129 S 10Th St · Newark, NJ 07107-1405

$319,000

4 bd · 1.5 ba · 2,128 sqft · SingleFamily public records · 18 Days on market

Built 1965 1,742 sqft lot

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Welcome to 129 S 10th Street in Newark a solid brick one-family home offering space, value, and opportunity. This well-maintained property features 4 generously sized bedrooms and 1.5 bathrooms, providing plenty of room for comfortable living. The home boasts a classic brick exterior, adding both charm and durability, while inside you'll find a functional layout ready for your personal touch. Whether you're looking to move right in or update over time, this home offers great potential. Step outside to a large backyard perfect for entertaining, gardening, or simply relaxing outdoors. It's an ideal space for creating your own private retreat. A fantastic opportunity for first-time home buyers

Key facts

• Brick exterior
• Large backyard
• Functional layout

Tags

• BRICK EXTERIOR
• LARGE BACKYARD
• FUNCTIONAL LAYOUT
• PRIVATE RETREAT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Approximate lot size provided but excluded per instructions
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Off-street parking
• Security: No security details provided
• Utilities: Electric service; Natural gas service; Public water; Public sewer; Cable TV available; Fiber optic available
• Home design: Multi-floor unit; Renovated in 2022; Approximate construction year listed as approximate
• Construction: Brown exterior color; Has home warranty
• Exterior features: Wood fence; Brick siding; Asphalt shingle roof

Interior

• Kitchen: Gas cooktop; Gas wall oven(s); Refrigerator; Breakfast bar; Separate dining area (not an eat-in kitchen)
• Bedrooms: All bedrooms located on the first floor
• Flooring: Wood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water baseboard heating (natural gas); Window A/C units
• Interior features: Carbon monoxide detector; Hot tub; Kitchen exhaust fan; Has unfinished basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-80 ($-963/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (19.3% below list).
• Recommended offer: $257k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.0% in Newark — 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 67/100 on livability (#343 in NJ) — a middle-class / working-renter tenant base. Strengths: commute A+, amenities A-; Watch: housing D+, crime F, employment D-.
• Newark Public School District (urban): math 9% / reading 26% proficiency, ranked #452 of 472 in NJ (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ann Street School (math 13% / reading 34%, grade F, #921 of 1,303 statewide, top 71%, 1,200 students, 78% FRL); East Side High School (math 17% / reading 22%, grade F, #357 of 399 statewide, top 90%, 2,255 students, 77% FRL) — zoned schools at 77% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 3,364 units permitted in Essex County in 2024 (2,551 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($2k loan paydown + $10k appreciation (3.0% local appreciation)).
• Essex County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $89k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $100k; list at $319k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,438 (19.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1965 — 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 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $1,212,960
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 S Grove St Unit 508	0.63mi	3/2.5 (-1)	2,280 (+7%)	20mo	$1,300,000	$570	33

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: 6.5%
• Equity multiple: 1.37×
• Total profit: $33,298
• Equity at exit: $143,436

10-year hold

• IRR: 9.3%
• Equity multiple: 2.41×
• Total profit: $125,731
• Equity at exit: $221,052

Cash invested: $89,320 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City Newark: 0 Strongly Tenant-Friendly · D+59

Rent control + strict just-cause.

Methodology + full state rankings →

ZIP-level market 07107-1405

• Active inventory: 1
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,574 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$308 /mo · $3,699/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-80

Break-even live

Break-even rent $2,676

Max offer price $304,818

Occupancy floor 98%

Sensitivity live

Price	-10% $100	-5% $10	+0% $-80	+5% $-171	+10% $-261
Rent	-10% $-284	-5% $-182	+0% $-80	+5% $21	+10% $123
Rate	-1.0pp $80	-0.5pp $1	base $-80	+0.5pp $-163	+1.0pp $-247

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 N 6th St Unit 2 Newark, NJ	3.0	2.5	1400	$2,400	$1.71	26d	1	0.34mi
280 S 20th St Unit 2 Newark, NJ	3.0	2.0	2100	$2,525	$1.20	0d	1	0.52mi
280 S 20th St Unit 2 Newark, NJ	3.0	2.0	2100	$2,525	$1.20	18d	1	0.52mi
280-282 S 20th St Unit 2A Newark, NJ	3.0	2.0	2100	$2,525	$1.20	18d	1	0.52mi
12 N 11th St Newark, NJ	3.0	1.5	2080	$2,550	$1.23	22d	1	0.52mi
197 N 5th St Unit 1 Newark, NJ	3.0	1.0	1500	$2,400	$1.60	0d	1	0.67mi
7 Hudson St Unit 2 Newark, NJ	3.0	1.0	1400	$2,500	$1.79	23d	1	0.74mi
115b 16th Ave Unit 115 Newark, NJ	3.0	2.0	1526	$2,650	$1.74	26d	1	0.88mi
270 Hunterdon St Unit 2 Newark, NJ	4.0	2.0	2150	$2,900	$1.35	8d	1	0.89mi
177 William St East Orange, NJ	4.0	1.5	1500	$2,850	$1.90	26d	1	0.97mi
158 N 18th St Unit 1 East Orange, NJ	3.0	1.0	1500	$2,300	$1.53	8d	1	1.07mi
14 Summit St Unit Main Newark, NJ	3.0	2.0	1500	$3,051	$2.03	18d	1	1.13mi
21 Chelsea Ave Newark, NJ	5.0	1.5	1500	$3,000	$2.00	15d	1	1.15mi
227 21st St Irvington, NJ	3.0	2.0	2404	$2,800	$1.16	26d	1	1.20mi
113 Rhode Island Ave Unit 2 East Orange, NJ	3.0	1.0	1400	$2,100	$1.50	4d	1	1.23mi
289 Muhammad Ali Ave Newark, NJ	3.0	1.5	1518	$2,700	$1.78	7d	1	1.23mi
67 Doctor Martin Luther King Junior Blvd Unit 204 Newark, NJ	3.0	2.0	1507	$3,089	$2.05	26d	1	1.31mi
123 Highland Ave Newark, NJ	3.0	1.0	2144	$2,100	$0.98	26d	1	1.34mi

Listing history 15 events

1. 2026-05-15
   status Under Contract
2. 2026-04-27
   listed $319,000 Active
3. 2024-12-07
   historical $2,700
4. 2024-11-03
   historical
5. 2024-10-18
   price $2,700
6. 2024-10-17
   price $350,000
7. 2024-10-12
   listed $2,875
8. 2024-09-26
   listed $375,000 Active
9. 2024-09-25
   historical $2,975
10. 2024-07-24
    listed $2,975
11. 2023-08-01
    historical
12. 2023-06-21
    price $279,000
13. 2023-05-10
    listed $259,999 Active
14. 2018-12-05
    soldstatus $100,000
15. 2009-08-18
    soldstatus $35,684

ⓘ 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: $3,699 · $308/mo
• Projected year-2 tax: $5,821 · $485/mo
• Expected delta: +$2,122/yr (+$177/mo · 57.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,893
• − Mortgage interest: −$17,869
• − Property taxes: −$3,699
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,471
• − Management: −$2,471
• − Depreciation: −$9,280
• Taxable loss: −$6,493
• Est. tax savings @ 24.0%: +$1,558
• After-tax cash flow: $595/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: Newark Public School District
• NCES district ID: 3411340
• Math proficiency: 9% ▼ -17.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $33,891
• Composite: 14.24/100
• National rank: #9449
• State rank: #452 of 472 in NJ

Livability — Newark

• Score: 67/100
• State rank: #343
• US rank: #11138

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newark, NJ

Population outlook (Essex County) Hauer SSP2

• Today (2025): 825,042 people
• By 2030: 834,010 · +1.1%
• By 2040: 846,221 · +2.6%
• By 2050: 850,047 · +3.0%
• By 2075: 837,009 · +1.5%
• By 2100: 784,345 · -4.9%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+794.0% since first listed

15 events — show timeline

• 2026-05-15 Pending — GSMLS
• 2026-04-27 Listed $319,000 GSMLS
• 2024-12-07 Rental Removed $2,700 HCMLS
• 2024-11-03 Listing Removed — HCMLS
• 2024-10-18 Price Changed $2,700 HCMLS
• 2024-10-17 Price Changed $350,000 HCMLS
• 2024-10-12 Listed for Rent $2,875 HCMLS
• 2024-09-26 Listed $375,000 HCMLS
• 2024-09-25 Rental Removed $2,975 HCMLS
• 2024-07-24 Listed for Rent $2,975 HCMLS
• 2023-08-01 Delisted — NJMLS
• 2023-06-21 Price Changed $279,000 NJMLS
• 2023-05-10 Listed $259,999 NJMLS
• 2018-12-05 Sold (Public Records) $100,000 Public Records
• 2009-08-18 Sold (Public Records) $35,684 Public Records

Property tax history

+2.2%/yr

Latest (2025): $3,699 · +5.2% YoY. Source: county tax records.