101 Eaton Pl · East Orange, NJ 07017-5127

$500,000

8 bd · 5.0 ba · — sqft · MultiFamily · 15 Days on market

Built 1930 Good condition 2,178 sqft lot ↓ 11% since listing

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Why this score? — see what drove the C- 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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.1/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +1.6/10.0

Multi-family units

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

Listing remarks MLS

Discover this beautifully renovated mixed-use building in the heart of East Orange, a prime opportunity for savvy investors seeking robust rental income and long-term value. This well-maintained property features an 800 sq. ft. beauty store on the ground floor, a spacious 2-bedroom apartment on the second floor, and a generous 5-bedroom apartment on the third floor that will be delivered vacant. Separate utilities. HVAC system. Ideally situated near Branch Brook Park, NJ Transit Rail & Bus, Newark Light Rail, and major highways like the Garden State Parkway and Route 280, this property offers seamless access to NYC, Newark Liberty International Airport, top-rated schools, parks, shopping, and dining. Don't miss this exceptional, income-generating investment opportunity!

Key facts

• Commercial space
• Convenient location
• 2,178 sq ft lot

Tags

• INCOME-PRODUCING PROPERTY
• COMMERCIAL SPACE
• RESIDENTIAL RENTAL UNITS
• STRONG INVESTMENT POTENTIAL
• CONVENIENT LOCATION
• EASY ACCESS TO NEWARK

Property features AI

Finance

• Other: Listed as a residential income (multi-family) property
• Financial info: Annual taxes listed (amount withheld from feature extraction per instructions)

Exterior

• Utilities: Natural gas available/connected; Electricity connected; Water connected
• Home design: Multi-family residential income property
• Exterior features: Natural gas available; Electricity connected; Natural gas connected; Water connected

Interior

• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Interior features: 12 total rooms
• Laundry & utility: No laundry facilities listed

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.5-bath units multifamily listed at $500k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive. Per door: $271/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $500k).
• Recommended offer: $492k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.0% in East Orange — 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 73/100 on livability (#189 in NJ) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A, housing A-; Watch: schools C-, crime D-, amenities F.
• East Orange School District (suburban): math 6% / reading 31% proficiency, ranked #444 of 472 in NJ (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $18k of equity ($3k loan paydown + $15k 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 $140k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $99k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $492,500 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 8.2

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
110 17th St	0.30mi	8/3.0	—	3mo	$705,000	—	63
134 14th St	0.34mi	8/3.0	—	3mo	$650,000	—	61
15 Winthrop Ter	0.37mi	9/3.5 (+1)	—	2mo	$705,000	—	58
117 12th St	0.55mi	9/4.5 (+1)	—	2mo	$800,000	—	54
160-162 Roseville Ave	0.52mi	8/3.0	—	3mo	$700,000	—	53
160 11th St	0.68mi	8/4.0	—	2mo	$685,000	—	50
190 S 11th St	0.74mi	8/5.0	—	5mo	$776,000	—	49
102 S 12th St	0.53mi	7/3.0 (-1)	—	3mo	$650,000	—	47
263 19th St	0.66mi	9/6.0 (+1)	—	2mo	$1,050,000	—	46
39 7th St	0.68mi	9/6.0 (+1)	—	3mo	$1,110,000	—	44
343 Sussex Ave	0.71mi	7/6.0 (-1)	—	2mo	$800,000	—	44
226 9th St	0.72mi	9/4.0 (+1)	—	4mo	$775,000	—	42

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: 11.8%
• Equity multiple: 1.68×
• Total profit: $94,830
• Equity at exit: $224,822

10-year hold

• IRR: 14.0%
• Equity multiple: 3.07×
• Total profit: $289,388
• Equity at exit: $346,477

Cash invested: $140,000 (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 07017-5127

• Active inventory: 2
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $5,060 high
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,500/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,063
• Net cashflow: $542

Break-even live

Break-even rent $4,374

Max offer price $500,000

Occupancy floor 84%

Sensitivity live

Price	-10% $888	-5% $715	+0% $542	+5% $369	+10% $196
Rent	-10% $142	-5% $342	+0% $542	+5% $742	+10% $942
Rate	-1.0pp $794	-0.5pp $669	base $542	+0.5pp $412	+1.0pp $281

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	2.5	$5,060
Total (2 units)			$5,060

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Springdale Ave Unit 1 Newark, NJ	7.0	2.0	1200	$3,495	$2.91	26d	1	0.77mi
33 Springdale Ave Unit 1 Newark, NJ	7.0	2.0	1200	$3,495	$2.91	18d	1	0.77mi
46 Eppirt St East Orange, NJ	7.0	3.0	—	$6,450	—	0d	1	0.96mi

Listing history 19 events

1. 2026-06-21
   statusdays on market $500,000 Under Contract 15 DOM
2. 2026-06-18
   days on market $500,000 Active 14 DOM
3. 2026-06-17
   days on market $500,000 Active 13 DOM
4. 2026-06-16
   days on market $500,000 Active 12 DOM
5. 2026-06-15
   days on market $500,000 Active 11 DOM
6. 2026-06-13
   days on market $500,000 Active 9 DOM
7. 2026-06-13
   days on market $500,000 Active 8 DOM
8. 2026-06-09
   days on market $500,000 Active 5 DOM
9. 2026-06-08
   days on market $500,000 Active 4 DOM
10. 2026-06-07
    pricestatusdays on marketlisting id $500,000 Active 3 DOM
11. 2026-06-01
    days on market $599,000 Active Under Contract 215 DOM
12. 2026-05-31
    days on market $599,000 Active Under Contract 214 DOM
13. 2025-11-14
    historical Active Under Contract

    Show marketing remark (784 chars)

    Discover this beautifully renovated mixed-use building in the heart of East Orange, a prime opportunity for savvy investors seeking robust rental income and long-term value. This well-maintained property features an 800 sq. ft. beauty store on the ground floor, a spacious 2-bedroom apartment on the second floor, and a generous 5-bedroom apartment on the third floor that will be delivered vacant. Separate utilities. HVAC system. Ideally situated near Branch Brook Park, NJ Transit Rail & Bus, Newark Light Rail, and major highways like the Garden State Parkway and Route 280, this property offers seamless access to NYC, Newark Liberty International Airport, top-rated schools, parks, shopping, and dining. Don't miss this exceptional, income-generating investment opportunity!

14. 2025-11-14
    status Under Contract 784-char remark

    Show marketing remark (784 chars)

    Discover this beautifully renovated mixed-use building in the heart of East Orange, a prime opportunity for savvy investors seeking robust rental income and long-term value. This well-maintained property features an 800 sq. ft. beauty store on the ground floor, a spacious 2-bedroom apartment on the second floor, and a generous 5-bedroom apartment on the third floor that will be delivered vacant. Separate utilities. HVAC system. Ideally situated near Branch Brook Park, NJ Transit Rail & Bus, Newark Light Rail, and major highways like the Garden State Parkway and Route 280, this property offers seamless access to NYC, Newark Liberty International Airport, top-rated schools, parks, shopping, and dining. Don't miss this exceptional, income-generating investment opportunity!

15. 2025-10-29
    listed $599,000 Active

    Show marketing remark (784 chars)

    Discover this beautifully renovated mixed-use building in the heart of East Orange, a prime opportunity for savvy investors seeking robust rental income and long-term value. This well-maintained property features an 800 sq. ft. beauty store on the ground floor, a spacious 2-bedroom apartment on the second floor, and a generous 5-bedroom apartment on the third floor that will be delivered vacant. Separate utilities. HVAC system. Ideally situated near Branch Brook Park, NJ Transit Rail & Bus, Newark Light Rail, and major highways like the Garden State Parkway and Route 280, this property offers seamless access to NYC, Newark Liberty International Airport, top-rated schools, parks, shopping, and dining. Don't miss this exceptional, income-generating investment opportunity!

16. 2025-10-29
    listed $599,000 Active 784-char remark

    Show marketing remark (784 chars)

    Discover this beautifully renovated mixed-use building in the heart of East Orange, a prime opportunity for savvy investors seeking robust rental income and long-term value. This well-maintained property features an 800 sq. ft. beauty store on the ground floor, a spacious 2-bedroom apartment on the second floor, and a generous 5-bedroom apartment on the third floor that will be delivered vacant. Separate utilities. HVAC system. Ideally situated near Branch Brook Park, NJ Transit Rail & Bus, Newark Light Rail, and major highways like the Garden State Parkway and Route 280, this property offers seamless access to NYC, Newark Liberty International Airport, top-rated schools, parks, shopping, and dining. Don't miss this exceptional, income-generating investment opportunity!

17. 2025-09-17
    price $625,000
18. 2025-09-01
    listed $675,000 Active
19. 2025-06-04
    listed $675,000 Active

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

Taxation est. · year 1

• Rental income: $60,720
• − Mortgage interest: −$28,008
• − Property taxes: −$7,500
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,858
• − Management: −$4,858
• − Depreciation: −$14,545
• Taxable loss: −$1,548
• Est. tax savings @ 24.0%: +$372
• After-tax cash flow: $6,876/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.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This well-maintained multi-family property in East Orange, NJ, offers a prime opportunity for investors with minimal repairs needed and potential for significant value increase through cosmetic updates.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — A well-maintained garden can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — A well-maintained garden can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: East Orange School District
• NCES district ID: 3404230
• Math proficiency: 6% ▼ -11.00%
• Reading proficiency: 31% ▼ -9.00%
• Median HH income: $39,490
• Composite: 15.56/100
• National rank: #9295
• State rank: #444 of 472 in NJ

Livability — East Orange

• Score: 73/100
• State rank: #189
• US rank: #5261

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Orange, 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

-11.3% since first listed

7 events — show timeline

• 2025-11-14 Contingent — NJMLS
• 2025-11-14 Pending — GSMLS
• 2025-10-29 Listed $599,000 GSMLS
• 2025-10-29 Listed $599,000 NJMLS
• 2025-09-17 Price Changed $625,000 NJMLS
• 2025-09-01 Listed $675,000 NJMLS
• 2025-06-04 Listed $675,000 NJMLS