In Essex County, New Jersey (Essex County, NJ metro), 1–4 unit investment properties carry an average effective property tax rate of 2.42% and landlord hazard insurance averaging $640 per $100K of coverage. At a median 1–4 unit acquisition price of $545,000 and Form 1007 market rent of $4,150/mo, a 75% LTV DSCR loan models at 1.03x DSCR ($4,041/mo total PITIA).
Statutory county assessor periodic revaluation; underwriters use post-acquisition projected tax bill (typically 85%–100% of purchase price × county millage rate).
Newark / Montclair 2–4 Unit Transit Corridor
Standard county deed recording & nominal transfer fee ($50–$350 flat or ≤0.20% of consideration).
Underwrite post-acquisition tax bill using county millage calculator to prevent Year-2 escrow shortage.
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