1866 KENNEDY Blvd Unit 4A · Jersey City, NJ 07305

$275,000

2 bd · 1.0 ba · 701 sqft · Condo · 240 Days on market

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful spacious 2 bedroom condo. It features open concept design perfect for modern living. Kitchen offers plenty of cabinets for all your storage needs, while the large windows fill the home with natural light throughout the day. Each bedroom is generously sized, providing ample closet space. The building is equipped with a state of the art intercom security system ensuring peace of mind, and includes a washer and dryer room for your convenience. Near from parks, shops, schools, and public transportation. Don't miss the opportunity to make this charming property your new home or investment!

Key facts

• Open concept design
• Listed 240 days

Tags

• OPEN CONCEPT DESIGN
• WASHER AND DRYER ROOM

Property features AI

Finance

• Other: Lead paint form: Yes
• HOA & community: Hudson Property Management manages the building; Water included in the maintenance fee

Exterior

• Parking: No parking available
• Utilities: Water included in maintenance fee
• Home design: Condominium / unit; Located in Jersey City (Greenville); Between Stevens and Bergen Ave
• Construction: Brick exterior finish
• Exterior features: Brick exterior; Near shopping, bus, parks, and schools; Pets not allowed

Interior

• Kitchen: 1 kitchen
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Window A/C
• Interior features: Gas oven/range; Intercom
• Laundry & utility: Washer/dryer room (common)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $275k.

Deal economics

• At list price, monthly cash flow is $-325 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (14.3% below list).
• Recommended offer: $236k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 1.8% in Jersey City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#116 in NJ, #2,955 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, employment A+; Watch: crime F, cost of living F.
• Jersey City Public Schools (urban): math 16% / reading 38% proficiency, ranked #369 of 472 in NJ (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.6%/yr); 248 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• This rent runs 37% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hudson County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,764 (14.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.06%
• DSCR: 0.77
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.61% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: 0.11×
• Total profit: $-68,297
• Equity at exit: $41,003

10-year hold

• IRR: -30.2%
• Equity multiple: -0.28×
• Total profit: $-98,237
• Equity at exit: $23,777

Cash invested: $77,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 6 Strongly Tenant-Friendly
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City Jersey City: 6 Strongly Tenant-Friendly · D+34

Rent Control Ordinance covers buildings 4+ units pre-1986.

Methodology + full state rankings →

ZIP-level market 07305

• Rents YoY: 1.6%
• Active inventory: 248
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,358 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA est. from 4 same-building comps: −$287
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-325

Break-even live

Break-even rent $2,769

Max offer price $227,982

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Van Houten Ave Unit 33 Jersey City, NJ	1.0	1.0	700	$1,895	$2.71	24d	1	0.23mi
339 Danforth Ave Unit 1F Jersey City, NJ	1.0	1.0	600	$1,900	$3.17	24d	1	0.37mi
377 Danforth Ave Unit 4 Jersey City, NJ	1.0	1.0	525	$1,820	$3.47	7d	1	0.41mi
158 Greenville Ave Unit 1A Jersey City, NJ	2.0	1.0	700	$2,000	$2.86	24d	1	0.43mi
23 University Place Blvd Jersey City, NJ	2.0	1.0–2.0	806	$3,550	$4.40	3d	11	0.54mi
26 University Place Blvd Jersey City, NJ	2.0	1.0–2.0	808	$3,795	$4.69	2d	18	0.55mi
49 Fisk St Jersey City, NJ	1.0–2.0	1.0–2.0	783	$3,853	$4.92	15d	5	0.67mi
330 Martin Luther King Dr Unit 402 Jersey City, NJ	1.0	1.0	574	$2,500	$4.36	18d	1	0.67mi
187 Culver Ave Jersey City, NJ	1.0–2.0	1.0–2.0	934	$3,550	$3.80	2d	5	0.70mi
144 Old Bergen Rd Unit B4 Jersey City, NJ	1.0	1.0	629	$1,600	$2.54	24d	1	0.72mi
1 Mallory Ave Jersey City, NJ	1.0	1.0	437	$2,599	$5.95	17d	4	0.73mi
400 Claremont Ave Jersey City, NJ	2.0	1.0–2.0	1392	$3,525	$2.53	4d	22	0.80mi
40 Lembeck Ave Unit 202 Jersey City, NJ	2.0	1.0	750	$2,400	$3.20	7d	1	0.80mi
40 Lembeck Ave Unit 204 Jersey City, NJ	1.0	1.0	500	$2,100	$4.20	7d	1	0.80mi
74 Pollock Ave Jersey City, NJ	2.0	1.0–2.0	824	$2,950	$3.58	4d	5	0.81mi
146 Virginia Ave Apt 302 Jersey City, NJ	1.0	1.0	655	$1,795	$2.74	1d	1	0.86mi
36 Crossgate Rd Unit 1 Jersey City, NJ	2.0	1.0	550	$2,200	$4.00	24d	1	0.86mi
366 Forrest St Jersey City, NJ	1.0	1.0	600	$2,100	$3.50	7d	1	0.91mi
111 Mallory Ave Jersey City, NJ	1.0	1.0	380	$1,750	$4.61	24d	1	0.97mi
132 Yale Ave Jersey City, NJ	3.0	1.0–3.0	938	$3,995	$4.26	1d	14	0.98mi
317 Union St Unit A1 Jersey City, NJ	1.0	1.0	600	$1,895	$3.16	4d	1	1.02mi
132 Mallory Ave Jersey City, NJ	1.0	1.0	600	$2,400	$4.00	3d	1	1.02mi
252 Clerk St Unit 1 Jersey City, NJ	2.0	1.0	700	$2,000	$2.86	4d	1	1.02mi
429 Bergen Ave Jersey City, NJ	1.0–2.0	1.0–2.0	916	$2,750	$3.00	21d	1	1.03mi
16 Bennett St Jersey City, NJ	1.0–3.0	1.0–2.0	1084	$3,000	$2.77	24d	2	1.07mi
397 Union St Jersey City, NJ	3.0	1.0	731	$2,450	$3.35	24d	1	1.09mi
608 Bramhall Ave Apt 1LL Jersey City, NJ	2.0	1.0	700	$1,800	$2.57	7d	1	1.11mi
294 Clerk St Unit 1 Jersey City, NJ	1.0	1.0	600	$2,150	$3.58	7d	1	1.11mi
12 Monticello Ave Unit 3 Jersey City, NJ	2.0	1.0	750	$2,150	$2.87	24d	1	1.14mi
810 Grand St Unit 3rd Jersey City, NJ	1.0	1.0	750	$1,750	$2.33	7d	1	1.20mi
262 Clendenny Ave #6 Jersey City, NJ	1.0	1.0	609	$1,550	$2.55	2d	1	1.23mi
668 Communipaw Ave Jersey City, NJ	1.0	1.0	709	$2,274	$3.21	24d	3	1.26mi
873 Communipaw Ave Jersey City, NJ	1.0–2.0	1.0–2.0	1001	$3,375	$3.37	4d	6	1.28mi
90 Harmon St Unit 4 Jersey City, NJ	1.0	1.0	677	$1,600	$2.36	7d	1	1.31mi
568 Communipaw Ave Unit 303 Jersey City, NJ	1.0	1.0	600	$2,000	$3.33	7d	1	1.32mi
190 Chapel Ave Jersey City, NJ	1.0–3.0	1.0–2.0	1065	$3,755	$3.52	1d	26	1.33mi
41 Harmon St #4 Jersey City, NJ	2.0	1.0	750	$1,725	$2.30	1d	1	1.34mi
546 Bergen Ave Jersey City, NJ	1.0	1.0	750	$1,800	$2.40	7d	1	1.34mi
9 Bentley Ave Unit 11 Jersey City, NJ	1.0	1.0	550	$1,895	$3.45	7d	1	1.34mi
342 Randolph Ave Jersey City, NJ	2.0	1.0	600	$1,875	$3.12	7d	1	1.35mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $275,000 Active 240 DOM
2. 2026-06-17
   days on market $275,000 Active 239 DOM
3. 2026-06-16
   days on market $275,000 Active 238 DOM
4. 2026-06-15
   days on market $275,000 Active 237 DOM
5. 2026-06-13
   days on market $275,000 Active 235 DOM
6. 2026-06-13
   days on market $275,000 Active 234 DOM
7. 2026-06-09
   days on market $275,000 Active 231 DOM
8. 2026-06-08
   days on market $275,000 Active 230 DOM
9. 2026-06-07
   days on market $275,000 Active 229 DOM
10. 2026-06-04
    days on market $275,000 Active 226 DOM
11. 2026-06-03
    days on market $275,000 Active 225 DOM
12. 2026-06-02
    days on market $275,000 Active 224 DOM
13. 2026-06-01
    days on market $275,000 Active 223 DOM
14. 2026-05-31
    days on market $275,000 Active 222 DOM
15. 2026-04-07
    price $275,000
16. 2026-01-28
    price $285,000
17. 2025-10-22
    listed $300,000 Active
18. 2014-06-02
    historical
19. 2013-05-10
    listed $110,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,292
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,263
• − Management: −$2,263
• − HOA: −$3,444
• − Depreciation: −$8,000
• Taxable loss: −$8,583
• Est. tax savings @ 24.0%: +$2,060
• After-tax cash flow: $-1,839/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Jersey City Public Schools
• NCES district ID: 3407830
• Math proficiency: 16% ▼ -17.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $58,431
• Composite: 24.43/100
• National rank: #7678
• State rank: #369 of 472 in NJ

Livability — Jersey City

• Score: 77/100
• State rank: #116
• US rank: #2955

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A+ Housing A- Health & safety A- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jersey City, NJ
• County: Hudson County · 718,323 people
• City population: 294,078
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 72,161
• Household income: $76,527
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 4975.0

Population outlook (Hudson County) Hauer SSP2

• Today (2025): 771,834 people
• By 2030: 818,028 · +6.0%
• By 2040: 907,866 · +17.6%
• By 2050: 994,480 · +28.8%
• By 2075: 1,163,301 · +50.7%
• By 2100: 1,254,703 · +62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 40% Hispanic / Latino 27% Asian 15% Two or more races 13% White 12%
• Hispanic origin (detail): Puerto Rican 11% Dominican 9%
• Common ancestry: Swedish 1% Hispanic 1% Romanian 1%
• Foreign-born: 33% · Canada, China, Jamaica
• Languages at home: 58% English-only · Spanish 21% Tagalog/Filipino 7% Arabic 3%

Political lean MEDSL · Hudson

• 2024 margin: Strong D (+28.1) · D 62.6% · R 34.6% · Other 2.8%
• 2008→2024 swing: -18.7pp toward R · 2008: 46.7pp · 2024: 28.1pp
• All cycles: 2024: D+28.1 2020: D+46.2 2016: D+51.8 2012: D+55.7 2008: D+46.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -181.89%
• Current HPI: 299.991
• Rent YoY: ▲ 1.61%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
▸Consumer Goods	3	$31B
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+150.0% since first listed

5 events — show timeline

• 2026-04-07 Price Changed $275,000 HCMLS
• 2026-01-28 Price Changed $285,000 HCMLS
• 2025-10-22 Listed $300,000 HCMLS
• 2014-06-02 Listing Removed — HCMLS
• 2013-05-10 Listed $110,000 HCMLS