527 Valley St #2 · East Orange, NJ 07050

$499,999

8 bd · 2.0 ba · — sqft · MultiFamily · 17 Days on market

Built 1950 Fair condition 3,049 sqft lot

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Why this score? — see what drove the C+ 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 +27.5/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Income-producing two-family property with tremendous upside potential! Perfect for investors, house hackers, or buyers looking to offset their mortgage with rental income. Spacious units, desirable location, and convenient access to NYC transportation, major roadways, shopping, and local amenities make this an opportunity you don't want to miss. Strong long-term investment potential in a growing market. Submit your offer today!

Key facts

• Desirable location
• Convenient access
• Two-family property

Tags

• TWO-FAMILY PROPERTY
• DESIRABLE LOCATION
• CONVENIENT ACCESS
• RENTAL INCOME

Property features AI

Finance

• Other: Owner pays water; tenants pay electric, gas, and heat (per unit)
• Financial info: 2-unit property; Gross operating income: $67,000; Net operating income: $54,000; Total operating expenses: $10,000; Expenses include hot & cold water, insurance, maintenance, taxes; Unit 1 rent: $2,000; Unit 2 rent: currently $0

Exterior

• Parking: 2 parking spaces; Shared driveway
• Security: Carbon monoxide detectors (both units); Smoke detectors (both units); Fire alarm system (both units)
• Utilities: Public water; Public sewer; Gas in street; Cable TV available
• Home design: Two-story unit style
• Construction: Approximate year built
• Exterior features: Brick and vinyl siding; Asphalt shingle roof; Driveway easement (shared driveway)

Interior

• Kitchen: Unit 1: Gas range/oven, refrigerator; Unit 2: Gas range/oven, refrigerator; Unit 1: Eat-in kitchen
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 4 bedrooms
• Bathrooms: 2 full bathrooms (total); Unit 1: 1 bathroom; Unit 2: 1 bathroom
• Heating & cooling: Two heating units with radiant hot water; Natural gas heating fuel; Two cooling units, ceiling fan, wall A/C unit(s)
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: Unit 1: Stackable washer/dryer

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $500k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $681/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $500k).
• Recommended offer: $492k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.0% in East Orange — 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 73/100 on livability (#189 in NJ) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A, housing A-; Watch: schools C-, crime D-, amenities F.
• Orange Board Of Education School District (suburban): math 10% / reading 32% proficiency, ranked #432 of 472 in NJ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.6%/yr); 41 active listings in the ZIP; 3,364 units permitted in Essex County in 2024 (2,551 in 5+ unit buildings).
• At $6,253/mo this rent would consume 143% of the median local household income ($53k/yr) (locally 2703% 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 $3k of loan paydown is wiped out by about $15k 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $140k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); 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 $492,499 (1.5% below list)

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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.25% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.72%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

No comps found within radius.

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 Chestnut St	0.32mi	7/3.0 (-1)	3,176	7mo	$520,000	$164	58
88 Riggs Pl	0.65mi	8/3.0	—	1mo	$645,000	—	53
409 Berwick St	0.42mi	7/3.0 (-1)	—	8mo	$599,000	—	52
572 Nassau St	0.12mi	7/5.0 (-1)	—	16mo	$680,000	—	52
566 Mcchesney St	0.13mi	8/6.0	—	19mo	$840,000	—	50
439 New England Ter	0.55mi	7/4.0 (-1)	—	10mo	$770,000	—	40
1 Riggs Pl	0.69mi	8/3.0	—	17mo	$931,000	—	37
21-23 Lafayette St	0.62mi	8/4.0	—	20mo	$650,000	—	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.64% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.12×
• Total profit: $16,394
• Equity at exit: $74,551

10-year hold

• IRR: 14.1%
• Equity multiple: 2.22×
• Total profit: $171,176
• Equity at exit: $43,231

Cash invested: $140,000 (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 07050

• Home prices YoY: -33.3%
• Rents YoY: 4.6%
• Active inventory: 41
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $6,253 high
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,500/yr
• Insurance: −$208
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,313
• Net cashflow: $1,362

Break-even live

Break-even rent $4,529

Max offer price $499,999

Occupancy floor 73%

Sensitivity live

Price	-10% $1,708	-5% $1,535	+0% $1,362	+5% $1,189	+10% $1,017
Rent	-10% $868	-5% $1,115	+0% $1,362	+5% $1,609	+10% $1,856
Rate	-1.0pp $1,614	-0.5pp $1,489	base $1,362	+0.5pp $1,233	+1.0pp $1,101

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$6,254
Total (2 units)			$6,253

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $499,999 Active 17 DOM
2. 2026-06-17
   days on market $499,999 Active 16 DOM
3. 2026-06-16
   days on market $499,999 Active 15 DOM
4. 2026-06-15
   days on market $499,999 Active 14 DOM
5. 2026-06-13
   days on market $499,999 Active 12 DOM
6. 2026-06-13
   days on market $499,999 Active 11 DOM
7. 2026-06-09
   days on market $499,999 Active 8 DOM
8. 2026-06-08
   days on market $499,999 Active 7 DOM
9. 2026-06-07
   days on market $499,999 Active 6 DOM
10. 2026-06-04
    days on market $499,999 Active 3 DOM
11. 2026-06-03
    days on market $499,999 Active 2 DOM
12. 2026-06-02
    remarks 431-char remark
13. 2026-06-02
    listed $499,999 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 AO · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥100°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: $75,036
• − Mortgage interest: −$28,008
• − Property taxes: −$7,500
• − Insurance: −$3,967
• − Repairs & maintenance: −$6,003
• − Management: −$6,003
• − Depreciation: −$14,545
• Taxable income: $9,010
• Est. tax owed @ 24.0%: −$2,162
• After-tax cash flow: $14,184/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 · 12 photos

Fair 45/100 Moderate rehab

This two-family property requires moderate rehabilitation to improve its condition and enhance its value. Key areas for improvement include exterior siding, landscaping, and interior paint. Updates to bathrooms and HVAC systems can also significantly boost its appeal to buyers and renters.

Repairs flagged

• Major Exterior siding — Signs of peeling paint and weathering indicate significant damage.
• Major Landscaping — Minimal landscaping and snow accumulation suggest a lack of maintenance.
• Minor Interior walls/paint — Some touch-ups may be needed to improve appearance.
• Minor Bathrooms — Updates to fixtures and finishes could enhance value.
• Minor HVAC/mechanicals — Inspection may be needed to ensure efficiency and functionality.
• Minor Exterior lighting — Adding exterior lighting could improve safety and curb appeal.

Value-add opportunities

• Both Painting exterior siding — Fresh paint can improve curb appeal and home value.
• Both Landscaping and snow removal — A well-maintained yard can enhance both resale and rental value.
• Both Updating bathroom fixtures and finishes — Modern fixtures and finishes can attract more buyers and renters.
• Both HVAC inspection and maintenance — A functional HVAC system can improve comfort and energy efficiency, attracting more buyers and renters.
• Both Interior paint touch-ups — Fresh paint can improve the overall appearance and attract more buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Signs of peeling paint and weathering indicate significant damage.	Major	$15,000–50,000
Landscaping · Minimal landscaping and snow accumulation suggest a lack of maintenance.	Major	$15,000–50,000
Interior walls/paint · Some touch-ups may be needed to improve appearance.	Minor	$500–3,000
Bathrooms · Updates to fixtures and finishes could enhance value.	Minor	$500–3,000
HVAC/mechanicals · Inspection may be needed to ensure efficiency and functionality.	Minor	$500–3,000
Exterior lighting · Adding exterior lighting could improve safety and curb appeal.	Minor	$500–3,000
Total estimated repair cost · 6 items		$32,000–112,000

Value-add ROI direction

• Both Painting exterior siding — Fresh paint can improve curb appeal and home value. ↑
• Both Landscaping and snow removal — A well-maintained yard can enhance both resale and rental value. ↑
• Both Updating bathroom fixtures and finishes — Modern fixtures and finishes can attract more buyers and renters. ↑
• Both HVAC inspection and maintenance — A functional HVAC system can improve comfort and energy efficiency, attracting more buyers and renters. ↑
• Both Interior paint touch-ups — Fresh paint can improve the overall appearance and attract more buyers and renters. ↑

ⓘ 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: Orange Board Of Education School District
• NCES district ID: 3412270
• Math proficiency: 10% ▼ -18.00%
• Reading proficiency: 32% ▼ -7.00%
• Median HH income: $37,178
• Composite: 17.43/100
• National rank: #9065
• State rank: #432 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

• County: Essex County · 825,405 people
• City population: 69,834
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 34,181
• Household income: $52,563
• Rent vs Own: 74.5% rent · 25.5% own
• Severe rent burden: 2703.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 58% Hispanic / Latino 30% Two or more races 12% White 5% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 4%
• Common ancestry: Hispanic 13%
• Foreign-born: 41% · Canada, Guatemala
• Languages at home: 54% English-only · Spanish 26% French/Haitian/Cajun 13% Tagalog/Filipino 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: ▼ -147.97%
• Current HPI: 296.7883
• Rent YoY: ▲ 4.64%
• 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

1 event — show timeline

• 2026-06-01 Listed $499,999 GSMLS