718 W Side Ave · Jersey City, NJ 07306

$899,900

6 bd · 4.5 ba · 4,400 sqft · MultiFamily · 159 Days on market

Good condition 2,178 sqft lot Garage $205/sqft · 28% below area Est $1.244M · 28% under

---

Why this score? — see what drove the C- 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +3.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Mixed-Use Investment Opportunity - Prime Jersey City Location Exceptional value-add mixed-use investment featuring three units consisting of one street-level retail space and two spacious residential apartments. The commercial storefront offers approximately 1,100 square feet, 1.5 bathrooms, excellent street visibility, storefront access, and rear yard access. Previously operated as a juice bar and approved for a RETAIL LOCATION (buyer to perform their own due diligence regarding zoning and permitted uses). The residential component consists of two 3-bedroom, 1-bath condos, both currently occupied on month-to-month leases, providing immediate cash flow with substantial upside potential.

Key facts

• Natural gas heat
• Maintained roof
• 2,178 sq ft lot

Tags

• PRIME JERSEY CITY LOCATION
• HUGE WALKOUT BASEMENT
• SEPARATE UTILITIES AND METERS
• NATURAL GAS HEAT
• CENTRAL AIR IN RETAIL SPACE
• MAINTAINED ROOF

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.5-bath units multifamily listed at $900k. Condition is rated good.
• This rent per unit runs 44% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive. Per door: $114/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $830k (7.7% below list).
• Recommended offer: $792k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 2.1% 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.
• Zoned schools: Dr. Charles P. Defuccio School (math 8% / reading 22%, grade F, #1,124 of 1,303 statewide, top 88%, 302 students, 58% FRL); Academy I (math 60% / reading 76%, grade A-, #14 of 431 statewide, top 3%, 403 students, 46% FRL); Lincoln High School (math 4% / reading 25%, grade F, #389 of 399 statewide, top 98%, 942 students, 62% FRL).
• Market conditions: Rents rising (+2.6%/yr); 420 active listings in the ZIP; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k 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 159 days — a 12% lower offer ($792k) is reasonable based on typical stale-listing flexibility.

Recommended offer $791,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $1,244,069
• List price: $899,900
• Delta: -27.66%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 W Side Ave	0.01mi	6/1.0	4,400 (0%)	1mo	$9,000,000	$2,045	85
—	0.65mi	6/4.0	4,300 (-2%)	1mo	$835,000	$194	63
2474 John F. Kennedy Blvd Unit 2C	0.24mi	5/3.5 (-1)	4,014 (-9%)	24mo	$560,000	$140	45
538 BERGEN Ave	0.45mi	6/3.5	4,000 (-9%)	19mo	$1,250,000	$313	44
20 ELIZABETH St	1.05mi	6/4.0	3,900 (-11%)	3mo	$1,775,000	$455	41
45 Saint Pauls Ave Apt 2L	1.44mi	5/4.5 (-1)	4,020 (-9%)	14mo	$775,451	$193	34
225 Morris Blvd Unit 901	1.31mi	5/4.0 (-1)	4,110 (-7%)	17mo	$1,165,000	$283	33
177 Roosevelt Ave Unit 1ST	0.61mi	6/3.5	3,829 (-13%)	16mo	$790,000	$206	32
613 Forrest St Unit 601	0.73mi	5/5.0 (-1)	4,772 (+8%)	22mo	$990,000	$207	27
20 Concord St	1.41mi	5/3.0 (-1)	3,350 (-24%)	4mo	$1,250,000	$373	25
21 Christopher Columbus Dr	1.27mi	5/3.5 (-1)	3,890 (-12%)	15mo	$1,300,000	$334	24
17 Crescent Ave Unit 1	0.69mi	5/4.0 (-1)	3,707 (-16%)	25mo	$3,450,000	$931	16

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.65% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-126,883
• Equity at exit: $134,178

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-93,874
• Equity at exit: $77,807

Cash invested: $251,972 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 2 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 07306

• Rents YoY: 2.6%
• Active inventory: 420
• Price-to-rent: 27.1×

Monthly cashflow live

• Estimated rent: $8,304 high
• Mortgage (P&I): −$4,719
• Tax est. 1.5%: −$1,125 /mo · $13,498/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,744
• Net cashflow: $341

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$8,304
Total (3 units)			$8,304

Break-even live

Break-even rent $7,872

Max offer price $899,900

Occupancy floor 91%

Sensitivity live

Price	-10% $963	-5% $652	+0% $341	+5% $30	+10% $-281
Rent	-10% $-315	-5% $13	+0% $341	+5% $669	+10% $997
Rate	-1.0pp $794	-0.5pp $570	base $341	+0.5pp $108	+1.0pp $-129

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: $224,975
• Closing costs: $26,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
722 W Side Ave Unit 1 Jersey City, NJ	3.0	1.0	—	$2,600	—	10d	1	0.03mi
722 W Side Ave Unit 2 Jersey City, NJ	3.0	1.0	1100	$2,250	$2.05	165d	1	0.03mi
148 Kensington Ave Apt 206 Jersey City, NJ	1.0	1.0	2	$1,345	$672.50	0d	1	0.03mi
138 Kensington Ave #1 Jersey City, NJ	2.0	1.0	1100	$2,495	$2.27	14d	1	0.06mi
138 Kensington Ave #1 Jersey City, NJ	2.0	1.0	1200	$2,495	$2.08	18d	1	0.06mi
743 W Side Ave Unit 2 Jersey City, NJ	1.0	1.0	—	$1,700	—	86d	1	0.07mi
134 Kensington Ave #2 Jersey City, NJ	2.0	1.0	790	$2,000	$2.53	3d	1	0.07mi
131 Kensington Ave Unit A3 Jersey City, NJ	1.0	1.0	700	$1,900	$2.71	140d	1	0.07mi
131 Kensington Ave Unit A3 Jersey City, NJ	1.0	1.0	700	$1,900	$2.71	148d	1	0.07mi
749 W Side Ave Jersey City, NJ	3.0	1.0	—	$1,950	—	6d	1	0.08mi
194 Kensington Ave #101 Jersey City, NJ	1.0	1.0	365	$1,500	$4.11	116d	1	0.09mi
145 Delaware Ave Unit 2 Jersey City, NJ	2.0	1.0	—	$2,600	—	128d	1	0.09mi
117 Kensington Ave #103 Jersey City, NJ	3.0	2.0	1600	$4,200	$2.62	37d	1	0.10mi
117 Kensington Ave #103 Jersey City, NJ	3.0	2.0	1600	$4,200	$2.62	10d	1	0.10mi
164 Delaware Ave Jersey City, NJ	2.0	1.0	800	$1,895	$2.37	17d	1	0.10mi
164 Delaware Ave Jersey City, NJ	2.0	1.0	800	$1,895	$2.37	10d	1	0.10mi
38A Gautier Ave Apt 304 Jersey City, NJ	1.0	1.0	602	$1,795	$2.98	6d	1	0.11mi
765 W Side Ave Unit 2 Jersey City, NJ	2.0	1.0	900	$2,100	$2.33	86d	1	0.11mi
184 Fairview Ave Unit 1BR Jersey City, NJ	1.0	1.0	500	$1,795	$3.59	23d	1	0.12mi
184 Fairview Ave Unit 1BR Jersey City, NJ	1.0	1.0	500	$1,795	$3.59	10d	1	0.12mi
184 Fairview Ave Unit 1BR Jersey City, NJ	1.0	1.0	—	$1,795	—	75d	1	0.12mi
2 Apollo St Unit 2 Jersey City, NJ	3.0	1.0	—	$2,500	—	6d	1	0.12mi
221 Jewett Ave Unit 2 Jersey City, NJ	3.0	1.0	—	$2,200	—	119d	1	0.12mi
171 Delaware Ave Jersey City, NJ	2.0	1.0	800	$1,800	$2.25	124d	1	0.13mi
171 Delaware Ave Unit 11 Jersey City, NJ	2.0	1.0	750	$1,800	$2.40	128d	1	0.13mi
169 Fairview Ave Unit 1 Jersey City, NJ	1.0	1.0	600	$1,500	$2.50	133d	1	0.14mi
141 Duncan Ave Jersey City, NJ	1.0	1.0	—	$1,695	—	148d	1	0.14mi
141 Duncan Ave Unit 6-A Jersey City, NJ	1.0	1.0	650	$1,750	$2.69	75d	1	0.14mi
770 W Side Ave Unit 3 Jersey City, NJ	1.0	1.0	600	$2,000	$3.33	75d	1	0.15mi
770 W Side Ave Jersey City, NJ	1.0	1.0	600	$2,000	$3.33	92d	1	0.15mi
126 Gifford Ave Unit 1546496P Jersey City, NJ	3.0	3.0	1894	$2,903	$1.53	157d	1	0.15mi
205 Duncan Ave Unit 4 Jersey City, NJ	2.0	1.0	—	$2,050	—	100d	1	0.16mi
205 Duncan Ave Jersey City, NJ	2.0	1.0	—	$2,050	—	148d	1	0.16mi
117 Duncan Ave #2 Jersey City, NJ	3.0	1.0	—	$3,200	—	143d	1	0.17mi
117 Duncan Ave #2 Jersey City, NJ	3.0	1.0	—	$3,200	—	53d	1	0.17mi
204 Duncan Ave Jersey City, NJ	1.0	1.0	600	$1,850	$3.08	115d	1	0.18mi
204 Duncan Ave Apt 1 Jersey City, NJ	1.0	1.0	600	$1,850	$3.08	113d	1	0.18mi
64 Gautier Ave Jersey City, NJ	1.0	1.0	—	$1,400	—	96d	1	0.19mi
64 Gautier Ave Jersey City, NJ	1.0	1.0	—	$1,400	—	10d	1	0.19mi
198 Delaware Ave Apt 2L Jersey City, NJ	2.0	1.0	—	$1,500	—	122d	1	0.19mi

Property features AI

Exterior

• Parking: No garage (0 garage spaces)
• Utilities: Public sewer
• Home design: Individual ownership
• Exterior features: No subdivision listedLocated in Jersey City, Hudson County

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Heating & cooling: Baseboard heatingMultiple cooling units
• Interior features: No fireplacesFull basement with walk-out access

Listing history 50 events

1. 2026-11-08
   days on market $899,900 Active 159 DOM
2. 2026-11-07
   days on market $899,900 Active 158 DOM
3. 2026-11-06
   days on market $899,900 Active 157 DOM
4. 2026-11-05
   days on market $899,900 Active 156 DOM
5. 2026-11-04
   days on market $899,900 Active 155 DOM
6. 2026-11-02
   days on market $899,900 Active 153 DOM
7. 2026-11-01
   days on market $899,900 Active 152 DOM
8. 2026-10-31
   days on market $899,900 Active 151 DOM
9. 2026-10-30
   days on market $899,900 Active 150 DOM
10. 2026-10-29
    days on market $899,900 Active 149 DOM
11. 2026-10-28
    days on market $899,900 Active 148 DOM
12. 2026-10-27
    days on market $899,900 Active 147 DOM
13. 2026-10-26
    days on market $899,900 Active 146 DOM
14. 2026-10-25
    days on market $899,900 Active 145 DOM
15. 2026-10-24
    days on market $899,900 Active 144 DOM
16. 2026-10-23
    days on market $899,900 Active 143 DOM
17. 2026-10-22
    days on market $899,900 Active 142 DOM
18. 2026-10-21
    days on market $899,900 Active 141 DOM
19. 2026-10-20
    days on market $899,900 Active 140 DOM
20. 2026-10-19
    days on market $899,900 Active 139 DOM
21. 2026-10-18
    days on market $899,900 Active 138 DOM
22. 2026-10-17
    days on market $899,900 Active 137 DOM
23. 2026-10-16
    days on market $899,900 Active 136 DOM
24. 2026-10-15
    days on market $899,900 Active 135 DOM
25. 2026-10-14
    days on market $899,900 Active 134 DOM
26. 2026-10-13
    days on market $899,900 Active 133 DOM
27. 2026-10-12
    days on market $899,900 Active 132 DOM
28. 2026-10-11
    days on market $899,900 Active 131 DOM
29. 2026-10-10
    days on market $899,900 Active 130 DOM
30. 2026-10-09
    days on market $899,900 Active 129 DOM
31. 2026-10-08
    days on market $899,900 Active 128 DOM
32. 2026-10-07
    days on market $899,900 Active 127 DOM
33. 2026-10-06
    days on market $899,900 Active 126 DOM
34. 2026-10-05
    days on market $899,900 Active 125 DOM
35. 2026-10-04
    days on market $899,900 Active 124 DOM
36. 2026-10-03
    days on market $899,900 Active 123 DOM
37. 2026-10-02
    days on market $899,900 Active 122 DOM
38. 2026-10-01
    days on market $899,900 Active 121 DOM
39. 2026-09-30
    days on market $899,900 Active 120 DOM
40. 2026-09-29
    days on market $899,900 Active 119 DOM
41. 2026-09-28
    days on market $899,900 Active 118 DOM
42. 2026-09-27
    days on market $899,900 Active 117 DOM
43. 2026-09-26
    days on market $899,900 Active 116 DOM
44. 2026-09-25
    days on market $899,900 Active 115 DOM
45. 2026-09-24
    days on market $899,900 Active 114 DOM
46. 2026-09-23
    days on market $899,900 Active 113 DOM
47. 2026-09-22
    days on market $899,900 Active 112 DOM
48. 2026-09-21
    days on market $899,900 Active 111 DOM
49. 2026-09-20
    days on market $899,900 Active 110 DOM
50. 2026-09-19
    days on market $899,900 Active 109 DOM

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

Taxation est. · year 1

• Rental income: $99,648
• − Mortgage interest: −$50,408
• − Property taxes: −$13,498
• − Insurance: −$4,500
• − Repairs & maintenance: −$7,972
• − Management: −$7,972
• − Depreciation: −$26,179
• Taxable loss: −$10,881
• Est. tax savings @ 24.0%: +$2,611
• After-tax cash flow: $6,705/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $22,000–$66,000 screening

This mixed-use property offers a good investment opportunity with a prime location and well-maintained units. It has the potential for significant value-add through cosmetic updates and energy-efficient improvements.

Value-add opportunities

• Both Paint exterior brick facade — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Install energy-efficient windows — Reduces energy costs and enhances property value. ↑
• Both Upgrade HVAC system — Improves comfort and energy efficiency, attracting more tenants and buyers. ↑
• Both Landscaping improvements — Enhances curb appeal and can attract more tenants and buyers. ↑
• Both Update kitchen appliances — Modernizes the kitchen and can attract more tenants and buyers. ↑
• Both Update bathrooms — Modernizes the bathrooms and can attract more tenants and buyers. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Joseph H. Brensinger School F NJ #1,030/1,303 Nat'l #34,564/41,679 Middle Academy I A- NJ #14/431 Nat'l #970/14,009 High Lincoln High School F NJ #389/399 Nat'l #15,534/17,239

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

B Composite livability gradescore 77/100

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 · 771,834 people
• City population: 294,078
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 54,017
• Household income: $74,953
• Rent vs Own: 75.8% rent · 24.2% own
• Severe rent burden: 9% of renters

---

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 0.75)
• Race & ethnicity: Asian 33% White 25% Hispanic / Latino 25% Two or more races 15% Black 12% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7% Dominican 6%
• Languages at home: 38% English-only · Spanish 20% Other Indo-European 18% Arabic 8%

---

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: ▼ -219.21%
• Current HPI: 352.909
• Rent YoY: ▲ 2.65%
• 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

Property features AI

Exterior

• Parking: No garage (0 garage spaces)
• Utilities: Public sewer
• Home design: Individual ownership
• Exterior features: No subdivision listedLocated in Jersey City, Hudson County

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Heating & cooling: Baseboard heatingMultiple cooling units
• Interior features: No fireplacesFull basement with walk-out access

Price history

1 event — show timeline

• 2026-06-03 Listed $899,900 MOMLS