Vineland-Bridgeton, NJ
The numbers that matter most
What an investor checks first when sizing up a new metro — affordability ratio, rent vs income, cap rate proxy, and where the market is moving. Each metric shown vs. state and national medians for instant context.
moderate
Price to income
3.19×
The single most-cited 'is this market still cheap' check. Below 3× and you're in an affordability tailwind.
- vs New Jersey
- 3.64×-0.46
- vs U.S.
- 3.43×-0.24
Benchmark
ACS median home value ÷ median HHI
burdened
Rent to income
31.1%
What share of a typical household's income goes to rent. Below 30% means tenants can absorb modest rent increases.
- vs New Jersey
- 27.8%
- vs U.S.
- 23.3%
Benchmark
(HUD FMR 2BR × 12) ÷ median HHI
solid
Cap rate proxy
6.35%
Rough first-pass yield assuming a 35% expense ratio. Not an underwriting number — a 'is this even worth modeling' filter.
- vs New Jersey
- 4.81%+1.53
- vs U.S.
- 4.35%+2.00
Benchmark
(FMR 2BR × 12 × 0.65) ÷ ACS median home value
steady
Net migration
+0.08%
Forward-looking demand signal. Positive net migration drives rent growth and absorbs new supply.
- vs New Jersey
- 0.00%+0.08
- vs U.S.
- 0.03%+0.05
Benchmark
IRS net migration ÷ population
tight
Permit pipeline
1.36
permits per 1,000 residents
Forward-supply indicator. Above ~5 means the metro is building meaningfully relative to its size; below 2 means supply is tight.
- vs New Jersey
- 2.33
- vs U.S.
- 3.52
Benchmark
Census BPS permits TTM ÷ population × 1,000
softening
Unemployment
7.4%
Tighter unemployment means higher wages, more rental demand, lower vacancy.
- vs New Jersey
- 7.2%
- vs U.S.
- 3.9%
Benchmark
BLS LAUS, latest month
Where prices are and where they've been
5-year price appreciation
+70.4%
homeValues.yearOverYear
+5.6%
Median home value
$205,600
The rent ladder
| Bedroom | Monthly | Annual | % of median HHI |
|---|---|---|---|
| 1 BR | $1,375 | $16,500 | 25.6% |
| 2 BR | $1,673 | $20,076 | 31.1% |
| 3 BR | $2,303 | $27,636 | 42.8% |
Labor market direction
Unemployment
7.4%
Median household income
$64,499
What's being built
Total TTM
209
+6.1% YoY
Single-family
163
2–4 unit
6
5+ unit
40
All 1 counties, ranked by population
| County | Population | Home value | Median HHI | Permits TTM | YoY |
|---|---|---|---|---|---|
| Cumberland County | 153,588 | $205,600 | $64,499 | 209 | +6.1% |
Similar metros nationally
| Metro | Pop | Med HHI | P/I | Cap proxy | HPI 5y | Permits/1k | Unemp |
|---|---|---|---|---|---|---|---|
| ★Vineland | 153,588 | $64,499 | 3.19× | 6.35% | +70.4% | 1.36 | 7.4% |
| Decatur, AL | 156,218 | $63,987 | — | — | +53.2% | — | 1.9% |
| Bangor, ME | 152,640 | $63,248 | — | — | +66.7% | — | 3.4% |
| Niles, MI | 153,938 | $63,152 | — | — | +57.4% | — | 4.8% |
| Wichita Falls, TX | 148,523 | $63,618 | — | — | +49.3% | — | 3.5% |
| Jackson, MI | 160,637 | $65,004 | — | — | +49.9% | — | 4.9% |
Where people are moving in from
Net migration
+127
+0.08% of population
| Origin county | Tax returns |
|---|---|
| Atlantic County, NJ | 392 |
| Gloucester County, NJ | 337 |
| Camden County, NJ | 210 |
| Salem County, NJ | 190 |
| Cape May County, NJ | 133 |
| Philadelphia County, PA | 110 |
Who lives in Vineland
- Median age
- 38
- Bachelor's+
- 17.9%
- Owner-occupancy
- 65.6%
- Vacancy rate
- 6.8%
- Rent burdened (30%+)
- 53.3%
- Median household income
- $64,499
This page shows federally sourced data. A full editorial analysis with charts and investment commentary is in progress.