950 Bridgeton Ave · Rosenhayn, NJ 08332

$211,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 37 Days on market

Built 1969 0.68 ac lot Est $277k · 24% 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• 1% rule +4.7/10.0
• DSCR +4.5/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity. Three Bedroom ranch in Deerfield Township. Property Being sold As is. Buyer is responsible for all Inspections and Certifications. Subject to short sale approval.

Key facts

• 0.68 acre lot
• Pool
• Built 1969

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $211k.

Deal economics

• At list price, monthly cash flow is $54 ($644/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 $205k (3.0% below list).
• Recommended offer: $205k (3.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#401 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: cost of living C-, schools F, amenities F.
• Cumberland Regional School District (town): math 10% / reading 28% proficiency, ranked #436 of 472 in NJ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.9%/yr); 296 active listings in the ZIP; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).
• This rent runs 36% 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 $6k 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 37 days — a 3% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 21% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $204,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1969 — 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 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?
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: 0.97% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $277,200
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
545 Morton Ave	0.51mi	3/1.0	1,304 (+9%)	4mo	$239,000	$183	58
788 Maple St	0.63mi	4/2.0 (+1)	1,234 (+3%)	16mo	$285,000	$231	43

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-32,837
• Equity at exit: $31,461

10-year hold

• IRR: -9.4%
• Equity multiple: 0.45×
• Total profit: $-32,480
• Equity at exit: $18,243

Cash invested: $59,080 (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: 296
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,046 medium
• Mortgage (P&I): −$1,107
• Tax from tax record: −$369 /mo · $4,424/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $54

Break-even live

Break-even rent $1,979

Max offer price $211,000

Occupancy floor 92%

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: $52,750
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $211,000 Active 37 DOM
2. 2026-06-18
   days on market $211,000 Active 36 DOM
3. 2026-06-17
   days on market $211,000 Active 35 DOM
4. 2026-06-16
   days on market $211,000 Active 34 DOM
5. 2026-06-15
   days on market $211,000 Active 33 DOM
6. 2026-06-14
   days on market $211,000 Active 31 DOM
7. 2026-06-13
   days on market $211,000 Active 30 DOM
8. 2026-06-10
   days on market $211,000 Active 28 DOM
9. 2026-06-09
   days on market $211,000 Active 27 DOM
10. 2026-06-08
    days on market $211,000 Active 26 DOM
11. 2026-06-07
    days on market $211,000 Active 25 DOM
12. 2026-06-05
    days on market $211,000 Active 22 DOM
13. 2026-06-02
    days on market $211,000 Active 20 DOM
14. 2026-06-01
    days on market $211,000 Active 19 DOM
15. 2026-05-31
    days on market $211,000 Active 18 DOM
16. 2026-05-30
    days on market $211,000 Active 17 DOM
17. 2026-04-23
    status Pending
18. 2026-04-13
    price $211,000
19. 2026-04-13
    status Active
20. 2026-03-11
    status Pending
21. 2026-03-05
    listed $175,000 Active
22. 2026-02-20
    historical
23. 2026-02-17
    listed $95,000 Active

ⓘ 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: $4,424 · $369/mo
• Projected year-2 tax: $4,839 · $403/mo
• Expected delta: +$415/yr (+$35/mo · 9.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $24,558
• − Mortgage interest: −$11,819
• − Property taxes: −$4,424
• − Insurance: −$1,055
• − Repairs & maintenance: −$1,965
• − Management: −$1,965
• − Depreciation: −$6,138
• Taxable loss: −$2,807
• Est. tax savings @ 24.0%: +$674
• After-tax cash flow: $1,318/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: Cumberland Regional School District
• NCES district ID: 3403620
• Math proficiency: 10% ▼ -9.00%
• Reading proficiency: 28% ▬ 0.00%
• Median HH income: $52,721
• Composite: 17.28/100
• National rank: #9088
• State rank: #436 of 472 in NJ

Livability — Rosenhayn

• Score: 64/100
• State rank: #401
• US rank: #13944

Category grades

Amenities F Commute F Cost of living C- Crime A+ Employment A- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosenhayn, NJ
• County: Cumberland County · 80,266 people
• City population: 224
• 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

+122.1% since first listed

7 events — show timeline

• 2026-04-23 Pending — BRIGHT MLS
• 2026-04-13 Price Changed $211,000 BRIGHT MLS
• 2026-04-13 Relisted — BRIGHT MLS
• 2026-03-11 Pending — BRIGHT MLS
• 2026-03-05 Listed $175,000 BRIGHT MLS
• 2026-02-20 Listing Removed — BRIGHT MLS
• 2026-02-17 Listed $95,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2025): $4,424 · +4.6% YoY. Source: county tax records.