25-27 Treacy Ave #3 · Newark, NJ 07108-1512

$300,000

9 bd · 5.1 ba · 5,098 sqft · MultiFamily · 6 Days on market

Built 1917 Poor condition 4,356 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +1.4/10.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Excellent investment opportunity in Newark's Upper Clinton Hill neighborhood. Welcome to 25 Treacy Ave, a large 5,000+ sq ft multi-family property offering strong income potential. This 3-family property features separate electric and separate gas utilities, helping keep owner expenses low. Conveniently located under 2 miles from Essex County College, Rutgers University-Newark, and NJIT, with access to local public transportation, major highways, Downtown Newark, and NYC. Property is fully tenant-occupied. Do not enter the property, walk the lot, or disturb occupants. Access is permitted only through a confirmed appointment with the listing office. Subject to third-party approval. Highest a

Key facts

• Tenant-occupied
• 4,356 sq ft lot
• 2 parking spots

Tags

• INVESTMENT OPPORTUNITY
• MULTI-FAMILY PROPERTY
• SEPARATE ELECTRIC UTILITIES
• SEPARATE GAS UTILITIES
• STRONG INCOME POTENTIAL
• TENANT-OCCUPIED

Property features AI

Finance

• Other: Unit sizes: Unit 1 ~2000, Unit 2 ~2000, Unit 3 ~1000 (building total approx. 5,098)
• Financial info: Three-unit property; Reported net and gross operating income and operating expenses listed as zero

Exterior

• Parking: Two parking spaces; Driveway: single-car width; On-street parking available
• Security: Security system present in each unit
• Utilities: Natural gas service; Public sewer; Public water
• Home design: Three-story multi-unit building; Building size approximately 5,098 total
• Construction: Approximate/standing construction date
• Exterior features: Vinyl siding; Asphalt shingle roof; No easement

Interior

• Kitchen: Unit 1: Gas range/oven, microwave, refrigerator; Unit 2: Gas range/oven, microwave, refrigerator; Unit 3: Gas range/oven, microwave, refrigerator
• Bedrooms: Unit 1: 3 bedrooms (1 level); Unit 2: 3 bedrooms (2 levels); Unit 3: 2 bedrooms (3 levels)
• Bathrooms: Five full bathrooms total; Unit 1: 2 bathrooms; Unit 2: 2 bathrooms; Unit 3: 1 bathroom
• Heating & cooling: Forced hot air heating (natural gas); Wall A/C units
• Interior features: Carbon monoxide detector; Smoke detector; Gas water heater; Finished (partially) basement; Has basement; Total of 16 rooms in the building
• Laundry & utility: Owner pays water for each unit; tenants pay electric, gas, and heat

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.7-bath units multifamily listed at $300k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $4k ($47k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $300k).
• Cap rate 21.9% 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; 3,364 units permitted in Essex County in 2024 (2,551 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k 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 $84k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 6→13/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,000

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1917 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.52% ✓
• Cap rate: 21.86%
• Cash-on-cash: 55.59%
• DSCR: 3.47
• GRM: 3.3

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: 60.6%
• Equity multiple: 4.38×
• Total profit: $284,090
• Equity at exit: $134,893

10-year hold

• IRR: 60.1%
• Equity multiple: 8.91×
• Total profit: $664,203
• Equity at exit: $207,886

Cash invested: $84,000 (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 07108-1512

• Active inventory: 1
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $7,550 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,586
• Net cashflow: $3,891

Break-even live

Break-even rent $2,624

Max offer price $300,000

Occupancy floor 43%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.7	$7,551
Total (3 units)			$7,550

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $300,000 Active 6 DOM
2. 2026-06-17
   days on market $300,000 Active 5 DOM
3. 2026-06-16
   days on market $300,000 Active 4 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   days on market $300,000 Active 3 DOM
6. 2026-06-13
   remarks 689-char remark
7. 2026-06-13
   listed $300,000 Active 1 DOM

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

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 6 d/yr ≥101°F today · 13 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: $90,600
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$7,248
• − Management: −$7,248
• − Depreciation: −$8,727
• Taxable income: $44,572
• Est. tax owed @ 24.0%: −$10,697
• After-tax cash flow: $35,998/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 · 1 photo

Poor 20/100 Extensive rehab

This 3-family property in Newark's Upper Clinton Hill neighborhood requires extensive repairs and updates to bring it up to modern standards and increase its resale and rental value.

Repairs flagged

• Major Exterior siding — Significant wear and tear visible.
• Major Windows — No visible photos of the windows, but they appear old and possibly in need of replacement.
• Major HVAC/mechanicals — No visible photos of the HVAC/mechanicals, but they appear outdated and may need replacement.
• Major Interior walls/paint — No visible photos of the interior walls/paint, but they appear old and may need repainting.
• Major Flooring — No visible photos of the flooring, but it appears old and may need replacement.
• Major Kitchen and bathrooms — No visible photos of the kitchen and bathrooms, but they appear outdated and may need updates.
• Major Roof — No visible photos of the roof, but it appears old and may need replacement.
• Major Foundation/structure — No visible photos of the foundation/structure, but it appears old and may need repairs.
• Major Landscaping/curb appeal — No visible photos of the landscaping/curb appeal, but it appears overgrown and may need trimming and planting.

Value-add opportunities

• Both Exterior siding repair and painting — Improves curb appeal and adds value to the property.
• Both Window replacement — Enhances property value and energy efficiency.
• Both HVAC system replacement — Improves comfort and energy efficiency, attracting tenants.
• Both Interior painting and updates — Enhances the living space and adds value to the property.
• Both Kitchen and bathroom updates — Brings the property up to modern standards and adds value.
• Both Roof replacement — Ensures the property is safe and adds value.
• Both Foundation repair — Ensures structural integrity and adds value.
• Both Landscaping and curb appeal — Enhances the property's curb appeal and adds value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and tear visible.	Major	$15,000–50,000
Windows · No visible photos of the windows, but they appear old and possibly in need of replacement.	Major	$15,000–50,000
HVAC/mechanicals · No visible photos of the HVAC/mechanicals, but they appear outdated and may need replacement.	Major	$15,000–50,000
Interior walls/paint · No visible photos of the interior walls/paint, but they appear old and may need repainting.	Major	$15,000–50,000
Flooring · No visible photos of the flooring, but it appears old and may need replacement.	Major	$15,000–50,000
Kitchen and bathrooms · No visible photos of the kitchen and bathrooms, but they appear outdated and may need updates.	Major	$15,000–50,000
Roof · No visible photos of the roof, but it appears old and may need replacement.	Major	$15,000–50,000
Foundation/structure · No visible photos of the foundation/structure, but it appears old and may need repairs.	Major	$15,000–50,000
Landscaping/curb appeal · No visible photos of the landscaping/curb appeal, but it appears overgrown and may need trimming and planting.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both Exterior siding repair and painting — Improves curb appeal and adds value to the property. ↑
• Both Window replacement — Enhances property value and energy efficiency. ↑
• Both HVAC system replacement — Improves comfort and energy efficiency, attracting tenants. ↑
• Both Interior painting and updates — Enhances the living space and adds value to the property. ↑
• Both Kitchen and bathroom updates — Brings the property up to modern standards and adds value. ↑
• Both Roof replacement — Ensures the property is safe and adds value. ↑
• Both Foundation repair — Ensures structural integrity and adds value. ↑
• Both Landscaping and curb appeal — Enhances the property's curb appeal and adds 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: 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

1 event — show timeline

• 2026-06-12 Listed $300,000 GSMLS