220 N 3rd St · Millville, NJ 08332

$168,000

4 bd · 1.0 ba · 2,114 sqft · SingleFamily public records · 95 Days on market

Built 1900 2,000 sqft lot Est $273k · 38% 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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

SHORT SALE LIST PRICE APPROVED. Step into the incredible potential of this spacious, updated 1/2 duplex—perfect for buyers seeking a modern layout, convenience, and room to grow. Renovated in 2023, this home features a bright, open-concept floor plan with 3 generously sized bedrooms, a bonus finished room, 2.5 baths, a formal dining room, and a comfortable living area. The primary bedroom includes its own private bath, and laundry hookups are conveniently located on the upper level. A newer HVAC system and tankless hot water heater (installed in 2023) add to the home’s comfort and efficiency. The unfinished basement offers excellent storage with the potential to finish later if desired. The backyard backs up to a peaceful church property, providing a quiet setting, while the central downtown location places you minutes from restaurants, shops, and NJ Metrosports Park—home to go-karting, axe throwing, and more. SHORT SALE – This home is being sold strictly As-Is and is subject to lender approval. Buyer is responsible for all city inspections and requirements, presenting a fantastic opportunity for the right buyer to add value and make this home truly their own.

Key facts

• Private bath
• Updated 1/2 duplex
• Renovated in 2023

Tags

• UPDATED 1/2 DUPLEX
• RENOVATED IN 2023
• OPEN-CONCEPT FLOOR PLAN
• PRIVATE BATH
• NEWER HVAC SYSTEM
• TANKLESS HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $153k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: schools F, crime F, amenities 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.
• 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 42% 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $47k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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: property tax is 2.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $152,880 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1900 — 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 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?
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: 1.41% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.55%
• DSCR: 1.65
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $272,706
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 E Main St	0.31mi	4/1.0	2,228 (+5%)	7mo	$156,400	$70	71
409 E Main St	0.23mi	5/1.5 (+1)	2,249 (+6%)	2mo	$244,995	$109	70
10 Broad St	0.34mi	3/2.0 (-1)	2,158 (+2%)	14mo	$278,400	$129	60
523 E Pine St	0.23mi	3/1.5 (-1)	1,901 (-10%)	10mo	$228,000	$120	57
12-14 S 9th	0.51mi	4/2.0	2,237 (+6%)	13mo	$285,000	$127	51
111 Mulford Ave	0.72mi	3/2.0 (-1)	2,200 (+4%)	2mo	$305,000	$139	49
108 Cedar St	0.52mi	3/1.5 (-1)	1,950 (-8%)	9mo	$265,000	$136	48
201-203 Cedar St	0.56mi	3/2.0 (-1)	1,957 (-7%)	15mo	$262,000	$134	40
304 S 6th St	0.42mi	3/1.0 (-1)	2,417 (+14%)	14mo	$102,500	$42	39
820 Archer St	0.58mi	3/2.5 (-1)	1,932 (-9%)	13mo	$320,000	$166	37
2 E Mcneal St	0.57mi	3/1.0 (-1)	1,823 (-14%)	13mo	$105,000	$58	34
816 Archer St	0.58mi	3/2.5 (-1)	1,840 (-13%)	13mo	$320,000	$174	30

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $6,723
• Equity at exit: $25,049

10-year hold

• IRR: 12.2%
• Equity multiple: 1.92×
• Total profit: $43,068
• Equity at exit: $14,526

Cash invested: $47,040 (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: 5.9×

Monthly cashflow live

• Estimated rent: $2,376 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$356 /mo · $4,271/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $570

Break-even live

Break-even rent $1,654

Max offer price $168,000

Occupancy floor 71%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-19
   days on market $168,000 Active 95 DOM
2. 2026-06-18
   days on market $168,000 Active 94 DOM
3. 2026-06-17
   days on market $168,000 Active 93 DOM
4. 2026-06-16
   days on market $168,000 Active 92 DOM
5. 2026-06-15
   days on market $168,000 Active 91 DOM
6. 2026-06-14
   days on market $168,000 Active 89 DOM
7. 2026-06-13
   days on market $168,000 Active 88 DOM
8. 2026-06-10
   days on market $168,000 Active 86 DOM
9. 2026-06-09
   days on market $168,000 Active 85 DOM
10. 2026-06-08
    days on market $168,000 Active 84 DOM
11. 2026-06-07
    days on market $168,000 Active 83 DOM
12. 2026-06-02
    days on market $168,000 Active 78 DOM
13. 2026-06-01
    days on market $168,000 Active 77 DOM
14. 2026-05-31
    days on market $168,000 Active 76 DOM
15. 2026-05-30
    days on market $168,000 Active 75 DOM
16. 2026-03-16
    historical

    Show marketing remark (1202 chars)

    SHORT SALE LIST PRICE APPROVED. Step into the incredible potential of this spacious, updated 1/2 duplex—perfect for buyers seeking a modern layout, convenience, and room to grow. Renovated in 2023, this home features a bright, open-concept floor plan with 3 generously sized bedrooms, a bonus finished room, 2.5 baths, a formal dining room, and a comfortable living area. The primary bedroom includes its own private bath, and laundry hookups are conveniently located on the upper level. A newer HVAC system and tankless hot water heater (installed in 2023) add to the home’s comfort and efficiency. The unfinished basement offers excellent storage with the potential to finish later if desired. The backyard backs up to a peaceful church property, providing a quiet setting, while the central downtown location places you minutes from restaurants, shops, and NJ Metrosports Park—home to go-karting, axe throwing, and more. SHORT SALE – This home is being sold strictly As-Is and is subject to lender approval. Buyer is responsible for all city inspections and requirements, presenting a fantastic opportunity for the right buyer to add value and make this home truly their own.

17. 2026-03-16
    listed $168,000 Active 1202-char remark

    Show marketing remark (1202 chars)

    SHORT SALE LIST PRICE APPROVED. Step into the incredible potential of this spacious, updated 1/2 duplex—perfect for buyers seeking a modern layout, convenience, and room to grow. Renovated in 2023, this home features a bright, open-concept floor plan with 3 generously sized bedrooms, a bonus finished room, 2.5 baths, a formal dining room, and a comfortable living area. The primary bedroom includes its own private bath, and laundry hookups are conveniently located on the upper level. A newer HVAC system and tankless hot water heater (installed in 2023) add to the home’s comfort and efficiency. The unfinished basement offers excellent storage with the potential to finish later if desired. The backyard backs up to a peaceful church property, providing a quiet setting, while the central downtown location places you minutes from restaurants, shops, and NJ Metrosports Park—home to go-karting, axe throwing, and more. SHORT SALE – This home is being sold strictly As-Is and is subject to lender approval. Buyer is responsible for all city inspections and requirements, presenting a fantastic opportunity for the right buyer to add value and make this home truly their own.

18. 2026-03-12
    price $168,000
19. 2026-03-12
    status Active
20. 2025-12-17
    status Pending
21. 2025-11-20
    listed $120,000 Active
22. 2025-11-03
    historical
23. 2025-06-30
    price $240,000
24. 2025-06-08
    listed $260,000 Active
25. 2023-07-12
    soldstatus $240,000
26. 2023-07-12
    soldstatus $240,000
27. 2023-06-29
    soldstatus $240,000 Closed
28. 2023-06-08
    status Pending
29. 2023-04-15
    listed $225,000 Active
30. 2023-04-03
    historical $225,000
31. 2022-11-14
    soldstatus $65,000
32. 2022-10-31
    soldstatus $65,000 Closed
33. 2022-10-13
    status Pending
34. 2022-08-23
    status Active
35. 2022-08-12
    status Pending
36. 2022-06-27
    price $70,000
37. 2022-06-07
    listed $79,000 Active
38. 2022-05-20
    soldstatus $43,000

ⓘ 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: $4,271 · $356/mo
• Projected year-2 tax: $4,271 · $356/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 5/10 Major
• 🌡 Heat 8/10 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: $28,516
• − Mortgage interest: −$9,411
• − Property taxes: −$4,271
• − Insurance: −$840
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − Depreciation: −$4,887
• Taxable income: $4,545
• Est. tax owed @ 24.0%: −$1,091
• After-tax cash flow: $5,754/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

+290.7% since first listed

23 events — show timeline

• 2026-03-16 Listed $168,000 BRIGHT MLS
• 2026-03-16 Listing Removed — BRIGHT MLS
• 2026-03-12 Price Changed $168,000 BRIGHT MLS
• 2026-03-12 Relisted — BRIGHT MLS
• 2025-12-17 Pending — BRIGHT MLS
• 2025-11-20 Listed $120,000 BRIGHT MLS
• 2025-11-03 Listing Removed — BRIGHT MLS
• 2025-06-30 Price Changed $240,000 BRIGHT MLS
• 2025-06-08 Listed $260,000 BRIGHT MLS
• 2023-07-12 Sold (Public Records) $240,000 Public Records
• 2023-07-12 Sold (Public Records) $240,000 Public Records
• 2023-06-29 Sold (MLS) $240,000 BRIGHT MLS
• 2023-06-08 Pending — BRIGHT MLS
• 2023-04-15 Listed $225,000 BRIGHT MLS
• 2023-04-03 Coming Soon $225,000 BRIGHT MLS
• 2022-11-14 Sold (Public Records) $65,000 Public Records
• 2022-10-31 Sold (MLS) $65,000 BRIGHT MLS
• 2022-10-13 Pending — BRIGHT MLS
• 2022-08-23 Relisted — BRIGHT MLS
• 2022-08-12 Pending — BRIGHT MLS
• 2022-06-27 Price Changed $70,000 BRIGHT MLS
• 2022-06-07 Listed $79,000 BRIGHT MLS
• 2022-05-20 Sold (Public Records) $43,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $4,271 · +3.3% YoY. Source: county tax records.