Duplex with Unfinished
For Sale
$649,900
285 Amherst St, East Orange, NJ 07018
Two residential units offer separate utilities, flexible occupancy, and convenient access to transportation, shopping, dining, schools, and major roadways.
Property Size2,486 SF
Days on Market21
Property Features for 285 Amherst St
General Information
Standard status
Active
Size
2,486 SF
Property subtype
Multi Family Home
Units
Unit Mix
3BR/1BA, 5BR/2BA
Multifamily Units
2
Building Details
Building Size
2,486 SF
Year Built
1930
Buildings
1
Units
2
Listing Agency:
Coldwell Banker Realty
(201) 767-0550
Listed By:
Fernando A. Encarnacion
Source:
Betterhomerealestate
Added: Aug 12
Changed: Aug 31
Last Checked: Aug 31 at 5:11PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Coldwell Banker Realty
Investment Insights
Based on property information with market context.
Built in 1930, this two-family residential property includes separate utilities and a total of 8 bedrooms and 3 full bathrooms. The first unit contains 3 bedrooms and 1 full bathroom, while the second provides 5 bedrooms and 2 full bathrooms. An unfinished basement adds storage space, and the backyard provides outdoor area. The property is being sold as-is.
The home is located on Amherst St in East Orange City, near transportation, shopping, dining, schools, and major roadways. Its two-unit layout supports a range of residential ownership arrangements, including investor, owner-occupant, and multigenerational use, as identified in the property information.
The home is located on Amherst St in East Orange City, near transportation, shopping, dining, schools, and major roadways. Its two-unit layout supports a range of residential ownership arrangements, including investor, owner-occupant, and multigenerational use, as identified in the property information.
Key Highlights
- Two‑family duplex with 8 bedrooms and 3 full bathrooms
- Unit mix includes 3 bedrooms and 1 full bathroom plus 5 bedrooms and 2 full bathrooms
- Separate utilities for the two residential units
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$41,606
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.40%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$832,120
$832.1K
Cap Rate 7%
$594,371
$594.4K
Cap Rate 9%
$462,289
$462.3K
Market Conditions
NOI Build-Up for 2,486 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$63.5K $25.56/SF
− Vacancy
−$4.1K −$1.65/SF
EGI
$59.4K $23.91/SF
− OpEx
−$17.8K −$7.17/SF
NOI
$41.6K $16.74/SF
Area
Essex County, NJ
Vacancy
6.46%
Lease Rate
$25.56 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$832,120
Cap Rate 7%
$594,371
Cap Rate 9%
$462,289
Alternative Uses
Best Use
Multifamily LT 5
$594.4K
$520.1K – $693.4K
NOI $41,606 @ 7.0% cap · market cap 6.40%
Second Best
Apartment 5plus
$546.1K
$477.9K – $637.2K
NOI $38,230 @ 7.0% cap · market cap 5.88%
Theoretical Best
Office A
$649.1K
$568.0K – $757.3K
NOI $45,440 @ 7.0% cap · market cap 6.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,849
Businesses Nearby
Explore this area
Business Placement
Demographics for 07018, NJ
30,429
Population
13,107
Households
2.3
Avg Household Size
36
Median Age
25%
College-Educated
86%
High-School Grad
1.7 sq mi
ZIP Area
17,899
Density / Sq Mi
$59,039
Median Household Income
$39,630
Median Earnings
$1,410
Median Rent
$314,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two residential units offer separate utilities, flexible occupancy, and convenient access to transportation, shopping, dining, schools, and major roadways.
Where is this duplex located?
The property is located at 285 Amherst St East Orange, NJ.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: Two‑family duplex with 8 bedrooms and 3 full bathrooms; Unit mix includes 3 bedrooms and 1 full bathroom plus 5 bedrooms and 2 full bathrooms; Separate utilities for the two residential units
