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University Heights

Newark, NJ

Neighborhood Market Analysis

Q3 2025 Report
$375,000–$380,000 (as of mid-2025)
Median Home Price
70–80 (Very walkable, especially near campus areas)
Walkability Score
Public schools are mixed; Science Park High is highly rated, others average to below average.
School Rating

Location Overview

Neighborhood Boundaries

Roughly bounded by Central Avenue to the north, Martin Luther King Jr. Blvd to the east, South Orange Avenue to the south, and Bergen Street to the west.

Zip Codes

07103

Market Data Summary

Price Range$320,000–$450,000 for most homes; some new construction and larger properties exceed $500,000
Price per Sq Ft$250–$310
Inventory LevelsLow to moderate; 3 homes sold or pending in Dec 2024; inventory in Newark up 29.7% MoM as of June 2025[3][4].

Property Characteristics

Home Types & Architecture

Home Types

TownhousesRow homesMid-rise condosMulti-family (2–4 units)Student-oriented apartments

Architectural Styles

Modern brickContemporary infillPre-war walk-ups

Property Details

Typical Lot SizesSmall urban lots (0.03–0.10 acres)
Home Age Range1920s–2020s; significant new construction since 2000s
Construction QualityMixed; older homes may need updates, but new builds and renovated units offer modern amenities.

Community Profile

Demographics & Lifestyle

Demographics

Diverse, with a large student and young professional population due to proximity to NJIT, Rutgers, Essex County College, and University Hospital.

Community Vibe

Urban, energetic, transitional; strong academic and healthcare presence.

Typical Residents

  • Students
  • Young professionals
  • Medical staff
  • Faculty
  • Some families

Family Friendly

Moderately family-friendly; more oriented to students and young professionals, but some families reside here.

Amenities & Lifestyle

Parks & Recreation

  • • Nat Turner Park
  • • West Side Park (nearby)
  • • University campus greens

Dining Options

  • • Local pizzerias
  • • Caribbean and Latin restaurants
  • • Fast-casual chains

Shopping Centers

  • • University Plaza
  • • Local bodegas
  • • Downtown Newark shopping (short walk/ride)

Local Businesses

  • • Coffee shops
  • • Ethnic eateries
  • • Convenience stores
  • • Barbershops

Education & Schools

Public schools are mixed; Science Park High is highly rated, others average to below average.
Overall School Rating

Elementary Schools

  • • Belmont Runyon School
  • • Quitman Street Community School

Middle Schools

  • • Quitman Street Community School

High Schools

  • • Science Park High School
  • • Central High School

Private Schools

  • • St. Benedict's Prep (nearby)

Transportation & Accessibility

Transit & Roads

Public Transit

  • • NJ Transit Light Rail (Warren St/NJIT, Norfolk St stations)
  • • Multiple bus lines

Major Roads

  • • Central Ave
  • • Martin Luther King Jr. Blvd
  • • South Orange Ave
  • • Bergen St

Commute & Walkability

Commute Times10–15 min to downtown Newark; 25–35 min to NYC Penn Station via PATH/NJ Transit.
WalkabilityHigh, especially for students and campus workers.
ParkingLimited street parking; some buildings offer private lots or garages.

Marketing Intelligence

Target Buyer Types

  • Investors (student housing)
  • First-time buyers
  • Young professionals
  • Medical staff

Key Selling Points

  • Walkability to campus and transit
  • Strong rental yields
  • Urban lifestyle with improving amenities

Pricing Considerations

Homes priced competitively below $400,000 move faster; renovated units command premium.

Common Objections & Response Strategies

Objection: Concerns about neighborhood safety.

Response Strategy:

Highlight campus security, recent crime declines, and active community watch programs.

Objection: Older homes need updates.

Response Strategy:

Showcase renovated properties and discuss renovation loan options.

Objection: Limited parking.

Response Strategy:

Point out buildings with private parking and proximity to public transit.

Investment Insights

Investment Potential

Appreciation Potential

Moderate; steady demand from students and medical staff supports price stability and gradual growth[1][2].

Rental Demand

Very strong, especially for student housing and short-term rentals.

Buyer Competition

Moderate; investors and first-time buyers compete for updated units.

Best For

  • Investors seeking student rentals
  • First-time buyers
  • Medical professionals

Potential Concerns

  • Older housing stock may require renovation
  • Safety perceptions
  • Limited parking

Professional Recommendations

1

Emphasize walkability and proximity to universities in all marketing.

2

Target investor networks with rental yield data and case studies.

3

Stage homes to appeal to students and young professionals.

4

Address safety concerns proactively with data and testimonials.

5

Highlight recent renovations and low-maintenance features.

6

Leverage university calendars for timing listings and open houses.

Competitive Analysis

Comparable Markets

  • Downtown Newark
  • Ironbound
  • Forest Hill

Market Positioning

Best value for investors and buyers seeking urban living with strong rental demand.

Competitive Advantages

  • Lower entry price than Ironbound or Downtown
  • Proximity to multiple universities and hospital
  • High rental yields

Price Comparison

University Heights median prices ($375k–$380k) are below Newark overall ($491k), offering affordability and upside potential[2][5].

Investment Metrics

5–7% typical for student rentals
Cap Rates
6–8% gross yields common for updated units
Rental Yields
13–16 (favorable for investors)
Price-to-Rent
Positive cash flow likely with 20% down on updated multi-family or condo units
Cash Flow
2–4% annual appreciation expected barring major market shifts
Appreciation

Buyer Journey Insights

First-Time Buyers

Affordable entry point; may need to compromise on parking or accept older finishes.

Move-Up Buyers

Limited options for larger homes; best for those seeking urban lifestyle upgrades.

Downsizers

Some modern condos appeal, but area is more youth-oriented.

Investors

Strong rental demand, especially for student housing; value-add opportunities exist.

Relocators

Attractive for medical and academic professionals seeking walkable commutes.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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