New Construction Duplex with Private
For Sale
$965,000
434 S 10th St, Newark, NJ 07103
Two-level residences combine flexible ground-floor space, designer finishes, tandem parking, and private outdoor areas.
Property Size3,456 SF
Price / SF$279.22
Days on Market27
Property Features for 434 S 10th St
General Information
Standard status
Active
Size
3,456 SF
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Public Transit
Yes
Building Details
Year Built
2026
Buildings
3
Listing Agency:
KELLER WILLIAMS CITY VIEWS REALTY
(201) 519-4739
Listed By:
OSCAR NUNEZ-PAZ · License #300194
Source:
Luminancerealty
Added: Aug 5
Changed: Aug 30
Last Checked: Aug 30 at 3:50PM
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 KELLER WILLIAMS CITY VIEWS REALTY
Investment Insights
Based on property information with market context.
This 3,456-square-foot duplex property was built in 2026 and includes two apartments, each with three bedrooms, two full bathrooms, a primary suite, oversized living areas, and a kitchen with extensive cabinetry and peninsula seating. The ground level adds an open flex area, half bathroom, tile finishes, and a two-car tandem garage. Sliding doors connect the interior to a paved patio and grassy backyard, while Juliet balconies and accent walls add further architectural detail.
Located at 434 S 10th St in Newark City, the property is positioned near major highways, airports, public transportation, and shopping. The offering includes one of three residences referenced in the property information and includes a 5 YEARS TAX ABATEMENT. The combined layout provides six bedrooms and five and a half bathrooms across the apartments and ground-level common space.
Located at 434 S 10th St in Newark City, the property is positioned near major highways, airports, public transportation, and shopping. The offering includes one of three residences referenced in the property information and includes a 5 YEARS TAX ABATEMENT. The combined layout provides six bedrooms and five and a half bathrooms across the apartments and ground-level common space.
Key Highlights
- 3,456 SF duplex property built in 2026
- Two apartments with three bedrooms and two full bathrooms each
- Six bedrooms and five and a half bathrooms in total
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
$69,063
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
7.16%
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%
$1,381,260
$1.4M
Cap Rate 7%
$986,614
$986.6K
Cap Rate 9%
$767,367
$767.4K
Market Conditions
NOI Build-Up for 3,456 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
$103.7K $30.00/SF
− Vacancy
−$5.0K −$1.45/SF
EGI
$98.7K $28.55/SF
− OpEx
−$29.6K −$8.56/SF
NOI
$69.1K $19.98/SF
Area
ZIP 07103
Vacancy
4.84%
Lease Rate
$30.00 /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%
$1,381,260
Cap Rate 7%
$986,614
Cap Rate 9%
$767,367
Alternative Uses
Best Use
Multifamily LT 5
$986.6K
$863.3K – $1.15M
NOI $69,063 @ 7.0% cap · market cap 7.16%
Second Best
Apartment 5plus
$896.8K
$784.7K – $1.05M
NOI $62,774 @ 7.0% cap · market cap 6.51%
Theoretical Best
Office A
$1.24M
$1.08M – $1.44M
NOI $86,527 @ 7.0% cap · market cap 8.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,548
Businesses Nearby
Explore this area
Business Placement
Demographics for 07103, NJ
39,439
Population
13,832
Households
2.9
Avg Household Size
30
Median Age
21%
College-Educated
81%
High-School Grad
2.2 sq mi
ZIP Area
17,927
Density / Sq Mi
$42,397
Median Household Income
$34,278
Median Earnings
$1,289
Median Rent
$259,300
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-level residences combine flexible ground-floor space, designer finishes, tandem parking, and private outdoor areas.
Where is this duplex located?
The property is located at 434 S 10th St Newark, NJ.
What is the asking price?
The asking price for this property is $965,000.
What are key features of this property?
This property features: 3,456 SF duplex property built in 2026; Two apartments with three bedrooms and two full bathrooms each; Six bedrooms and five and a half bathrooms in total
