43-45 Becker Ter · Newark, NJ 07111

$799,000

12 bd · 9.0 ba · 3,329 sqft · SingleFamily public records · 3 Days on market

Built 1917 6,142 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 +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.1/10.0
• Cash flow +0.9/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity to own two separate homes on one lot in Irvington, just moments from the Maplewood border. Ideal for an investor seeking income or an owner occupant who wants to live in one home while renting the other. This versatile property offers a total of 6 bedrooms, 4.5 bathrooms, and multiple bonus rooms that can flex as home offices, playrooms, dens, or guest space to fit your needs.The front home is a legal two unit currently used as a single residence, offering a future owner the potential to explore conversion back to its approved two unit use, subject to all applicable municipal requirements and approvals.Adding to its appeal, the detached rear home features two full levels of living space, creating a truly distinctive setup rarely found in the area. The property also includes a detached 2 car garage, an expansive blacktop driveway with parking for multiple vehicles, and exterior lighting.Conveniently located near the Maplewood border with easy access to shopping, dining, parks, and major transportation routes. Being sold strictly as is, with buyer responsible for all inspections, certifications, and municipal requirements. A unique offering of versatility, space, and possibilities rarely available in today's market. Live in one, rent the other, or hold it all as a strong addition to your portfolio.

Key facts

• Multiple bonus rooms
• Two separate homes
• Legal two unit

Tags

• TWO SEPARATE HOMES
• DETACHED REAR HOME
• LEGAL TWO UNIT
• MULTIPLE BONUS ROOMS
• EXPANSIVE BLACKTOP DRIVEWAY
• DETACHED 2 CAR GARAGE

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Total 7 parking spaces; 2-car garage
• Utilities: Utilities: see remarks
• Home design: Residential income property; Multi-family

Interior

• Bathrooms: 4 full bathrooms; 1 half bathroom
• Interior features: 12 total rooms

What this means for you Summary

Snapshot

• This is a 12-bed/9.0-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $-3k ($-40k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (69.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (65.1% below list).
• Recommended offer: $243k (69.6% below list) — sets the bar for cash-flow.
• Cap rate 1.3% vs local median 3.0% in Newark — 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 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.
• Irvington Public School District (suburban): math 4% / reading 23% proficiency, ranked #465 of 472 in NJ (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.6%/yr); 69 active listings in the ZIP; 3,364 units permitted in Essex County in 2024 (2,551 in 5+ unit buildings).
• At $2,792/mo this rent would consume 54% of the median local household income ($62k/yr) (locally 4252% 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 $6k of loan paydown is wiped out by about $24k 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.
• 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.
• Current owner paid $145k; list at $799k implies a 451% gain — meaningful room to come down on a strong offer.

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 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,126 (69.6% 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 1917 — 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. 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?
5. 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?
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 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: 0.35% ✗
• Cap rate: 1.29%
• Cash-on-cash: -17.86%
• DSCR: 0.21
• GRM: 23.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -55.0%
• Equity multiple: -0.56×
• Total profit: $-349,725
• Equity at exit: $119,133

10-year hold

• IRR: —
• Equity multiple: -1.72×
• Total profit: $-609,087
• Equity at exit: $69,083

Cash invested: $223,720 (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 07111

• Rents YoY: -0.6%
• Active inventory: 69
• Price-to-rent: 23.9×

Monthly cashflow live

• Estimated rent: $2,792 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$1,013 /mo · $12,156/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-3,331

Break-even live

Break-even rent $7,008

Max offer price $243,126

Occupancy floor —

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $799,000 Active 3 DOM
2. 2026-06-17
   days on market $799,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark

   Show marketing remark (1334 chars)

   Rare opportunity to own two separate homes on one lot in Irvington, just moments from the Maplewood border. Ideal for an investor seeking income or an owner occupant who wants to live in one home while renting the other. This versatile property offers a total of 6 bedrooms, 4.5 bathrooms, and multiple bonus rooms that can flex as home offices, playrooms, dens, or guest space to fit your needs.The front home is a legal two unit currently used as a single residence, offering a future owner the potential to explore conversion back to its approved two unit use, subject to all applicable municipal requirements and approvals.Adding to its appeal, the detached rear home features two full levels of living space, creating a truly distinctive setup rarely found in the area. The property also includes a detached 2 car garage, an expansive blacktop driveway with parking for multiple vehicles, and exterior lighting.Conveniently located near the Maplewood border with easy access to shopping, dining, parks, and major transportation routes. Being sold strictly as is, with buyer responsible for all inspections, certifications, and municipal requirements. A unique offering of versatility, space, and possibilities rarely available in today's market. Live in one, rent the other, or hold it all as a strong addition to your portfolio.

4. 2026-06-16
   listed $799,000 Active 1 DOM

   Show marketing remark (1334 chars)

   Rare opportunity to own two separate homes on one lot in Irvington, just moments from the Maplewood border. Ideal for an investor seeking income or an owner occupant who wants to live in one home while renting the other. This versatile property offers a total of 6 bedrooms, 4.5 bathrooms, and multiple bonus rooms that can flex as home offices, playrooms, dens, or guest space to fit your needs.The front home is a legal two unit currently used as a single residence, offering a future owner the potential to explore conversion back to its approved two unit use, subject to all applicable municipal requirements and approvals.Adding to its appeal, the detached rear home features two full levels of living space, creating a truly distinctive setup rarely found in the area. The property also includes a detached 2 car garage, an expansive blacktop driveway with parking for multiple vehicles, and exterior lighting.Conveniently located near the Maplewood border with easy access to shopping, dining, parks, and major transportation routes. Being sold strictly as is, with buyer responsible for all inspections, certifications, and municipal requirements. A unique offering of versatility, space, and possibilities rarely available in today's market. Live in one, rent the other, or hold it all as a strong addition to your portfolio.

ⓘ 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: $12,156 · $1,013/mo
• Projected year-2 tax: $16,026 · $1,335/mo
• Expected delta: +$3,869/yr (+$322/mo · 31.8%)

ⓘ 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 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 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,501
• − Mortgage interest: −$44,756
• − Property taxes: −$12,156
• − Insurance: −$3,995
• − Repairs & maintenance: −$2,680
• − Management: −$2,680
• − Depreciation: −$23,244
• Taxable loss: −$56,011
• Est. tax savings @ 24.0%: +$13,443
• After-tax cash flow: $-26,524/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: Irvington Public School District
• NCES district ID: 3407680
• Math proficiency: 4% ▼ -10.00%
• Reading proficiency: 23% ▼ -4.00%
• Median HH income: $39,682
• Composite: 11.46/100
• National rank: #9705
• State rank: #465 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

• County: Essex County · 825,405 people
• City population: 310,602
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 60,867
• Household income: $61,609
• Rent vs Own: 70.4% rent · 29.6% own
• Severe rent burden: 4252.0

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 (78%)
• Race & ethnicity: Black 78% Hispanic / Latino 13% Two or more races 9% White 2%
• Hispanic origin (detail): Puerto Rican 4% Dominican 2%
• Common ancestry: Hispanic 13%
• Foreign-born: 37% · Canada
• Languages at home: 66% English-only · French/Haitian/Cajun 15% Spanish 10% 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: ▼ -202.23%
• Current HPI: 304.2021
• Rent YoY: ▼ -0.62%
• 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

+1188.7% since first listed

9 events — show timeline

• 2026-06-16 Price Changed $799,000 GSMLS
• 2026-06-15 Listed $799,000 NJMLS
• 2026-06-15 Listed $765,000 GSMLS
• 2013-03-12 Sold (Public Records) $145,000 Public Records
• 2007-08-29 Sold (Public Records) $379,000 Public Records
• 2006-07-10 Sold (Public Records) $350,000 Public Records
• 2003-08-07 Sold (Public Records) $220,000 Public Records
• 2002-10-10 Sold (Public Records) $132,500 Public Records
• 1985-11-19 Sold (Public Records) $62,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $12,156 · -3.9% YoY. Source: county tax records.