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Irvington is one of the few towns left in Essex County where a two to four unit building still trades under $500,000. That gap is closing fast. Understanding why it exists, and what it means for your return, matters before you write an offer. Market Snapshot Duplexes and small multifamily conversions make up nearly 40 percent of Irvington's total housing stock, the single most common property type in the township. Median home values have appreciated roughly 12 percent over th

How long does it take to sell a house in East Orange right now? The data shows two different markets. Single family homes sit at just 3.45 months of supply, a strong seller's market with fast moving demand. Multifamily tells a different story at 7.2 months of supply, giving buyers more leverage and more room to negotiate. See the full breakdown by property type, and what it means if you're pricing to sell in either category right now.

How long does it take to sell a house in Newark right now? The data says just under five months of supply for single family homes and 4.75 months for multifamily, putting Newark in a balanced market with a slight edge to sellers. Priced correctly, homes are moving inside that window. Priced wrong, they sit and chase the market down. See the full single family and multifamily breakdown, plus what it means for your specific property.

Most offers on Newark multi family fall apart for one reason. The buyer ran the seller's numbers instead of their own. The asking price comes with a story. The real return comes from underwriting the building yourself, line by line, before you write the offer. Here is how I walk through a 2 to 4 unit deal in Newark. Real rents, full reserves, local risk priced in, and an offer built from your return, not their ask.