26 Park Ter · Cranford, NJ 07016-3440

$449,900

2 bd · 1.5 ba · — sqft · Townhouse · 42 Days on market

Built 1947 3,049 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
• Cash flow +6.7/30.0
• 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
• 1% rule +1.6/10.0
• DSCR +0.9/10.0

Listing remarks

Beautifully maintained 1/2 duplex offering the perfect townhome-style layout in a highly desirable Cranford location on quiet cul de sac. No HOA fee! You own the land in front of you and behind you. This inviting home features a spacious living room and formal dining area that flow seamlessly into an extended kitchen, creating an ideal space for both everyday living and entertaining. The thoughtfully designed layout offers comfortable living with generous natural light throughout. Second level offers two bedrooms and one full bath. Spacious basement with laundry! Enjoy the convenience of parking for two cars along with enjoying the low-maintenance townhome/1/2 duplex living without all of t

Key facts

• Built 1947
• Listed 42 days

Property features AI

Exterior

• Parking: Driveway-exclusive parking, one car width
• Utilities: Public water; Sewer charge extra; Electric service available; Natural gas service available; Cable TV available
• Home design: 1/2 duplex, townhouse end unit; Renovated in 2012
• Construction: Approximate year built
• Exterior features: Brick exterior; Asphalt shingle roof; Approximate lot size 3,055 sq ft

Interior

• Kitchen: Breakfast bar; Eat-in kitchen; Pantry
• Bedrooms: 2 bedrooms (located on upper level)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced hot air heating (natural gas); Central air conditioning
• Interior features: Dishwasher; Range/Oven - Gas; Gas water heater; Wood flooring; Unfinished basement; Basement includes laundry, storage and utility rooms
• Laundry & utility: Laundry in basement; Utility and storage space in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $450k.

Deal economics

• At list price, monthly cash flow is $-729 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (33.6% below list).
• Recommended offer: $299k (33.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Cranford Public School District (suburban): math 38% / reading 66% proficiency, ranked #87 of 472 in NJ (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 3% free/reduced lunch — higher-income household profile.
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,749 units permitted in Union County in 2024 (1,421 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($3k loan paydown + $13k appreciation (3.0% local appreciation)).
• Union County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $200k; list at $450k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $298,672 (33.6% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.94%
• DSCR: 0.69
• GRM: 12.6

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: 1.1%
• Equity multiple: 1.06×
• Total profit: $7,795
• Equity at exit: $202,295

10-year hold

• IRR: 4.8%
• Equity multiple: 1.74×
• Total profit: $92,941
• Equity at exit: $311,760

Cash invested: $125,972 (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 07016-3440

• Active inventory: 1
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,987 high
• Mortgage (P&I): −$2,359
• Tax from tax record: −$542 /mo · $6,501/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $-729

Break-even live

Break-even rent $3,910

Max offer price $321,108

Occupancy floor —

Sensitivity live

Price	-10% $-474	-5% $-602	+0% $-729	+5% $-856	+10% $-984
Rent	-10% $-965	-5% $-847	+0% $-729	+5% $-611	+10% $-493
Rate	-1.0pp $-502	-0.5pp $-615	base $-729	+0.5pp $-846	+1.0pp $-964

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
357 Centennial Ave Cranford, NJ	2.0	1.0	—	$2,700	—	22d	1	0.06mi
310 Centennial Ave Unit 204 Cranford, NJ	2.0	2.0	—	$3,700	—	2d	1	0.13mi
23 Wall St Cranford, NJ	3.0	2.0	—	$3,450	—	11d	1	0.25mi
8 Garden Pl Cranford, NJ	3.0	1.5	—	$3,500	—	22d	1	0.27mi
555 South Ave E Cranford, NJ	1.0–2.0	1.0–2.0	1000	$3,375	$3.38	3d	8	0.51mi
105 Chestnut St Cranford, NJ	2.0	2.0	1367	$4,030	$2.95	0d	3	0.58mi
4 Centennial Ave Cranford, NJ	1.0	1.0	—	$2,200	—	25d	1	0.59mi
38 North Ave W Unit 1 Cranford, NJ	3.0	1.0	—	$2,700	—	25d	1	0.68mi
1 South Ave E Cranford, NJ	2.0	2.0	1320	$3,805	$2.88	2d	1	0.73mi
13 North Ave E Unit 2 Cranford, NJ	2.0	1.0	—	$2,400	—	25d	1	0.73mi
18 N Union Ave Unit 5 Cranford, NJ	2.0	2.5	1688	$3,495	$2.07	5d	1	0.75mi
16 North Ave W Cranford, NJ	1.0	1.0	—	$2,500	—	25d	1	0.78mi
4 Riverside Dr #302 Cranford, NJ	1.0	1.0	—	$2,000	—	25d	1	0.88mi
217 Prospect Ave Unit 4-2A Cranford, NJ	1.0	1.0	—	$2,150	—	2d	1	0.98mi
226 Gordon St Unit 2 Roselle, NJ	3.0	1.0	—	$2,500	—	11d	1	0.98mi
145 Jerome St Roselle Park, NJ	1.0	1.0	687	$1,900	$2.76	0d	1	1.02mi
35 Burnside Ave Unit B Cranford, NJ	3.0	1.0	—	$3,099	—	2d	1	1.02mi
750 Walnut Ave Cranford, NJ	1.0–2.0	1.0–2.0	976	$3,907	$4.00	0d	17	1.06mi
450 W Westfield Ave Roselle Park, NJ	1.0–2.0	1.0–2.0	1005	$3,555	$3.54	0d	24	1.07mi
438 Seaton Ave Roselle Park, NJ	2.0	1.5	—	$2,300	—	25d	1	1.10mi
537 Rosewood Ter Unit 2 Linden, NJ	2.0	1.0	—	$2,050	—	25d	1	1.11mi
52 Johnson Ave Cranford, NJ	3.0	1.0	1100	$2,500	$2.27	25d	1	1.17mi
1201 N Wood Ave Roselle, NJ	1.0–2.0	1.0	633	$2,055	$3.25	3d	6	1.17mi
42 W Holly St Cranford, NJ	1.0	1.0	—	$2,000	—	25d	1	1.17mi
225 Birchwood Ave Cranford, NJ	1.0–2.0	1.0–2.0	1137	$4,170	$3.67	0d	2	1.26mi
417 Raritan Rd Roselle, NJ	2.0	2.0	1073	$2,672	$2.49	0d	2	1.27mi
250 Westfield Ave W Unit 604 Roselle Park, NJ	2.0	1.0	794	$2,495	$3.14	16d	1	1.30mi
250 Westfield Ave W Apt 505 Roselle Park, NJ	2.0	1.0	787	$2,450	$3.11	16d	1	1.30mi
250 Westfield Ave W Apt 402 Roselle Park, NJ	2.0	1.0	794	$2,475	$3.12	16d	1	1.30mi
426 Willow Ave Roselle Park, NJ	2.0	1.0	—	$2,400	—	8d	1	1.31mi
111 Roosevelt St Unit 2 Roselle Park, NJ	3.0	1.0	—	$2,900	—	21d	1	1.32mi
240 W Westfield Ave Roselle Park, NJ	1.0–2.0	1.0–2.0	810	$2,925	$3.61	2d	13	1.34mi
127 Roosevelt Ave Unit 1 Cranford, NJ	2.0	1.0	—	$2,300	—	25d	1	1.35mi
119 Columbus Pl #1 Roselle Park, NJ	2.0	1.0	—	$2,650	—	25d	1	1.37mi
119 Columbus Pl #1 Roselle Park, NJ	2.0	1.0	—	$2,500	—	14d	1	1.37mi
538 Princeton Rd Linden, NJ	3.0	2.0	—	$3,500	—	25d	1	1.38mi
11 Princeton Rd Linden, NJ	3.0	1.5	1148	$3,400	$2.96	22d	1	1.43mi
54 3rd Ave Garwood, NJ	1.0–2.0	1.0	537	$2,479	$4.61	6d	3	1.46mi
513 Brooklawn Ave Unit B1 Roselle, NJ	1.0	1.0	—	$2,200	—	18d	1	1.46mi
303 West Ln Clark, NJ	3.0	2.0	—	$3,800	—	0d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $449,900 Active 42 DOM
2. 2026-06-17
   days on market $449,900 Active 41 DOM
3. 2026-06-16
   days on market $449,900 Active 40 DOM
4. 2026-06-15
   days on market $449,900 Active 39 DOM
5. 2026-06-13
   days on market $449,900 Active 37 DOM
6. 2026-06-13
   days on market $449,900 Active 36 DOM
7. 2026-06-09
   days on market $449,900 Active 33 DOM
8. 2026-06-08
   days on market $449,900 Active 32 DOM
9. 2026-06-07
   days on market $449,900 Active 31 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    days on market $449,900 Active 28 DOM
12. 2026-06-03
    days on market $449,900 Active 27 DOM
13. 2026-06-02
    days on market $449,900 Active 26 DOM
14. 2026-06-01
    days on market $449,900 Active 25 DOM
15. 2026-05-31
    days on market $449,900 Active 24 DOM
16. 2026-05-07
    listed $475,000 Active
17. 2012-10-05
    soldstatus $200,000
18. 2012-09-12
    soldstatus $200,000
19. 1976-03-01
    soldstatus $32,250

ⓘ 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: $6,501 · $542/mo
• Projected year-2 tax: $8,852 · $738/mo
• Expected delta: +$2,351/yr (+$196/mo · 36.2%)

ⓘ 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,841
• − Mortgage interest: −$25,201
• − Property taxes: −$6,501
• − Insurance: −$2,250
• − Repairs & maintenance: −$2,867
• − Management: −$2,867
• − Depreciation: −$13,088
• Taxable loss: −$16,934
• Est. tax savings @ 24.0%: +$4,064
• After-tax cash flow: $-4,685/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: Cranford Public School District
• NCES district ID: 3403570
• Math proficiency: 38% ▼ -21.00%
• Reading proficiency: 66% ▼ -10.00%
• Median HH income: $112,143
• Composite: 50.27/100
• National rank: #1887
• State rank: #87 of 472 in NJ

Livability — Cranford

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

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

+1372.9% since first listed

4 events — show timeline

• 2026-05-07 Listed $475,000 GSMLS
• 2012-10-05 Sold (Public Records) $200,000 Public Records
• 2012-09-12 Sold (MLS) $200,000 GSMLS
• 1976-03-01 Sold (Public Records) $32,250 Public Records

Property tax history

+3.2%/yr

Latest (2025): $6,501 · +6.9% YoY. Source: county tax records.