93 Orston Rd · Parsippany-Troy Hills, NJ 07054-3168

$4,200

5 bd · 3.0 ba · 1,508 sqft · SingleFamily public records · 1 Days on market

Built 1960 10,018 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

CLEAN RANCH NESTLED ON A FLAT CORNER 100 X 100 BEAUTIFUL LOT. VERY SPACIOUS HOME OFFERING FINISHED BASEMENT, GARAGE, EAT INKITCHEN AND MUCH MORE. GREAT LOCATION AND CONVENIENT TO ALL MAJOR HIGHWAYS. NEW BATHS, NEW DECK. 5 BED ROOMS AND 3 FULL BATHS.

Key facts

• New baths
• Eat in kitchen
• Great location

Tags

• FINISHED BASEMENT
• EAT IN KITCHEN
• NEW BATHS
• NEW DECK
• GREAT LOCATION

Property features AI

Finance

• HOA & community: Storage available; Pets: dogs ok (call for details)

Exterior

• Parking: Four total parking spaces; One-car built-in garage; Driveway two-car width; On-street parking available
• Utilities: Public water; Public sewer; Electric service; Natural gas service; Fiber optic available
• Home design: Ranch-style home; Approximately built (year approximate); Renovated in 2023; Yellow exterior
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Deck; Level lot

Interior

• Kitchen: Eat-in kitchen; Range/Oven (Gas); Microwave; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom on 1st floor with full bath and walk-in closet; Ground-level bedrooms (two additional bedrooms); Basement bedrooms (two bedrooms)
• Flooring: Tile; Wood
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard hot water heating; Electric and natural gas fuel sources; Central air conditioning
• Interior features: Window treatments; Finished full basement; Sump pump
• Laundry & utility: Washer and dryer; Gas water heater

🏷️ Possibly a rental listed for sale. The $4,200 price doesn't fit this home's estimated sale value (~$137,228) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $4k.

Deal economics

• At list price, monthly cash flow is $4k ($42k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $4k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Parsippany-Troy Hills Township School District (suburban): math 47% / reading 61% proficiency, ranked #94 of 472 in NJ (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Eastlake Elementary School (math 57% / reading 52%, grade C, #176 of 1,303 statewide, top 15%, 370 students, 8% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,357 units permitted in Morris County in 2024 (1,496 in 5+ unit buildings).

Forward outlook

• In year one you build about $155 of equity ($29 loan paydown + $126 appreciation (3.0% local appreciation)).
• Morris County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $4,200

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 107.14% ✓
• Cap rate: 1013.71%
• Cash-on-cash: 3597.93%
• DSCR: 161.09
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $137,228
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Willow Ln #42	0.49mi	5/2.0	1,632 (+8%)	18mo	$149,000	$91	44

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: —
• Equity multiple: 192.45×
• Total profit: $225,145
• Equity at exit: $1,889

10-year hold

• IRR: —
• Equity multiple: 415.00×
• Total profit: $486,861
• Equity at exit: $2,910

Cash invested: $1,176 (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 07054-3168

• Active inventory: 1
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$22
• Tax est. 1.5%: −$5 /mo · $63/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $3,526

Break-even live

Break-even rent $37

Max offer price $4,200

Occupancy floor 17%

Sensitivity live

Price	-10% $3,529	-5% $3,527	+0% $3,526	+5% $3,525	+10% $3,523
Rent	-10% $3,170	-5% $3,348	+0% $3,526	+5% $3,704	+10% $3,881
Rate	-1.0pp $3,528	-0.5pp $3,527	base $3,526	+0.5pp $3,525	+1.0pp $3,524

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: $1,050
• Closing costs: $126
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
385 Allentown Rd Parsippany, NJ	4.0	3.0	1722	$4,500	$2.61	44d	1	0.44mi

Listing history 2 events

1. 2026-06-09
   remarks 249-char remark
2. 2026-06-09
   listed $4,200 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 6/10 Major FEMA zone X · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,000
• − Mortgage interest: −$235
• − Property taxes: −$63
• − Insurance: −$21
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$122
• Taxable income: $44,919
• Est. tax owed @ 24.0%: −$10,780
• After-tax cash flow: $31,531/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: Parsippany-Troy Hills Township School District
• NCES district ID: 3412480
• Math proficiency: 47% ▼ -18.00%
• Reading proficiency: 61% ▼ -11.00%
• Median HH income: $88,047
• Composite: 49.68/100
• National rank: #1969
• State rank: #94 of 472 in NJ

Livability — Parsippany-Troy Hills

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

Census & demographics

• Census place: Parsippany, NJ

Population outlook (Morris County) Hauer SSP2

• Today (2025): 516,747 people
• By 2030: 524,603 · +1.5%
• By 2040: 539,582 · +4.4%
• By 2050: 548,986 · +6.2%
• By 2075: 571,326 · +10.6%
• By 2100: 561,122 · +8.6%

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

-98.8% since first listed

5 events — show timeline

• 2026-06-09 Listed $4,200 GSMLS
• 2013-09-04 Sold (Public Records) $286,500 Public Records
• 2013-08-23 Sold (MLS) $286,500 GSMLS
• 2006-11-15 Sold (Public Records) $382,000 Public Records
• 2005-06-10 Sold (Public Records) $365,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $9,217 · +2.3% YoY. Source: county tax records.