1012 Archer St · Millville, NJ 08332

$125,000

2 bd · 1.0 ba · 858 sqft · Townhouse public records · 3 Days on market

Built 1930 2,082 sqft lot Est $142k · 12% 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 +28.3/30.0
• ARV discount +12.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

Interior recently repainted. Great investor or first time home buyer. Why rent when you can own? Selling below assessed value.

Key facts

• Fully renovated
• Move-in-ready
• Full basement

Tags

• FULLY RENOVATED
• FUNCTIONAL LAYOUT
• FULL BASEMENT
• MOVE-IN-READY
• TURN-KEY PROPERTY
• GROWING MILLVILLE LOCATION

Property features AI

Finance

• Other: Total finished above-grade area reported (858)
• Financial info: Improvement assessed value reported; Land assessed value reported

Exterior

• Utilities: Public water; Public sewer; 100 amp electrical service; Natural gas heating and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Estimated year built
• Construction: Stucco exterior; Block foundation; Above-grade and below-grade structures
• Exterior features: Lot dimensions approximately 16 x 130

Interior

• Kitchen: Kitchen included (appliances not specified)
• Bedrooms: Two bedrooms on the upper level; Total of 6 rooms including living room, dining room, master bedroom, kitchen, and an additional bedroom
• Flooring: Fully carpeted areas; Vinyl flooring
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating; Cooling: Other (unspecified); Natural gas hot water
• Interior features: Partially finished basement; Assessor-reported living area
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.1% 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: Lakeside Middle School (math 5% / reading 31%, grade F, #405 of 431 statewide, top 95%, 987 students, 70% FRL); Memorial High School (math 5% / reading 32%, 6 students, 0% FRL) — zoned schools average 35% FRL vs 60% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.9%/yr); 296 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 216 units permitted in Cumberland County in 2024 (73 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 24y 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.
• Current owner paid $52k; list at $125k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $125,000

Questions for the listing agent

1. Built in 1930 — 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 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?
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. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.73%
• DSCR: 1.61
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $141,570
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 W Powell St	0.21mi	2/1.0	848 (-1%)	0mo	$140,000	$165	88
1019 Church St	0.10mi	2/1.0	868 (+1%)	12mo	$108,000	$124	84
1021 Church St	0.10mi	2/1.0	868 (+1%)	14mo	$147,000	$169	82
4 Green St	0.22mi	3/1.0 (+1)	912 (+6%)	10mo	$135,000	$148	66
414 W Powell St	0.24mi	2/1.0	960 (+12%)	5mo	$115,000	$120	65
710 N 5th St	0.63mi	3/1.0 (+1)	844 (-2%)	13mo	$150,000	$178	52
712 N 5th St	0.63mi	3/1.0 (+1)	984 (+15%)	13mo	$185,000	$188	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: 2.7%
• Equity multiple: 1.10×
• Total profit: $3,612
• Equity at exit: $18,638

10-year hold

• IRR: 11.3%
• Equity multiple: 1.84×
• Total profit: $29,402
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,557 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $401

Break-even live

Break-even rent $1,050

Max offer price $125,000

Occupancy floor 69%

Sensitivity live

Price	-10% $471	-5% $436	+0% $401	+5% $365	+10% $330
Rent	-10% $278	-5% $339	+0% $401	+5% $462	+10% $523
Rate	-1.0pp $463	-0.5pp $432	base $401	+0.5pp $368	+1.0pp $335

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1601 N 2nd St Millville, NJ	1.0	1.0	535	$1,500	$2.80	44d	3	0.76mi

Listing history 40 events

1. 2026-06-19
   days on market $125,000 Active 3 DOM
2. 2026-06-18
   days on market $125,000 Active 2 DOM
3. 2026-06-17
   pricedays on marketlisting id $125,000 Active 1 DOM
4. 2026-06-15
   days on market $146,000 Active 42 DOM
5. 2026-06-14
   days on market $146,000 Active 40 DOM
6. 2026-06-13
   days on market $146,000 Active 39 DOM
7. 2026-06-10
   days on market $146,000 Active 37 DOM
8. 2026-06-09
   days on market $146,000 Active 36 DOM
9. 2026-06-08
   days on market $146,000 Active 35 DOM
10. 2026-06-07
    pricedays on market $146,000 Active 34 DOM
11. 2026-06-02
    days on market $147,000 Active 29 DOM
12. 2026-06-01
    days on market $147,000 Active 28 DOM
13. 2026-05-31
    days on market $147,000 Active 27 DOM
14. 2026-05-30
    days on market $147,000 Active 26 DOM
15. 2026-05-20
    price $148,000 567-char remark
16. 2026-05-12
    price $149,000 567-char remark
17. 2026-05-05
    listed $150,000 Active 567-char remark
18. 2026-04-23
    historical $150,000 567-char remark
19. 2026-04-16
    historical $1,425
20. 2026-03-23
    listed $1,425
21. 2013-05-20
    historical 126-char remark

    Show marketing remark (126 chars)

    Interior recently repainted. Great investor or first time home buyer. Why rent when you can own? Selling below assessed value.

22. 2013-04-06
    listed $27,500 126-char remark

    Show marketing remark (126 chars)

    Interior recently repainted. Great investor or first time home buyer. Why rent when you can own? Selling below assessed value.

23. 2010-07-31
    historical
24. 2010-01-13
    listed $44,900
25. 2006-11-17
    soldstatus $51,500
26. 2006-11-03
    soldstatus $51,500
27. 2006-10-17
    historical
28. 2006-07-12
    listed $59,900
29. 2004-12-17
    soldstatus $38,000
30. 2004-12-17
    soldstatus $38,000
31. 2004-11-10
    historical
32. 2004-11-10
    historical
33. 2004-10-18
    listed $38,000
34. 2004-10-18
    listed $43,000
35. 2004-09-01
    historical
36. 2004-04-05
    listed $43,000
37. 2002-05-30
    soldstatus $14,000
38. 2002-04-24
    historical
39. 2002-01-25
    listed $20,000
40. 1982-03-09
    soldstatus $7,000

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $2,286 · $191/mo
• Expected delta: +$826/yr (+$69/mo · 56.6%)

ⓘ 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 7/10 Severe 7 d/yr ≥102°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: $18,680
• − Mortgage interest: −$7,002
• − Property taxes: −$1,460
• − Insurance: −$625
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$3,636
• Taxable income: $2,968
• Est. tax owed @ 24.0%: −$712
• After-tax cash flow: $4,094/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

+1685.7% since first listed

30 events — show timeline

• 2026-06-16 Listed $125,000 BRIGHT MLS
• 2026-06-15 Listing Removed — BRIGHT MLS
• 2026-06-03 Price Changed $146,000 BRIGHT MLS
• 2026-05-26 Price Changed $147,000 BRIGHT MLS
• 2026-05-20 Price Changed $148,000 BRIGHT MLS
• 2026-05-12 Price Changed $149,000 BRIGHT MLS
• 2026-05-05 Listed $150,000 BRIGHT MLS
• 2026-04-23 Coming Soon — BRIGHT MLS
• 2026-04-16 Rental Removed $1,425 APPFOLIO
• 2026-03-23 Listed for Rent $1,425 APPFOLIO
• 2013-05-20 Listing Removed — SJSRMLS
• 2013-04-06 Listed $27,500 SJSRMLS
• 2010-07-31 Listing Removed — BRIGHT MLS
• 2010-01-13 Listed $44,900 BRIGHT MLS
• 2006-11-17 Sold (Public Records) $51,500 Public Records
• 2006-11-03 Sold (MLS) $51,500 SJSRMLS
• 2006-10-17 Listing Removed — SJSRMLS
• 2006-07-12 Listed $59,900 SJSRMLS
• 2004-12-17 Sold (MLS) $38,000 SJSRMLS
• 2004-12-17 Sold (MLS) $38,000 BRIGHT MLS
• 2004-11-10 Listing Removed — SJSRMLS
• 2004-11-10 Listing Removed — BRIGHT MLS
• 2004-10-18 Listed $43,000 SJSRMLS
• 2004-10-18 Listed $38,000 BRIGHT MLS
• 2004-09-01 Listing Removed — BRIGHT MLS
• 2004-04-05 Listed $43,000 BRIGHT MLS
• 2002-05-30 Sold (MLS) $14,000 SJSRMLS
• 2002-04-24 Listing Removed — SJSRMLS
• 2002-01-25 Listed $20,000 SJSRMLS
• 1982-03-09 Sold (Public Records) $7,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,460 · +3.3% YoY. Source: county tax records.