753 S 20Th St #1 · Newark, NJ 07103-1025

$3,000

3 bd · 1.0 ba · 800 sqft · MultiFamily · 13 Days on market

Built 1940 2,613 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Welcome Home. Fantastic and spacious 3 bedroom apartment for reasonable rent located in a convenient section of Newark as it is near EVERYTHING!!! This home offers a perfect blend of comfort, style and functionality. Friendly neighbors add charm to the block.

Key facts

• 2,613 sq ft lot
• Built 1940
• Listed 13 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $3k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $3k).
• Cap rate 673.6% 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: 1 active listings in the ZIP; 40 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 $111 of equity ($21 loan paydown + $90 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 $840 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $3,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 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: 71.27% ✓
• Cap rate: 673.62%
• Cash-on-cash: 2383.31%
• DSCR: 107.04
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 127.96×
• Total profit: $106,650
• Equity at exit: $1,349

10-year hold

• IRR: —
• Equity multiple: 275.75×
• Total profit: $230,794
• Equity at exit: $2,079

Cash invested: $840 (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 07103-1025

• Active inventory: 1
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,138 high
• Mortgage (P&I): −$16
• Tax est. 1.5%: −$4 /mo · $45/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $1,668

Break-even live

Break-even rent $26

Max offer price $3,000

Occupancy floor 17%

Sensitivity live

Price	-10% $1,670	-5% $1,669	+0% $1,668	+5% $1,667	+10% $1,666
Rent	-10% $1,499	-5% $1,584	+0% $1,668	+5% $1,753	+10% $1,837
Rate	-1.0pp $1,670	-0.5pp $1,669	base $1,668	+0.5pp $1,668	+1.0pp $1,667

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: $750
• Closing costs: $90
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 21st St Unit 2 Irvington, NJ	3.0	1.0	1114	$2,500	$2.24	25d	1	0.15mi
790 S 18th St Unit 3f Newark, NJ	2.0	1.0	700	$1,750	$2.50	6d	1	0.17mi
480 Avon Ave Unit 3 Newark, NJ	3.0	1.0	850	$2,175	$2.56	16d	1	0.20mi
179 Ellis Ave Irvington, NJ	2.0	1.0	800	$1,795	$2.24	3d	1	0.21mi
466 Avon Ave Apt 3 Newark, NJ	3.0	1.0	859	$2,100	$2.44	25d	1	0.22mi
818 S 18th St Unit 2 Newark, NJ	4.0	1.0	800	$2,350	$2.94	25d	1	0.24mi
81 Montgomery Ave Unit 2 Irvington, NJ	2.0	1.0	900	$1,850	$2.06	21d	1	0.28mi
124 Ellis Ave Irvington, NJ	3.0	1.0	1050	$2,695	$2.57	5d	1	0.29mi
38 Brighton Ter Irvington, NJ	2.0	1.0	1000	$2,000	$2.00	4d	1	0.31mi
463 S 21st St Unit 3 Irvington, NJ	2.0	1.0	650	$2,100	$3.23	25d	1	0.32mi
603 S 20th St Unit 5 Newark, NJ	2.0	1.0	1000	$1,700	$1.70	25d	1	0.37mi
2 Montrose Ter Unit 2F Irvington, NJ	3.0	1.0	850	$2,100	$2.47	8d	1	0.40mi
509 S 21st St Unit 3A Irvington, NJ	3.0	1.0	850	$2,400	$2.82	8d	1	0.43mi
11 Grove Ter Unit SFH Irvington, NJ	3.0	1.0	850	$2,850	$3.35	5d	1	0.44mi
848 S 14th St Unit 2nd Floor Newark, NJ	3.0	1.0	850	$1,950	$2.29	18d	1	0.46mi
579 S 12th St Unit 3 Newark, NJ	3.0	2.0	850	$2,650	$3.12	25d	1	0.49mi
159 21st St Unit 2 Irvington, NJ	4.0	1.0	900	$2,800	$3.11	25d	1	0.51mi
22 Ellis Ave Unit 2B Irvington, NJ	2.0	1.0	700	$1,850	$2.64	0d	1	0.53mi
963 Grove St Unit 3 Irvington, NJ	2.0	1.0	750	$1,849	$2.47	5d	1	0.55mi
159 Myrtle Ave Unit 1 Irvington, NJ	3.0	1.0	850	$2,150	$2.53	8d	1	0.56mi
94 Rose Ter Newark, NJ	2.0	1.0	1000	$1,595	$1.59	8d	1	0.61mi
80 Beverly St Unit 1 Newark, NJ	3.0	1.0	1000	$2,200	$2.20	6d	1	0.62mi
80 Beverly St Newark, NJ	3.0	1.0	1000	$2,200	$2.20	16d	1	0.62mi
29 Baldwin Ave Unit 2 Newark, NJ	3.0	1.0	900	$2,150	$2.39	22d	1	0.64mi
180 Columbia Ave Unit 1 Irvington, NJ	3.0	1.0	750	$2,250	$3.00	0d	1	0.66mi
468 Springfield Ave Newark, NJ	3.0	1.0	1000	$2,200	$2.20	18d	1	0.68mi
475 S 19th St Unit 1 Newark, NJ	3.0	1.0	995	$2,265	$2.28	25d	1	0.70mi
10 Rodwell Ave Unit 1C Irvington, NJ	4.0	1.0	1000	$2,400	$2.40	23d	1	0.70mi
885 18th Ave Unit 101 Irvington, NJ	2.0	1.0	850	$1,650	$1.94	25d	1	0.70mi
69 Farley Ave Unit 1B Newark, NJ	3.0	1.0	750	$2,150	$2.87	0d	1	0.79mi
37 Seymour Ave Newark, NJ	2.0	1.0	1000	$1,595	$1.59	18d	1	0.80mi
291 W Runyon St Unit 2 Newark, NJ	3.0	1.0	1000	$2,295	$2.29	25d	1	0.84mi
406 S 15th St Unit 2A Newark, NJ	3.0	1.0	750	$1,900	$2.53	0d	1	0.85mi
90 Ingraham Pl Unit 3R Newark, NJ	2.0	1.0	700	$1,975	$2.82	0d	1	0.87mi
90 Ingraham Pl Unit 1L,2L,3L Newark, NJ	2.0	1.0	700	$2,350	$3.36	18d	1	0.87mi
452 S Orange Ave Unit 205 Newark, NJ	2.0	1.0	880	$2,400	$2.73	0d	1	0.88mi
55 Schley St Unit 3a Newark, NJ	3.0	2.0	1100	$2,350	$2.14	18d	1	0.88mi
55 Schley St Unit 3 Newark, NJ	3.0	2.0	1100	$2,300	$2.09	6d	1	0.88mi
42 Tillinghast St Unit 3L Newark, NJ	2.0	1.0	900	$1,799	$2.00	25d	1	0.93mi
307 Littleton Ave Unit 3A Newark, NJ	2.0	1.0	900	$1,895	$2.11	25d	1	0.93mi

Listing history 6 events

1. 2026-06-01
   days on market $3,000 Active 13 DOM
2. 2026-05-31
   days on market $3,000 Active 12 DOM
3. 2026-05-19
   listed $3,000 Active 260-char remark
4. 2026-01-29
   historical $2,000
5. 2025-12-28
   listed $2,000
6. 2022-11-24
   historical

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $25,656
• − Mortgage interest: −$168
• − Property taxes: −$45
• − Insurance: −$15
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − Depreciation: −$87
• Taxable income: $21,236
• Est. tax owed @ 24.0%: −$5,097
• After-tax cash flow: $14,923/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

+50.0% since first listed

4 events — show timeline

• 2026-05-21 Listed for Rent $3,000 NJMLS
• 2026-01-29 Rental Removed $2,000 TURBOTENANT
• 2025-12-28 Listed for Rent $2,000 TURBOTENANT
• 2022-11-24 Rental Removed — TURBOTENANT