356 Boyden Ave · Vauxhall, NJ 07040-3039

$829,900

6 bd · 2.0 ba · 2,736 sqft · MultiFamily · 15 Days on market

Built 1948 $303/sqft · 7% below area Est $889k · 7% under

---

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).

• ARV discount +10.5/15.0
• Cash flow +8.5/30.0
• Appreciation +5.0/10.0
• Schools +4.7/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Multi-family units

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

Listing remarks

Spacious and well-maintained two-family home in the heart of Maplewood! This exceptional property features a total of 6 bedrooms and 2 full bathrooms, with each unit offering 3 bedrooms and 1 full bath, and a full basement that can be used as a recreation room and a large pull down attic the width of the house can be used for additional storage. Both units boast beautifully renovated kitchens and updated bathrooms. First floor has access to the backyard deck through the kitchen, perfect for entertaining or relaxing outdoors. Sunlight pours into both units, highlighting the hardwood floors throughout, adding warmth and character to every room. This property also features a large driveway tha

Key facts

• Renovated kitchens
• Pull down attic
• Two-family home

Tags

• TWO-FAMILY HOME
• FULL BASEMENT
• PULL DOWN ATTIC
• RENOVATED KITCHENS
• UPDATED BATHROOMS
• BACKYARD DECK

Property features AI

Finance

• Other: Unit 1 rent listed as $2,300 with a $3,450 security deposit; Unit 2 rent listed as 0
• Financial info: Property contains 2 units; Reported net operating income and gross operating income listed as 0

Exterior

• Parking: 6 parking spaces; Blacktop driveway with two-car width
• Utilities: All utilities underground; Public water; Public sewer
• Home design: Two-story unit style; Renovated in 2024
• Construction: Property listed as renovated
• Exterior features: Patio; Brick siding; Asphalt shingle roof

Interior

• Kitchen: Range/oven - gas (Units 1 & 2); Refrigerator (Units 1 & 2)
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms
• Bathrooms: 2 full bathrooms (total for property); Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Steam radiators with natural gas heating; Window air conditioning units
• Interior features: Finished full basement (partially finished); Porch; Eat-in kitchen
• Laundry & utility: Carbon monoxide detectors (Units 1 & 2)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $830k.

Deal economics

• At list price, monthly cash flow is $-730 ($-9k/yr) — negative. Per door: $-365/mo.
• To cash-flow at today's rent, offer at most $724k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $634k (23.7% below list).
• Recommended offer: $634k (23.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• South Orange-Maplewood School District (suburban): math 33% / reading 63% proficiency, ranked #114 of 472 in NJ (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,364 units permitted in Essex County in 2024 (2,551 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($6k loan paydown + $25k appreciation (3.0% 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 ~$50k 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 ($817k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $294k; list at $830k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $633,600 (23.7% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.76% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.77%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $888,583
• List price: $829,900
• Delta: -9.98%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.0%
• Equity multiple: 1.23×
• Total profit: $53,587
• Equity at exit: $373,159

10-year hold

• IRR: 7.3%
• Equity multiple: 2.10×
• Total profit: $256,169
• Equity at exit: $575,083

Cash invested: $232,372 (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 07040-3039

• Active inventory: 1
• Price-to-rent: 21.8×

Monthly cashflow live

• Estimated rent: $6,336 high
• Mortgage (P&I): −$4,352
• Tax est. 1.5%: −$1,037 /mo · $12,448/yr
• Insurance: −$346
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,331
• Net cashflow: $-730

Break-even live

Break-even rent $7,260

Max offer price $724,295

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$6,336
Total (2 units)			$6,336

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: $207,475
• Closing costs: $24,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Burnett Ave #3 Maplewood, NJ	5.0	3.5	2900	$5,495	$1.89	10d	1	0.43mi

Listing history 14 events

1. 2026-06-18
   days on market $829,900 Active 15 DOM
2. 2026-06-17
   days on market $829,900 Active 14 DOM
3. 2026-06-16
   days on market $829,900 Active 13 DOM
4. 2026-06-15
   days on market $829,900 Active 12 DOM
5. 2026-06-13
   days on market $829,900 Active 10 DOM
6. 2026-06-13
   days on market $829,900 Active 9 DOM
7. 2026-06-09
   days on market $829,900 Active 6 DOM
8. 2026-06-08
   days on market $829,900 Active 5 DOM
9. 2026-06-07
   days on market $829,900 Active 4 DOM
10. 2026-06-04
    pricestatusdays on marketlisting id $829,900 Active 1 DOM
11. 2015-08-14
    soldstatus $294,000 Sold
12. 2015-05-01
    historical
13. 2015-04-22
    listed $289,000 Active
14. 2015-03-20
    soldstatus $210,000

ⓘ 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 · 15 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: $76,032
• − Mortgage interest: −$46,487
• − Property taxes: −$12,448
• − Insurance: −$4,150
• − Repairs & maintenance: −$6,083
• − Management: −$6,083
• − Depreciation: −$24,143
• Taxable loss: −$23,361
• Est. tax savings @ 24.0%: +$5,607
• After-tax cash flow: $-3,151/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: South Orange-Maplewood School District
• NCES district ID: 3415330
• Math proficiency: 33% ▼ -23.00%
• Reading proficiency: 63% ▼ -5.00%
• Median HH income: $115,876
• Composite: 47.3/100
• National rank: #2301
• State rank: #114 of 472 in NJ

Livability — Vauxhall

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

No demographic data for this ZIP.

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

+295.2% since first listed

5 events — show timeline

• 2026-06-03 Listed $829,900 GSMLS
• 2015-08-14 Sold (MLS) $294,000 GSMLS
• 2015-05-01 Delisted — GSMLS
• 2015-04-22 Listed $289,000 GSMLS
• 2015-03-20 Sold (MLS) $210,000 GSMLS