132 Chester Ave · Newark, NJ 07104

$265,000

6 bd · 2.0 ba · 1,106 sqft · SingleFamily public records · 41 Days on market

Built 1890 963 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great price for a non condo option. 3 bed 1 bath, 1/2 duplex home, Hardwood floors.. Charming home.. a must see

Key facts

• Listed 40 days

Property features AI

Finance

• Financial info: Annual tax amount: $1,956

Exterior

• Home design: Residential duplex
• Construction: Aluminum siding
• Exterior features: No pool

Interior

• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Natural gas heating; No central cooling
• Interior features: No fireplace; Unfinished basement

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.0% in Newark — 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 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.
• Newark Public School District (urban): math 9% / reading 26% proficiency, ranked #452 of 472 in NJ (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.2%/yr); 51 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 3,364 units permitted in Essex County in 2024 (2,551 in 5+ unit buildings).
• At $3,451/mo this rent would consume 77% of the median local household income ($54k/yr) (locally 4024% 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 $2k of loan paydown is wiped out by about $8k 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 + 5.2% rent growth), your $74k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 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 $136k; list at $265k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $257,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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: 1.30% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.19%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.15% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.44×
• Total profit: $32,340
• Equity at exit: $39,512

10-year hold

• IRR: 21.4%
• Equity multiple: 2.99×
• Total profit: $147,833
• Equity at exit: $22,912

Cash invested: $74,200 (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 07104

• Home prices YoY: -28.7%
• Rents YoY: 5.2%
• Active inventory: 51
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,451 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$163 /mo · $1,956/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$725
• Net cashflow: $1,063

Break-even live

Break-even rent $2,105

Max offer price $265,000

Occupancy floor 64%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Springdale Ave Unit 1 Newark, NJ	7.0	2.0	1200	$3,495	$2.91	24d	1	1.24mi
33 Springdale Ave Unit 1 Newark, NJ	7.0	2.0	1200	$3,495	$2.91	17d	1	1.24mi

Listing history 23 events

1. 2026-06-18
   days on market $265,000 Active 41 DOM
2. 2026-06-17
   days on market $265,000 Active 40 DOM
3. 2026-06-16
   days on market $265,000 Active 39 DOM
4. 2026-06-15
   days on market $265,000 Active 38 DOM
5. 2026-06-13
   days on market $265,000 Active 36 DOM
6. 2026-06-13
   days on market $265,000 Active 35 DOM
7. 2026-06-09
   days on market $265,000 Active 32 DOM
8. 2026-06-08
   days on market $265,000 Active 31 DOM
9. 2026-06-07
   days on market $265,000 Active 30 DOM
10. 2026-06-04
    days on market $265,000 Active 27 DOM
11. 2026-06-03
    days on market $265,000 Active 26 DOM
12. 2026-06-02
    pricedays on market $265,000 Active 25 DOM

    Show marketing remark (112 chars)

    Great price for a non condo option. 3 bed 1 bath, 1/2 duplex home, Hardwood floors.. Charming home.. a must see

13. 2026-06-01
    days on market $275,000 Active 24 DOM
14. 2026-05-31
    days on market $275,000 Active 23 DOM
15. 2026-05-16
    listed $275,000 Active 76-char remark

    Show marketing remark (112 chars)

    Great price for a non condo option. 3 bed 1 bath, 1/2 duplex home, Hardwood floors.. Charming home.. a must see

16. 2026-05-08
    historical $275,000 76-char remark

    Show marketing remark (112 chars)

    Great price for a non condo option. 3 bed 1 bath, 1/2 duplex home, Hardwood floors.. Charming home.. a must see

17. 2026-05-08
    listed $275,000 Active 73-char remark

    Show marketing remark (112 chars)

    Great price for a non condo option. 3 bed 1 bath, 1/2 duplex home, Hardwood floors.. Charming home.. a must see

18. 2020-06-09
    soldstatus $136,500
19. 2013-08-15
    soldstatus $28,000
20. 2013-07-19
    soldstatus $30,000
21. 1997-12-17
    soldstatus $57,000
22. 1994-03-01
    soldstatus $27,500
23. 1985-03-01
    soldstatus $22,000

ⓘ 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: $1,956 · $163/mo
• Projected year-2 tax: $4,277 · $356/mo
• Expected delta: +$2,321/yr (+$193/mo · 118.7%)

ⓘ 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 ≥99°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: $41,410
• − Mortgage interest: −$14,844
• − Property taxes: −$1,956
• − Insurance: −$1,325
• − Repairs & maintenance: −$3,313
• − Management: −$3,313
• − Depreciation: −$7,709
• Taxable income: $8,950
• Est. tax owed @ 24.0%: −$2,148
• After-tax cash flow: $10,609/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: Newark Public School District
• NCES district ID: 3411340
• Math proficiency: 9% ▼ -17.00%
• Reading proficiency: 26% ▼ -10.00%
• Median HH income: $33,891
• Composite: 14.24/100
• National rank: #9449
• State rank: #452 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

• Census place: Newark, NJ
• County: Essex County · 825,405 people
• City population: 310,602
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 52,266
• Household income: $53,978
• Rent vs Own: 71.6% rent · 28.4% own
• Severe rent burden: 4024.0

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 Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Black 22% Two or more races 19% White 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 29% Cuban 2% Dominican 14%
• Common ancestry: Estonian 1% Hispanic 1% Russian 1%
• Foreign-born: 30% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 56% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -128.59%
• Current HPI: 320.144
• Rent YoY: ▲ 5.15%
• 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

+1104.5% since first listed

11 events — show timeline

• 2026-06-02 Price Changed $265,000 GSMLS
• 2026-06-02 Price Changed $265,000 NJMLS
• 2026-05-16 Listed $275,000 GSMLS
• 2026-05-08 Coming Soon $275,000 GSMLS
• 2026-05-08 Listed $275,000 NJMLS
• 2020-06-09 Sold (Public Records) $136,500 Public Records
• 2013-08-15 Sold (Public Records) $28,000 Public Records
• 2013-07-19 Sold (MLS) $30,000 GSMLS
• 1997-12-17 Sold (Public Records) $57,000 Public Records
• 1994-03-01 Sold (Public Records) $27,500 Public Records
• 1985-03-01 Sold (Public Records) $22,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,956 · +5.2% YoY. Source: county tax records.