Based on today's NJMLS "Revised 3&4 fam no oil no flood" saved search (DOM 0–1, last 48 hours), there are 7 qualifying listings—four 2-families and three 3-families. Today's inventory continues the Q4 2025 / early 2026 pattern: overpriced listings relative to current debt costs, with only two deals offering positive cash flow potential at 25% down / 6% interest, and average cap rates tracking below 5%.🎯 TOP VALUE PLAY
🏆 #1: BLOOMFIELD — 2 Units — $649,900
214 Ashland Avenue | MLS# 25043978 | DOM: 0
The Setup
Estate sale, sold strictly AS-IS. Two-family with both units occupied (two 3BR units). Features finished basement, detached garage, large yard, and exclusive 4-car driveway. Minutes from NJ Transit for NYC commute. Quick closing preferred by estate. Pre-1900 construction.
The Numbers
• Asking: $649,900 • Units: 2 • $/Unit: $324,950 • Year Built: Pre 1900 • Lot Size: 8,346 SF • Taxes: $14,658/yr • Est. Monthly Rent: $5,800 ($2,900/unit for 3BR) • Est. Annual Gross: $69,600 • GRM: 9.3 • NOI (45% expenses): $38,280 • Cap Rate: 5.9% • Cash-on-Cash (25% down, 6%): 2.5%
The Angle
Estate sale with quick close preference creates negotiation leverage. Both units occupied provides immediate cash flow. Large lot and driveway add value.
The Risk
AS-IS condition—likely needs deferred maintenance. Pre-1900 construction may hide expensive systems issues (plumbing, electric, foundation). High taxes erode returns.
The Play
Pursue aggressively at $575-600K with inspection contingency and $40K capital reserve. Estate motivation + AS-IS condition = 15-20% discount opportunity if structural/systems check out.📊 POSITIVE CASH FLOW OPPORTUNITY
#2: PATERSON — 3 Units — $975,000
32 Elm | MLS# 26000211 | DOM: 0
The Setup
Fresh listing in downtown Paterson. 3-family with each unit featuring 4BR/2BA—rare large-format units. All three units fully rented. Walk-out basement and good-sized backyard.
The Numbers
• Asking: $975,000 • Units: 3 • $/Unit: $325,000 • Year Built: 1900-1939 • Building SF: 2,616 • Lot Size: 2,500 sq ft • Taxes: $11,194/yr • Est. Monthly Rent: $8,400 ($2,800/unit for 4BR) • Est. Annual Gross: $100,800 • GRM: 9.7 • NOI (45% expenses): $55,440 • Cap Rate: 5.7% • Cash-on-Cash (25% down, 6%): 1.8%
The Angle
Oversized 4BR units command premium rents in Paterson market. Large families and multi-generational households create stable tenant demand.
The Risk
High per-unit cost ($325K) for Paterson. Verify all three units are legal and rent roll is accurate.
The Play
Worth watching. Cap rate is thin but 4BR units reduce turnover. Request rent roll and verify tenant payment history before proceeding.⛔ WATCH LIST / THIN MARGINS
#3: CLIFTON — 4 Units — $1,199,000
14 Wilson | MLS# 26000206 | DOM: 0
Seller reports Net Op Inc of $88,200 and Cap Rate of 7.35%—if accurate, this is the strongest return in today's batch. But 14% expense ratio is highly unusual (industry standard is 40-50%). Worth pursuing if seller's numbers validate with full expense documentation and rent roll.
• Verdict: WATCH—verify seller's NOI claim before proceeding. If expenses normalize, returns compress significantly.
#4: BLOOMFIELD — 2 Units — $945,000
81 Berkeley Avenue | MLS# 25043686 | DOM: 0
Rare 5BR upper unit with 3BR lower (renting $2,700/mo). High taxes ($15,464) crush cash flow. Cap rate 4.3%, CoC -2.6%. Only viable if owner-occupying the 5BR unit.
• Verdict: PASS for pure investment. Owner-occupy opportunity only.
#5: HACKENSACK — 2 Units — $849,900
69 Ross Avenue | MLS# 25043592 | DOM: 0
Fully renovated, both units vacant. Oversized lot (11,252 SF). High taxes ($14,134). Cap rate 4.8%, CoC -1.8%. Worth pursuing if negotiated to $775K.
• Verdict: WATCH—overpriced by $75-100K for current returns.
#6-7: Remaining properties
Garfield ($825K) and Englewood ($1,000K) both show negative cash-on-cash even with full stabilization. Garfield requires 3-6 month conversion from single to multi-family. Englewood pricing is 50% over market—seller testing the water.🎬 TODAY'S MARKET SNAPSHOT
Today's DOM 0-1 inventory (7 listings) reflects a softer weekend with fewer new properties compared to Thursday's 10-listing batch. The pattern remains consistent: compressed cap rates and negative leverage dominate, with only two properties delivering positive cash-on-cash at 25% down / 6% debt.
• Best value: Bloomfield's 214 Ashland—5.9% cap, estate sale with strong negotiation potential, occupied units provide immediate income. • Best stabilized income: Paterson's 32 Elm—5.7% cap, rare 4BR units, all three units occupied with premium rents. • Biggest red flag: Clifton's 14 Wilson—seller claims 7.35% cap rate but expense breakdown doesn't align with industry standards.
For investors deploying capital now, the two highlighted deals (#1 and #2) offer genuine positive returns with manageable risk profiles. The remaining five properties require creative financing, owner-occupancy strategies, or 15-25% price reductions to make economic sense.
The message is clear: be patient, negotiate aggressively, and demand full documentation. Motivated sellers (estates, relocations) remain your best opportunities in this rate environment.