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    Spacious Top-Floor Newark Condominium Title is generated by Realmo AI

    776 N 6th Street #C12, Newark, NJ 07107

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    For Sale
    $280,000

    Well-maintained two-bedroom condo near Branch Brook Park.

    Type:Condominium
    Property size:
    990 SF
    Price / SF:
    $282/SF
    Added:
    Aug 24, 2025
    Days on Market:
    277
    Last Refresh:
    May 19 at 9:05 pm

    Property Features for 776 N 6th Street #C12

    General Information

    Standard status
    Active
    Size
    990 SF
    Property subtype
    Condominium

    Building Details

    Year Built
    1990

    We can help!

    Listing Contact
    Frances M Gratacos

    Listing agent Frances M Gratacos License #3482882

    Listing office Weichert Realtors-Toms River

    Listing date Aug 24, 2025

    Source Kw

    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 Weichert Realtors-Toms River

    HighLights

    • Prime location near Branch Brook Park, transportation, highways, restaurants, and shopping, with easy access to NYC.
    • Move‑in ready condition with recent updates including a rebuilt balcony, new A/C units, ceiling fan, and stainless‑steel stove.
    • Spacious two‑bedroom layout with open concept living and dining area, ideal for entertaining.
    • In‑unit laundry room, ample closet space, and private balcony.
    • Includes one assigned parking space and a dedicated storage area.
    • Top‑floor unit (3rd floor) offering an abundance of natural light.

    Overview

    This well-maintained, spacious two-bedroom condominium is located in the North Newark area on the Belleville border. Situated on the top (3rd) floor, the residence features an abundance of natural light and a comfortable layout. The property includes two generously sized bedrooms, a charming kitchen, a full bathroom, and an open-concept living and dining area. Additional features include an in-unit laundry room, ample closet space, and a private balcony. The unit also comes with one assigned parking space and a dedicated storage area. Recent updates include a newly rebuilt balcony, new built-in A/C units in both bedrooms, a new ceiling fan in the dining room, and a new stainless-steel stove. The property is conveniently located just minutes from Branch Brook Park, renowned for its annual Cherry Blossom Festival, and offers easy access to train and bus transportation, major highways, restaurants, shopping, and a swift commute to New York City. The property is a 990 square foot residential income property and multifamily property.

    Financial Insights

    Value Estimation Calculated for Apartment 5plus

    Conservative
    $168.6K
    NOI $15,176 @ 9.00% cap · cautious / downside scenario
    Moderate
    $216.8K
    NOI $15,176 @ 7.00% cap · market / base-case scenario
    Aggressive
    $303.5K
    NOI $15,176 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Apartment 5plus

    Component $ $/SF
    Gross rent $29.1k $29.40
    − Vacancy −$1.5k −$1.53
    EGI $27.6k $27.87
    − OpEx −$12.4k −$12.54
    NOI $15.2k $15.33
    990 SF · lease $29.40/SF/yr · vacancy 5.20% · expense 45.00%

    Alternative Use Scenarios

    Best Use
    Apartment 5plus
    $216.8K
    $189.7K – $252.9K (±1% cap)
    NOI $15,176 @ 7.0% cap · market cap 5.42%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $387.3K
    $338.9K – $451.8K (±1% cap)
    NOI $27,110 @ 7.0% cap · market cap 9.68%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Newark
    County
    Essex
    State
    New Jersey
    Longitude
    -74.178086
    Latitude
    40.776007

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    FAQs

    What type of property is this?
    Apartment building - Well-maintained two-bedroom condo near Branch Brook Park.
    Where is this apartment building located?
    The property is located at 776 N 6th Street #C12 Newark, NJ.
    What is the asking price?
    The asking price for this property is $280,000.
    What are key features of this property?
    This property features: Prime location near Branch Brook Park, transportation, highways, restaurants, and shopping, with easy access to NYC.; Move‑in ready condition with recent updates including a rebuilt balcony, new A/C units, ceiling fan, and stainless‑steel stove.; Spacious two‑bedroom layout with open concept living and dining area, ideal for entertaining.
    (732) 240-0500
    We can help!
    Listing Contact
    Frances M Gratacos
    Real Estate License ID: 3482882
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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