718 W Side Ave · Jersey City, NJ 07306

$899,900

6 bd · 4.5 ba · 4,400 sqft · MultiFamily · 67 Days on market

Good condition 2,178 sqft lot Garage $205/sqft · 29% below area Est $1.269M · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• 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 43% 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 $147 ($2k/yr) — positive. Per door: $49/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 $806k (10.5% below list).
• Recommended offer: $806k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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); 306 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 67 days — a 6% lower offer ($846k) is reasonable based on typical stale-listing flexibility.

Recommended offer $805,800 (10.5% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 10% 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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.70%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $1,269,466
• List price: $899,900
• Delta: -29.11%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2474 John F. Kennedy Blvd Unit 2C	0.24mi	5/3.5 (-1)	4,014 (-9%)	21mo	$560,000	$140	48
538 BERGEN Ave	0.45mi	6/3.5	4,000 (-9%)	16mo	$1,250,000	$313	47
20 ELIZABETH St	1.05mi	6/4.0	3,900 (-11%)	0mo	$1,775,000	$455	44
45 Saint Pauls Ave Apt 2L	1.44mi	5/4.5 (-1)	4,020 (-9%)	12mo	$775,451	$193	36
225 Morris Blvd Unit 901	1.31mi	5/4.0 (-1)	4,110 (-7%)	14mo	$1,165,000	$283	36
177 Roosevelt Ave Unit 1ST	0.61mi	6/3.5	3,829 (-13%)	13mo	$790,000	$206	35
613 Forrest St Unit 601	0.73mi	5/5.0 (-1)	4,772 (+8%)	18mo	$990,000	$207	30
20 Concord St	1.41mi	5/3.0 (-1)	3,350 (-24%)	2mo	$1,250,000	$373	28
21 Christopher Columbus Dr	1.27mi	5/3.5 (-1)	3,890 (-12%)	12mo	$1,300,000	$334	26
2197 JOHN F KENNEDY Blvd	0.82mi	5/4.0 (-1)	3,904 (-11%)	26mo	$865,500	$222	19
17 Crescent Ave Unit 1	0.69mi	5/4.0 (-1)	3,707 (-16%)	22mo	$3,450,000	$931	18
244 Saint Pauls Ave #307	1.18mi	5/5.0 (-1)	3,381 (-23%)	27mo	$1,200,000	$355	13

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-139,178
• Equity at exit: $134,178

10-year hold

• IRR: -7.7%
• Equity multiple: 0.52×
• Total profit: $-120,182
• 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 →

Active competition Active MLS

• For sale now: 0 active · 2 under contract

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: 306
• Price-to-rent: 27.9×

Monthly cashflow live

• Estimated rent: $8,058 high
• Mortgage (P&I): −$4,719
• Tax est. 1.5%: −$1,125 /mo · $13,498/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,692
• Net cashflow: $147

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$8,058
Total (3 units)			$8,058

Break-even live

Break-even rent $7,872

Max offer price $899,900

Occupancy floor 93%

Sensitivity live

Price	-10% $769	-5% $458	+0% $147	+5% $-164	+10% $-475
Rent	-10% $-490	-5% $-171	+0% $147	+5% $465	+10% $783
Rate	-1.0pp $600	-0.5pp $376	base $147	+0.5pp $-86	+1.0pp $-324

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 2 Jersey City, NJ	3.0	1.0	1100	$2,250	$2.05	74d	1	0.03mi
131 Kensington Ave Unit A3 Jersey City, NJ	1.0	1.0	700	$1,900	$2.71	57d	1	0.07mi
131 Kensington Ave Unit A3 Jersey City, NJ	1.0	1.0	700	$1,900	$2.71	48d	1	0.07mi
194 Kensington Ave #101 Jersey City, NJ	1.0	1.0	365	$1,500	$4.11	25d	1	0.09mi
145 Delaware Ave Unit 2 Jersey City, NJ	2.0	1.0	—	$2,600	—	36d	1	0.09mi
221 Jewett Ave Unit 2 Jersey City, NJ	3.0	1.0	—	$2,200	—	28d	1	0.12mi
171 Delaware Ave Jersey City, NJ	2.0	1.0	800	$1,800	$2.25	32d	1	0.13mi
171 Delaware Ave Unit 11 Jersey City, NJ	2.0	1.0	750	$1,800	$2.40	37d	1	0.13mi
169 Fairview Ave Unit 1 Jersey City, NJ	1.0	1.0	600	$1,500	$2.50	41d	1	0.14mi
141 Duncan Ave Jersey City, NJ	1.0	1.0	—	$1,695	—	57d	1	0.14mi
770 W Side Ave Jersey City, NJ	1.0	1.0	600	$2,000	$3.33	0d	1	0.15mi
126 Gifford Ave Unit 1546496P Jersey City, NJ	3.0	3.0	1894	$2,903	$1.53	66d	1	0.15mi
205 Duncan Ave Jersey City, NJ	2.0	1.0	—	$2,050	—	57d	1	0.16mi
205 Duncan Ave Unit 4 Jersey City, NJ	2.0	1.0	—	$2,050	—	8d	1	0.16mi
117 Duncan Ave #2 Jersey City, NJ	3.0	1.0	—	$3,200	—	51d	1	0.17mi
204 Duncan Ave Jersey City, NJ	1.0	1.0	600	$1,850	$3.08	24d	1	0.18mi
204 Duncan Ave Apt 1 Jersey City, NJ	1.0	1.0	600	$1,850	$3.08	21d	1	0.18mi
64 Gautier Ave Jersey City, NJ	1.0	1.0	—	$1,400	—	4d	1	0.19mi
198 Delaware Ave Apt 2L Jersey City, NJ	2.0	1.0	—	$1,500	—	30d	1	0.19mi
429 Fairmount Ave #502 Jersey City, NJ	2.0	1.0	694	$2,100	$3.03	66d	1	0.19mi
429 Fairmount Ave #104 Jersey City, NJ	1.0	1.0	488	$1,900	$3.89	9d	1	0.19mi
112 Duncan Ave Jersey City, NJ	3.0	2.0	1000	$2,750	$2.75	48d	1	0.19mi
429 Fairmount Ave Jersey City, NJ	1.0–2.0	1.0	591	$2,100	$3.55	51d	3	0.19mi
202 Delaware Ave Apt 2 Jersey City, NJ	3.0	1.0	914	$2,150	$2.35	18d	1	0.20mi
241 Duncan Ave Jersey City, NJ	3.0	1.0	1000	$2,050	$2.05	16d	1	0.22mi
241 Duncan Ave Unit 5 Jersey City, NJ	2.0	1.0	750	$2,050	$2.73	0d	1	0.22mi
241 Duncan Ave Unit 1 Jersey City, NJ	2.0	1.0	800	$1,900	$2.38	7d	1	0.22mi
149 Bentley Ave Unit BS1 Jersey City, NJ	2.0	1.0	900	$2,150	$2.39	31d	1	0.22mi
215 Delaware Ave Unit 1 Jersey City, NJ	3.0	2.0	—	$2,450	—	64d	1	0.23mi
218 Delaware Ave Jersey City, NJ	2.0	1.0	1500	$2,499	$1.67	74d	1	0.23mi
62 Kensington Ave Unit 304 Jersey City, NJ	1.0	1.0	—	$1,750	—	53d	1	0.23mi
245 Duncan Ave Unit 4 Jersey City, NJ	2.0	1.0	650	$1,900	$2.92	4d	1	0.23mi
245 Duncan Ave Unit 4 Jersey City, NJ	2.0	1.0	650	$2,050	$3.15	57d	1	0.23mi
191 Belvidere Ave Jersey City, NJ	1.0	1.0	—	$1,800	—	23d	1	0.24mi
170 Jewett Ave Unit B4 Jersey City, NJ	1.0	1.0	—	$1,750	—	7d	1	0.24mi
68 Condict St Unit 2 Jersey City, NJ	2.0	1.0	—	$2,300	—	24d	1	0.24mi
270 Harrison Ave #105 Jersey City, NJ	1.0	1.0	600	$1,900	$3.17	0d	1	0.26mi
200 Nunda Ave Apt 1 Jersey City, NJ	1.0	1.0	—	$1,650	—	16d	1	0.26mi
893 Montgomery St Unit 6 Jersey City, NJ	3.0	1.0	—	$2,200	—	14d	1	0.27mi
259 Duncan Ave #2 Jersey City, NJ	3.0	2.0	1200	$4,000	$3.33	60d	1	0.27mi

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. 2026-08-08
   days on market $899,900 Active 67 DOM
2. 2026-08-06
   days on market $899,900 Active 65 DOM
3. 2026-08-05
   days on market $899,900 Active 64 DOM
4. 2026-08-04
   days on market $899,900 Active 63 DOM
5. 2026-08-03
   days on market $899,900 Active 62 DOM
6. 2026-07-31
   days on market $899,900 Active 59 DOM
7. 2026-07-28
   days on market $899,900 Active 56 DOM
8. 2026-07-26
   days on market $899,900 Active 54 DOM
9. 2026-07-24
   days on market $899,900 Active 52 DOM
10. 2026-07-23
    days on market $899,900 Active 51 DOM
11. 2026-07-22
    days on market $899,900 Active 50 DOM
12. 2026-07-21
    days on market $899,900 Active 49 DOM
13. 2026-07-20
    days on market $899,900 Active 48 DOM
14. 2026-07-18
    days on market $899,900 Active 46 DOM
15. 2026-07-18
    days on market $899,900 Active 45 DOM
16. 2026-07-16
    days on market $899,900 Active 44 DOM
17. 2026-07-15
    days on market $899,900 Active 43 DOM
18. 2026-07-14
    days on market $899,900 Active 42 DOM
19. 2026-07-13
    days on market $899,900 Active 41 DOM
20. 2026-07-13
    days on market $899,900 Active 40 DOM
21. 2026-07-11
    days on market $899,900 Active 39 DOM
22. 2026-07-10
    days on market $899,900 Active 38 DOM
23. 2026-07-09
    days on market $899,900 Active 37 DOM
24. 2026-07-07
    days on market $899,900 Active 35 DOM
25. 2026-07-06
    days on market $899,900 Active 34 DOM
26. 2026-07-06
    days on market $899,900 Active 33 DOM
27. 2026-07-05
    days on market $899,900 Active 32 DOM
28. 2026-07-03
    days on market $899,900 Active 31 DOM
29. 2026-07-02
    days on market $899,900 Active 30 DOM
30. 2026-07-01
    days on market $899,900 Active 29 DOM
31. 2026-06-30
    days on market $899,900 Active 28 DOM
32. 2026-06-29
    days on market $899,900 Active 27 DOM
33. 2026-06-28
    days on market $899,900 Active 26 DOM
34. 2026-06-27
    days on market $899,900 Active 25 DOM
35. 2026-06-26
    days on market $899,900 Active 24 DOM
36. 2026-06-24
    days on market $899,900 Active 22 DOM
37. 2026-06-22
    days on market $899,900 Active 20 DOM
38. 2026-06-21
    days on market $899,900 Active 19 DOM
39. 2026-06-18
    days on market $899,900 Active 16 DOM
40. 2026-06-17
    days on market $899,900 Active 15 DOM
41. 2026-06-16
    days on market $899,900 Active 14 DOM
42. 2026-06-15
    days on market $899,900 Active 13 DOM
43. 2026-06-13
    days on market $899,900 Active 11 DOM
44. 2026-06-13
    days on market $899,900 Active 10 DOM
45. 2026-06-09
    days on market $899,900 Active 7 DOM
46. 2026-06-08
    days on market $899,900 Active 6 DOM
47. 2026-06-07
    days on market $899,900 Active 5 DOM
48. 2026-06-04
    days on market $899,900 Active 2 DOM
49. 2026-06-03
    remarks 699-char remark
50. 2026-06-03
    listed $899,900 Active 1 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: $96,696
• − Mortgage interest: −$50,408
• − Property taxes: −$13,498
• − Insurance: −$4,500
• − Repairs & maintenance: −$7,736
• − Management: −$7,736
• − Depreciation: −$26,179
• Taxable loss: −$13,361
• Est. tax savings @ 24.0%: +$3,207
• After-tax cash flow: $4,968/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

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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%

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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%
• Common ancestry: Romanian 2% Hispanic 1% Scotch-Irish 1%
• Foreign-born: 51% · Canada, China, Jamaica
• Languages at home: 38% English-only · Spanish 20% Other Indo-European 18% Arabic 8%

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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

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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