Homebuyer due-diligence report
214 Wynstead Terrace, Cranford NJ 07016
18 Aug 2026 · asking $585,000
Composite sample. An anonymized illustrative single-family sample: the property, identifiers and figures are fictitious, and live record links are removed.
Buyer decision
- 1 medium-severity finding(s) must be verified.
- Insurance is a labelled estimate until the buyer obtains a quote.
Listing and public-record contradictions
- medium
Listing says 2,300 sq ft; assessor says 1,780
The listing states 2,300 sq ft against the assessor's 1,780 — a difference of 29%. Do not let anyone model off the larger figure: price per square foot, rent per square foot and any renovation budget all change materially with it. The assessor's measurement is the one to underwrite on.
Verify: The assessor's property record card, including how finished basement and attic area is treated.; An appraisal or a measured floor plan, if the difference is material to the price.
Evidence
- listing.sqft
- 2,300
- assessor.sqft
- 1,780
- deviationPct
- 0.2921
SourcesMLS 3987412NJParcels — Cranford Block 0002 Lot 0002
Property and renovation chronology
The parcel has 2 recorded events, 1 of them completed sale, against 2 construction permits on the same timeline. Permit records alone do not explain a price change; missing permits do not rule out unpermitted work or work that did not require a permit.
| Date | Event | Price |
|---|---|---|
| 12 May 2011 | Sold | $365,000 |
| 3 Jun 2019 | Alteration permit Kitchen alteration and electrical upgrade. | $14,500 |
| 19 Apr 2022 | Roofing permit Full roof replacement. | $9,800 |
| 20 Jul 2026 | Listed | $585,000 |
The markup, and how long it took
Sold for $365,000 on 12 May 2011 and relisted at $585,000 on 20 Jul 2026 — a $220,000 markup (+60.3%) in 5548 days.
Public-record status
The listing and the assessor agree on the unit count at 1 unit. Whether a certificate of occupancy exists is unestablished — the permit source was not confirmed to report certificates, so its silence proves nothing either way. Do not model off the listing's square footage of 2,300 — the assessor records 1,780 sq ft.
True ownership cost
Assumes a 30-year amortizing mortgage at 6.50% and 80% LTV (buyer planning defaults).
Current monthly
$4,529
Gross $4,529
Projected monthly
$4,529
Gross $4,529
Conservative monthly
$4,793
Gross $4,793
Cash to close
Closing cash $134,550
With lender reserves $146,674
Risks outside a normal inspection
No finding in this category was established.
Prioritized action plan
Property taxes affect your monthly ownership cost and affordability. A stale or derived figure can make the home look more or less affordable than it is.
How to verify: Confirm the current year's bill with the municipal tax collector, and ask whether an added assessment or a revaluation is pending on the parcel.
No public source quotes a premium, so this report estimates one. An older building in a dense urban market can cost more to insure than the estimate, changing your monthly ownership cost and affordability.
How to verify: Get a written quote from a carrier that will actually write the risk, for the building's real age, construction and unit count.
Listing says 2,300 sq ft; assessor says 1,780
The listing states 2,300 sq ft against the assessor's 1,780 — a difference of 29%. Do not let anyone model off the larger figure: price per square foot, rent per square foot and any renovation budget all change materially with it. The assessor's measurement is the one to underwrite on.
Resolve: The assessor's property record card, including how finished basement and attic area is treated.; An appraisal or a measured floor plan, if the difference is material to the price.
Ask: Local assessor or tax office
When: Before the inspection, title, or attorney-review contingency expires
The current tax bill against a live assessor feed.
Property taxes affect your monthly ownership cost and affordability. A stale or derived figure can make the home look more or less affordable than it is.
Resolve: Confirm the current year's bill with the municipal tax collector, and ask whether an added assessment or a revaluation is pending on the parcel.
Ask: Local assessor or tax office
When: Before the inspection, title, or attorney-review contingency expires
A bindable insurance quote.
No public source quotes a premium, so this report estimates one. An older building in a dense urban market can cost more to insure than the estimate, changing your monthly ownership cost and affordability.
Resolve: Get a written quote from a carrier that will actually write the risk, for the building's real age, construction and unit count.
Ask: Property-insurance broker
When: Before the inspection, title, or attorney-review contingency expires
Sources and explicit unverified items
Still unverified
- The current tax bill against a live assessor feed.
- A bindable insurance quote.
- 1.NJParcels — Cranford Block 0002 Lot 0002 · retrieved 15 Aug 2026
- 2.MLS 3987412 · retrieved 15 Aug 2026
- 3.NJ construction-permit database · retrieved 15 Aug 2026
This report does not replace a property inspection, title search, insurance review, or legal review. Market research and financial modelling, not investment advice. Every figure here needs verifying against primary documents before you commit — particularly the certificate of occupancy, the rent control status and the current tax bill.
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