100-102 Lyons Ave · Newark, NJ 07112

$685,000

8 bd · 3.0 ba · — sqft · MultiFamily · 75 Days on market

3,210 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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +1.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investor Opportunity 2-family Home, Newark Income-producing 2-family property offering strong upside for investors or Owner-occupants seeking rental potential. This oversized home features 8 total bedrooms and 3 full bathrooms, with flexible living arrangements across multiple finished levels. The finished basement adds usable bonus space, while the attic includes 2 additional bedrooms, maximizing occupancy and value potential. The property layout supports a multi-unit income strategy, ideal for buyers seeking cash flow potential in a high-demand rental market. Legal 2-family configuration 8 bedrooms / 3 full baths total Finished basement for added living/use space Attic with 2 additional bedrooms Strong rental and investment potentialExcellent opportunity to reposition, rent, or occupy while building equity.

Key facts

• Finished basement
• 3,210 sq ft lot
• Listed 74 days

Tags

• FINISHED BASEMENT
• ATTIC WITH ADDITIONAL BEDROOMS
• LEGAL 2 FAMILY CONFIGURATION
• MULTI UNIT INCOME STRATEGY
• HIGH DEMAND RENTAL MARKET

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.5-bath units multifamily listed at $685k.

Deal economics

• At list price, monthly cash flow is $-716 ($-9k/yr) — negative. Per door: $-358/mo.
• To cash-flow at today's rent, offer at most $581k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $517k (24.5% below list).
• Recommended offer: $517k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: schools D+, housing D+, crime F.
• 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.
• Market conditions: Rents rising (+2.8%/yr); 36 active listings in the ZIP; 3,364 units permitted in Essex County in 2024 (2,551 in 5+ unit buildings).
• At $5,170/mo this rent would consume 107% of the median local household income ($58k/yr) (locally 2148% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $73k of equity ($5k loan paydown + $68k appreciation (10.0% local appreciation)).
• Essex County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$118k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($644k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $517,000 (24.5% 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. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.75% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91-93 Vassar Ave	0.17mi	9/3.0 (+1)	—	5mo	$750,000	—	70
138-140 Goldsmith Ave	0.18mi	9/4.0 (+1)	—	6mo	$860,000	—	65
13-15 Lehigh Ave	0.31mi	7/3.0 (-1)	—	5mo	$725,000	—	63
203 Schuyler Ave	0.33mi	7/5.0 (-1)	—	1mo	$845,000	—	58
12-14 Bock Ave	0.45mi	7/3.0 (-1)	—	6mo	$730,000	—	56
238 Renner Ave	0.34mi	9/5.0 (+1)	—	8mo	$968,000	—	52
10 Tillinghast St	0.72mi	8/3.0	—	3mo	$630,000	—	52
129 Dewey St	0.63mi	9/3.0 (+1)	—	3mo	$700,000	—	51
343-345 HAWTHORNE Ave	0.71mi	8/5.0	—	6mo	$855,000	—	41
161 Osborne Ter	0.65mi	8/6.0	2,850	9mo	$825,000	$289	38
420 Jelliff Ave	0.69mi	9/5.0 (+1)	—	6mo	$740,000	—	37
138 Hedden Ter	0.71mi	7/5.0 (-1)	—	6mo	$760,000	—	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.70×
• Total profit: $326,286
• Equity at exit: $617,102

10-year hold

• IRR: 19.0%
• Equity multiple: 6.18×
• Total profit: $994,352
• Equity at exit: $1,330,804

Cash invested: $191,800 (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 07112

• Home prices YoY: 10.7%
• Rents YoY: 2.8%
• Active inventory: 36
• Price-to-rent: 22.1×

Monthly cashflow live

• Estimated rent: $5,170 high
• Mortgage (P&I): −$3,592
• Tax est. 1.5%: −$856 /mo · $10,275/yr
• Insurance: −$285
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,086
• Net cashflow: $-716

Break-even live

Break-even rent $6,076

Max offer price $581,388

Occupancy floor —

Sensitivity live

Price	-10% $-243	-5% $-479	+0% $-716	+5% $-953	+10% $-1,189
Rent	-10% $-1,124	-5% $-920	+0% $-716	+5% $-512	+10% $-308
Rate	-1.0pp $-371	-0.5pp $-542	base $-716	+0.5pp $-894	+1.0pp $-1,074

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.5	$5,170
Total (2 units)			$5,170

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: $171,250
• Closing costs: $20,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $685,000 Active 75 DOM
2. 2026-06-18
   days on market $685,000 Active 72 DOM
3. 2026-06-17
   days on market $685,000 Active 71 DOM
4. 2026-06-16
   days on market $685,000 Active 70 DOM
5. 2026-06-15
   days on market $685,000 Active 69 DOM
6. 2026-06-13
   days on market $685,000 Active 67 DOM
7. 2026-06-13
   days on market $685,000 Active 66 DOM
8. 2026-06-09
   days on market $685,000 Active 63 DOM
9. 2026-06-08
   days on market $685,000 Active 62 DOM
10. 2026-06-07
    days on market $685,000 Active 61 DOM
11. 2026-06-04
    days on market $685,000 Active 58 DOM
12. 2026-06-03
    days on market $685,000 Active 57 DOM
13. 2026-06-02
    days on market $685,000 Active 56 DOM
14. 2026-06-01
    days on market $685,000 Active 55 DOM
15. 2026-05-31
    days on market $685,000 Active 54 DOM
16. 2026-02-16
    listed $685,000 Active 820-char remark

    Show marketing remark (820 chars)

    Investor Opportunity 2-family Home, Newark Income-producing 2-family property offering strong upside for investors or Owner-occupants seeking rental potential. This oversized home features 8 total bedrooms and 3 full bathrooms, with flexible living arrangements across multiple finished levels. The finished basement adds usable bonus space, while the attic includes 2 additional bedrooms, maximizing occupancy and value potential. The property layout supports a multi-unit income strategy, ideal for buyers seeking cash flow potential in a high-demand rental market. Legal 2-family configuration 8 bedrooms / 3 full baths total Finished basement for added living/use space Attic with 2 additional bedrooms Strong rental and investment potentialExcellent opportunity to reposition, rent, or occupy while building equity.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥101°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: $62,040
• − Mortgage interest: −$38,371
• − Property taxes: −$10,275
• − Insurance: −$4,222
• − Repairs & maintenance: −$4,963
• − Management: −$4,963
• − Depreciation: −$19,927
• Taxable loss: −$20,682
• Est. tax savings @ 24.0%: +$4,964
• After-tax cash flow: $-3,629/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
• County: Essex County · 825,405 people
• City population: 310,602
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 29,456
• Household income: $58,200
• Rent vs Own: 70.9% rent · 29.1% own
• Severe rent burden: 2148.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (85%)
• Race & ethnicity: Black 85% Hispanic / Latino 9% Two or more races 5% White 1%
• Hispanic origin (detail): Puerto Rican 3% Dominican 2%
• Common ancestry: Swiss 1% Hispanic 1% Italian 1%
• Foreign-born: 24% · Canada, China, United Kingdom
• Languages at home: 78% English-only · Spanish 9% French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · Essex

• 2024 margin: Solid D (+44.9) · D 71.7% · R 26.8% · Other 1.5%
• 2008→2024 swing: -7.7pp toward R · 2008: 52.6pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+55.4 2016: D+56.4 2012: D+55.5 2008: D+52.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.64%
• Current HPI: 422.0928
• Rent YoY: ▲ 2.75%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

1 event — show timeline

• 2026-02-16 Listed $685,000 NJMLS