208 Duane St · East Orange, NJ 07050-4111

$440,000

6 bd · 3.0 ba · 2,658 sqft · SingleFamily public records · 30 Days on market

Built 1899 3,920 sqft lot Est $481k · 9% under

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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 +12.0/30.0
• ARV discount +11.3/15.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Exceptional multi-family opportunity in the heart of Orange, NJ offering the perfect balance of suburban charm and metropolitan convenience. This well-maintained property features two spacious units: a 2-bedroom, 1-bath unit and a 4-bedroom, 2-bath unit, ideal for both owner-occupants and investors seeking strong rental potential or multi-generational living. Nestled on a quiet, tree-lined residential street, the home sits in a quaint and established neighborhood that still delivers true city accessibility. Orange continues to experience revitalization while maintaining its historic character and community feel. Residents enjoy immediate access to an array of urban conveniences including a

Key facts

• Nearby parks
• Spacious units
• 3,920 sq ft lot

Tags

• MULTI FAMILY OPPORTUNITY
• SPACIOUS UNITS
• TREE LINED RESIDENTIAL STREET
• PROXIMITY TO TRAIN STATION
• DIRECT NJ TRANSIT ACCESS
• NEARBY PARKS

Property features AI

Finance

• Financial info: Two-unit property; Reported net operating income, gross income, and operating expenses present (numeric values suppressed); Assessment: Building $269,000; Land $80,000; Total assessed $349,000

Exterior

• Parking: Driveway with two exclusive parking spaces; No garage
• Utilities: Electric service available; Natural gas service available; Public water; Public sewer
• Home design: Two-story building; Approximately 2,658 building square footage
• Construction: Built (approximate year)
• Exterior features: Aluminum siding; Asphalt shingle roof; Approximate lot size 3,750

Interior

• Kitchen: Unit 1: Gas range/oven; Unit 2: Gas range/oven
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 4 bedrooms
• Bathrooms: 3 full bathrooms total (Unit 1: 1, Unit 2: 2)
• Heating & cooling: Two heating units; Natural gas heating
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: Owner pays water for each unit; tenants pay electric, gas, and heat

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $421k (4.3% below list).
• Meets the 1% rule at list price ($4k rent vs $440k).
• Recommended offer: $421k (4.3% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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: crime D-, amenities F, cost of living D-.
• 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.
• Zoned schools: Park Avenue Elementary School (math 7% / reading 23%, grade F, #1,116 of 1,303 statewide, top 86%, 387 students, 60% FRL); Orange High School (math 12% / reading 10%, grade F, #393 of 399 statewide, top 98%, 1,265 students, 70% FRL).
• 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 $16k of equity ($3k loan paydown + $13k 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 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($433k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1899 — 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 $420,957 (4.3% 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 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.02% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $481,098
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Ridge St	0.51mi	5/2.0 (-1)	2,764 (+4%)	11mo	$500,000	$181	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.38×
• Total profit: $46,589
• Equity at exit: $197,843

10-year hold

• IRR: 9.5%
• Equity multiple: 2.43×
• Total profit: $176,161
• Equity at exit: $304,900

Cash invested: $123,200 (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 07050-4111

• Active inventory: 1
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$2,307
• Tax from tax record: −$1,172 /mo · $14,065/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $-108

Break-even live

Break-even rent $4,636

Max offer price $420,957

Occupancy floor 97%

Sensitivity live

Price	-10% $141	-5% $17	+0% $-108	+5% $-232	+10% $-357
Rent	-10% $-463	-5% $-286	+0% $-108	+5% $70	+10% $248
Rate	-1.0pp $114	-0.5pp $4	base $-108	+0.5pp $-222	+1.0pp $-338

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 N Oraton Pkwy Fl 1 East Orange, NJ	5.0	3.0	3289	$4,500	$1.37	4d	1	1.41mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $440,000 Under Contract 30 DOM
2. 2026-06-13
   days on market $440,000 Active 29 DOM
3. 2026-06-09
   days on market $440,000 Active 26 DOM
4. 2026-06-08
   days on market $440,000 Active 25 DOM
5. 2026-06-07
   days on market $440,000 Active 24 DOM
6. 2026-06-04
   days on market $440,000 Active 21 DOM
7. 2026-06-03
   days on market $440,000 Active 20 DOM
8. 2026-06-02
   days on market $440,000 Active 19 DOM
9. 2026-06-01
   days on market $440,000 Active 18 DOM
10. 2026-05-31
    days on market $440,000 Active 17 DOM
11. 2026-05-14
    listed $440,000 Active

ⓘ 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: $14,065 · $1,172/mo
• Projected year-2 tax: $14,065 · $1,172/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $54,000
• − Mortgage interest: −$24,647
• − Property taxes: −$14,065
• − Insurance: −$2,200
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$12,800
• Taxable loss: −$8,352
• Est. tax savings @ 24.0%: +$2,004
• After-tax cash flow: $711/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: 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

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

1 event — show timeline

• 2026-05-14 Listed $440,000 GSMLS

Property tax history

+4.7%/yr

Latest (2025): $14,065 · +3.1% YoY. Source: county tax records.