.

Key facts

• 5,001 sq ft lot
• Built 1935
• Listed 6 days

Property features AI

Exterior

• Parking: Asphalt driveway; Driveway parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Detached house; Above-grade finished living space (estimated)
• Construction: Block foundation
• Exterior features: Detached property; No tidal water

Interior

• Kitchen: Kitchen
• Bedrooms: Three bedrooms on the upper level; One bedroom on the main level
• Bathrooms: One full bathroom on the main level; One half bathroom on the upper level
• Heating & cooling: Radiator heating; Window air conditioning units (electric); Natural gas hot water
• Interior features: Living room; Dining room; Den; Estimated living area; Full basement with interior access and sump pump

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/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 $233k (6.9% below list).
• Recommended offer: $233k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.6% 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: John H. Winslow Elementary School (math 10% / reading 35%, grade F, #934 of 1,303 statewide, top 72%, 458 students, 0% FRL); Anthony Rossi Elementary School (math 10% / reading 31%, grade F, #985 of 1,303 statewide, top 76%, 611 students, 0% FRL); 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: 176 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 ($65k/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 $7k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $232,748 (6.9% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.93% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $270,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
726 Allen Ave	0.38mi	3/1.5 (-1)	1,248 (-3%)	1mo	$269,000	$216	71
426 Amanda Ct	0.27mi	3/2.5 (-1)	1,238 (-4%)	2mo	$375,000	$303	70
176 Axtell Ave	0.55mi	3/1.0 (-1)	1,286 (-0%)	1mo	$299,900	$233	66
814 Catherine St	0.11mi	3/2.5 (-1)	1,437 (+11%)	3mo	$349,999	$244	65
708 E Chestnut Ave	0.49mi	3/1.5 (-1)	1,228 (-5%)	3mo	$180,000	$147	61
736 S East Ave	0.34mi	3/1.0 (-1)	1,188 (-8%)	4mo	$250,000	$210	61
510 S East Ave	0.60mi	4/2.0	1,344 (+4%)	8mo	$225,000	$167	57
810 Washington Ave	0.35mi	3/2.0 (-1)	1,425 (+10%)	7mo	$290,000	$204	54
704 S Valley Ave	0.73mi	3/1.0 (-1)	1,272 (-1%)	7mo	$250,000	$197	50
816 E Quince St	0.63mi	3/1.0 (-1)	1,397 (+8%)	2mo	$231,000	$165	48
691 Fava Dr	0.65mi	3/2.0 (-1)	1,180 (-8%)	2mo	$289,000	$245	47
73 S Myrtle St	0.64mi	3/2.0 (-1)	1,445 (+12%)	2mo	$193,000	$134	42

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-29,539
• Equity at exit: $37,261

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-11,620
• Equity at exit: $21,607

Cash invested: $69,972 (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: 176
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,327 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$252 /mo · $3,024/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $172

Break-even live

Break-even rent $2,110

Max offer price $249,900

Occupancy floor 88%

Sensitivity live

Price	-10% $314	-5% $243	+0% $172	+5% $101	+10% $31
Rent	-10% $-12	-5% $80	+0% $172	+5% $264	+10% $356
Rate	-1.0pp $298	-0.5pp $236	base $172	+0.5pp $107	+1.0pp $41

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-01
   status Pending
2. 2026-04-24
   listed $249,900 Active
3. 2024-11-01
   soldstatus $228,000
4. 2024-10-25
   soldstatus $228,000 Closed 137-char remark

   Show marketing remark (137 chars)

   Move in ready cape cod. Freshly painted. New flooring. Sold "as is" . Seller has already obtained the certificate of occupancy.

5. 2024-10-02
   status Pending 137-char remark

   Show marketing remark (137 chars)

   Move in ready cape cod. Freshly painted. New flooring. Sold "as is" . Seller has already obtained the certificate of occupancy.

6. 2024-09-24
   status Active 137-char remark

   Show marketing remark (137 chars)

   Move in ready cape cod. Freshly painted. New flooring. Sold "as is" . Seller has already obtained the certificate of occupancy.

7. 2024-09-16
   status Pending 137-char remark

   Show marketing remark (137 chars)

   Move in ready cape cod. Freshly painted. New flooring. Sold "as is" . Seller has already obtained the certificate of occupancy.

8. 2024-08-30
   price $225,000 137-char remark

   Show marketing remark (137 chars)

   Move in ready cape cod. Freshly painted. New flooring. Sold "as is" . Seller has already obtained the certificate of occupancy.

9. 2024-08-30
   status Active 137-char remark

   Show marketing remark (137 chars)

   Move in ready cape cod. Freshly painted. New flooring. Sold "as is" . Seller has already obtained the certificate of occupancy.

10. 2024-08-07
    historical 137-char remark

    Show marketing remark (137 chars)

    Move in ready cape cod. Freshly painted. New flooring. Sold "as is" . Seller has already obtained the certificate of occupancy.

11. 2024-08-05
    status Active 137-char remark

    Show marketing remark (137 chars)

    Move in ready cape cod. Freshly painted. New flooring. Sold "as is" . Seller has already obtained the certificate of occupancy.

12. 2024-06-03
    status Pending 137-char remark

    Show marketing remark (137 chars)

    Move in ready cape cod. Freshly painted. New flooring. Sold "as is" . Seller has already obtained the certificate of occupancy.

13. 2024-05-14
    listed $215,000 Active 137-char remark

    Show marketing remark (137 chars)

    Move in ready cape cod. Freshly painted. New flooring. Sold "as is" . Seller has already obtained the certificate of occupancy.

14. 1993-10-08
    soldstatus $20,500
15. 1985-02-07
    soldstatus $36,250

ⓘ 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: $3,024 · $252/mo
• Projected year-2 tax: $4,623 · $385/mo
• Expected delta: +$1,599/yr (+$133/mo · 52.9%)

ⓘ 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 ≥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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,930
• − Mortgage interest: −$13,998
• − Property taxes: −$3,024
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − Depreciation: −$7,270
• Taxable loss: −$2,081
• Est. tax savings @ 24.0%: +$499
• After-tax cash flow: $2,564/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

+589.4% since first listed

15 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-04-24 Listed $249,900 BRIGHT MLS
• 2024-11-01 Sold (Public Records) $228,000 Public Records
• 2024-10-25 Sold (MLS) $228,000 BRIGHT MLS
• 2024-10-02 Pending — BRIGHT MLS
• 2024-09-24 Relisted — BRIGHT MLS
• 2024-09-16 Pending — BRIGHT MLS
• 2024-08-30 Price Changed $225,000 BRIGHT MLS
• 2024-08-30 Relisted — BRIGHT MLS
• 2024-08-07 Listing Removed — BRIGHT MLS
• 2024-08-05 Relisted — BRIGHT MLS
• 2024-06-03 Pending — BRIGHT MLS
• 2024-05-14 Listed $215,000 BRIGHT MLS
• 1993-10-08 Sold (Public Records) $20,500 Public Records
• 1985-02-07 Sold (Public Records) $36,250 Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,024 · +5.7% YoY. Source: county tax records.