None · East Orange, NJ 07017

$599,000

8 bd · 3.0 ba · 2,995 sqft · SingleFamily public records · 3 Days on market

Built 1925 3,550 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Cash flow +2.5/30.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Huge 2 Family with parking and bonus 3rd floor & Seperate utilities. Sold in as is condition. Buyer responsible for all CO required repairs.

Key facts

• Bonus 3rd floor
• Parking
• Seperate utilities

Tags

• PARKING
• BONUS 3RD FLOOR
• SEPERATE UTILITIES

Property features AI

Finance

• Other: Investor-specific cash flow or income details not provided
• Financial info: Annual tax amount: $11,224
• HOA & community: Details not specified

Exterior

• Parking: 2 parking spaces
• Security: Details not specified
• Utilities: Natural gas connected; Electricity connected; Water connected
• Home design: Residential Income property; Multi-family
• Construction: Details not specified
• Exterior features: Natural gas available; Electricity connected; Water connected; See remarks

Interior

• Kitchen: Details not specified
• Bedrooms: Not specified
• Flooring: Details not specified
• Bathrooms: 3 full bathrooms
• Heating & cooling: Details not specified
• Interior features: 15 total rooms
• Laundry & utility: Details not specified

What this means for you Summary

Snapshot

• This is a 8-bed/3.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (61.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (52.7% below list).
• Recommended offer: $230k (61.6% below list) — sets the bar for cash-flow.
• Cap rate 2.1% vs local median 3.0% in East Orange — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: crime D-, amenities F, cost of living D-.
• 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.
• Zoned schools: Mildred Barry Garvin Elementary (math 2% / reading 28%, grade F, #1,116 of 1,303 statewide, top 86%, 262 students, 61% FRL); John L. Costley Middle School (math 3% / reading 31%, grade F, #409 of 431 statewide, top 95%, 333 students, 59% FRL); East Orange Campus High School (math 4% / reading 35%, grade F, #357 of 399 statewide, top 90%, 1,748 students, 48% FRL).
• Market conditions: Rents rising (+2.7%/yr); 42 active listings in the ZIP; 3,364 units permitted in Essex County in 2024 (2,551 in 5+ unit buildings).
• At $2,832/mo this rent would consume 58% of the median local household income ($59k/yr) (locally 2774% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Essex County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $300k; list at $599k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $230,015 (61.6% 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 1925 — 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. 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?
5. 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?
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 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: 0.47% ✗
• Cap rate: 2.11%
• Cash-on-cash: -14.94%
• DSCR: 0.34
• GRM: 17.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.66% rent growth · sell at horizon

5-year hold

• IRR: -45.3%
• Equity multiple: -0.38×
• Total profit: $-230,905
• Equity at exit: $89,313

10-year hold

• IRR: -85.1%
• Equity multiple: -1.24×
• Total profit: $-375,665
• Equity at exit: $51,791

Cash invested: $167,720 (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

• Rents YoY: 2.7%
• Active inventory: 42
• Price-to-rent: 17.6×

Monthly cashflow live

• Estimated rent: $2,832 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$935 /mo · $11,224/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $-2,089

Break-even live

Break-even rent $5,476

Max offer price $230,015

Occupancy floor —

Sensitivity live

Price	-10% $-1,750	-5% $-1,919	+0% $-2,089	+5% $-2,258	+10% $-2,428
Rent	-10% $-2,312	-5% $-2,201	+0% $-2,089	+5% $-1,977	+10% $-1,865
Rate	-1.0pp $-1,787	-0.5pp $-1,936	base $-2,089	+0.5pp $-2,244	+1.0pp $-2,402

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $599,000 Active 3 DOM
2. 2026-06-18
   remarks 142-char remark
3. 2026-06-18
   listed $599,000 Active 1 DOM

ⓘ 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: $11,224 · $935/mo
• Projected year-2 tax: $13,069 · $1,089/mo
• Expected delta: +$1,846/yr (+$154/mo · 16.4%)

ⓘ 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 6/10 Major 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,985
• − Mortgage interest: −$33,553
• − Property taxes: −$11,224
• − Insurance: −$2,995
• − Repairs & maintenance: −$2,719
• − Management: −$2,719
• − Depreciation: −$17,425
• Taxable loss: −$36,650
• Est. tax savings @ 24.0%: +$8,796
• After-tax cash flow: $-16,269/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: 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
• County: Essex County · 825,405 people
• City population: 69,834
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 40,910
• Household income: $58,853
• Rent vs Own: 66.2% rent · 33.8% own
• Severe rent burden: 2774.0

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 (76%)
• Race & ethnicity: Black 76% Hispanic / Latino 12% Two or more races 8% Asian 2% White 2%
• Hispanic origin (detail): Puerto Rican 4% Dominican 3%
• Common ancestry: Hispanic 6%
• Foreign-born: 26% · Canada
• Languages at home: 80% English-only · Spanish 9% French/Haitian/Cajun 6% 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: ▼ -251.62%
• Current HPI: 364.9698
• Rent YoY: ▲ 2.66%
• 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

+263.0% since first listed

4 events — show timeline

• 2026-06-17 Listed $599,000 NJMLS
• 2020-04-20 Sold (Public Records) $300,000 Public Records
• 2010-08-25 Sold (Public Records) $175,600 Public Records
• 2010-08-13 Sold (MLS) $165,000 GSMLS

Property tax history

+3.6%/yr

Latest (2025): $11,224 · +3.2% YoY. Source: county tax records.