265 Main St #219 · Ridgefield Park, NJ 07660-1552

$149,000

1 bd · 1.0 ba · 850 sqft · Condo · 66 Days on market

Built 1967 Good condition $175/sqft · 41% below area Est $254k · 41% under $1293/mo HOA · 58% of rent

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Why this score? — see what drove the D 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
• 1% rule +9.9/10.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Cash flow +1.7/30.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 1-bedroom, 1-bath co-op in the highly desirable Marlboro House in Ridgefield Park. This inviting home features a bright, open living and dining area, perfect for everyday living and entertaining, along with abundant closet space throughout. This unit features a private balcony, an ideal spot to enjoy morning coffee or unwind at sunset. The functional galley kitchen offers ample cabinet and counter space, along with a full suite of appliances, including a refrigerator, dishwasher, electric range, and built-in microwave. Residents of Marlboro House enjoy full-service amenities, including a 24-hour doorman, elevator access, laundry on every floor, a fitness center, personal storage unit, resident library, and an outdoor inground pool. Ideally located with easy access to NYC transportation, major highways, shopping, dining, and local parks, this home offers the perfect blend of convenience, comfort, and lifestyle. Monthly maintenance includes taxes and utilities, adding exceptional value and simplicity to ownership. HOA covers tax + all utilities. Heat and AC controls in each unit.

Key facts

• Private balcony
• $1,293 HOA
• Parking

Tags

• PRIVATE BALCONY
• FUNCTIONAL GALLEY KITCHEN
• FULL-SERVICE AMENITIES
• OUTDOOR INGROUND POOL

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-572 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $66k (55.6% below list).
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $66k (55.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 80/100 on livability (#72 in NJ, #1,762 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities D-, cost of living F.
• Ridgefield Park School District (suburban): math 18% / reading 39% proficiency, ranked #348 of 472 in NJ (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Lincoln Elementary School (math 17% / reading 37%, grade F, #795 of 1,303 statewide, top 64%, 341 students, 40% FRL); Ridgefield Park Jr Sr High School (math 15% / reading 43%, grade F, #298 of 399 statewide, top 75%, 1,174 students, 42% FRL).
• Market conditions: 1 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 3,488 units permitted in Bergen County in 2024 (1,610 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Bergen County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 58% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,213 (55.6% 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 66 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
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: 1.49% ✓
• Cap rate: 1.69%
• Cash-on-cash: -16.46%
• DSCR: 0.27
• GRM: 5.6

CMA / ARV

• ARV (median comp): $254,130
• List price: $149,000
• Delta: -41.37%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.3%
• Equity multiple: 0.58×
• Total profit: $-17,661
• Equity at exit: $66,997

10-year hold

• IRR: -1.6%
• Equity multiple: 0.74×
• Total profit: $-10,645
• Equity at exit: $103,250

Cash invested: $41,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

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

Anti-eviction Act requires just-cause statewide; rent control in 100+ municipalities; one of the most tenant-friendly states.

Methodology + full state rankings →

ZIP-level market 07660-1552

• Active inventory: 1
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,216 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$1,293
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-572

Break-even live

Break-even rent $2,940

Max offer price $66,213

Occupancy floor —

Sensitivity live

Price	-10% $-469	-5% $-521	+0% $-572	+5% $-624	+10% $-675
Rent	-10% $-747	-5% $-660	+0% $-572	+5% $-485	+10% $-397
Rate	-1.0pp $-497	-0.5pp $-534	base $-572	+0.5pp $-611	+1.0pp $-650

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Waterside Dr Little Ferry, NJ	1.0–2.0	1.0–1.5	945	$2,245	$2.38	15d	3	0.50mi
38 Central Ave Ridgefield Park, NJ	1.0	1.0	800	$1,750	$2.19	18d	1	0.50mi
15 Palisade Ave Bogota, NJ	2.0	1.0	900	$2,799	$3.11	8d	1	0.60mi
110 Bergen Tpke Little Ferry, NJ	1.0–2.0	1.0–2.0	790	$2,195	$2.78	0d	52	0.72mi
30-34 Moonachie Rd Unit 1C Hackensack, NJ	1.0	1.0	617	$1,895	$3.07	24d	1	0.82mi
315 Queen Anne Rd Unit 45 Teaneck, NJ	1.0	1.0	700	$1,595	$2.28	0d	1	1.00mi
297 Palisade Ave Bogota, NJ	1.0	1.0	883	$2,350	$2.66	26d	1	1.09mi
316 Palisade Ave Unit A Bogota, NJ	2.0	1.5	928	$2,800	$3.02	26d	1	1.14mi
1 W Fort Lee Rd Unit 1/Bdrm A Bogota, NJ	1.0	1.0	750	$2,525	$3.37	12d	1	1.15mi
17 Teaneck Rd Unit 3A Ridgefield Park, NJ	1.0	1.0	750	$1,700	$2.27	22d	1	1.15mi
1000 W Fort Lee Rd Bogota, NJ	1.0–2.0	1.0–2.0	862	$2,623	$3.04	0d	14	1.32mi

HOA detail condo

• Monthly dues: $1,293 · $15,516/yr
• Likely covers: electricpoolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $149,000 Active 66 DOM
2. 2026-06-18
   days on market $149,000 Active 63 DOM
3. 2026-06-17
   days on market $149,000 Active 62 DOM
4. 2026-06-16
   days on market $149,000 Active 61 DOM
5. 2026-06-15
   days on market $149,000 Active 60 DOM
6. 2026-06-13
   days on market $149,000 Active 58 DOM
7. 2026-06-13
   days on market $149,000 Active 57 DOM
8. 2026-06-09
   days on market $149,000 Active 54 DOM
9. 2026-06-08
   days on market $149,000 Active 53 DOM
10. 2026-06-07
    days on market $149,000 Active 52 DOM
11. 2026-06-04
    days on market $149,000 Active 49 DOM
12. 2026-06-03
    days on market $149,000 Active 48 DOM
13. 2026-06-02
    days on market $149,000 Active 47 DOM
14. 2026-06-01
    days on market $149,000 Active 46 DOM
15. 2026-05-31
    days on market $149,000 Active 45 DOM
16. 2026-04-16
    listed $149,000 Active

    Show marketing remark (1133 chars)

    Welcome to this beautifully maintained 1-bedroom, 1-bath co-op in the highly desirable Marlboro House in Ridgefield Park. This inviting home features a bright, open living and dining area, perfect for everyday living and entertaining, along with abundant closet space throughout. This unit features a private balcony, an ideal spot to enjoy morning coffee or unwind at sunset. The functional galley kitchen offers ample cabinet and counter space, along with a full suite of appliances, including a refrigerator, dishwasher, electric range, and built-in microwave. Residents of Marlboro House enjoy full-service amenities, including a 24-hour doorman, elevator access, laundry on every floor, a fitness center, personal storage unit, resident library, and an outdoor inground pool. Ideally located with easy access to NYC transportation, major highways, shopping, dining, and local parks, this home offers the perfect blend of convenience, comfort, and lifestyle. Monthly maintenance includes taxes and utilities, adding exceptional value and simplicity to ownership. HOA covers tax + all utilities. Heat and AC controls in each unit.

17. 2026-04-16
    listed $149,000 Active 1133-char remark

    Show marketing remark (1133 chars)

    Welcome to this beautifully maintained 1-bedroom, 1-bath co-op in the highly desirable Marlboro House in Ridgefield Park. This inviting home features a bright, open living and dining area, perfect for everyday living and entertaining, along with abundant closet space throughout. This unit features a private balcony, an ideal spot to enjoy morning coffee or unwind at sunset. The functional galley kitchen offers ample cabinet and counter space, along with a full suite of appliances, including a refrigerator, dishwasher, electric range, and built-in microwave. Residents of Marlboro House enjoy full-service amenities, including a 24-hour doorman, elevator access, laundry on every floor, a fitness center, personal storage unit, resident library, and an outdoor inground pool. Ideally located with easy access to NYC transportation, major highways, shopping, dining, and local parks, this home offers the perfect blend of convenience, comfort, and lifestyle. Monthly maintenance includes taxes and utilities, adding exceptional value and simplicity to ownership. HOA covers tax + all utilities. Heat and AC controls in each unit.

18. 2024-07-18
    soldstatus $135,000 Sold
19. 2024-05-17
    historical Under Contract - Attorney Review
20. 2024-05-10
    listed $125,000 Active

ⓘ 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 6/10 Major 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,591
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − HOA: −$15,516
• − Depreciation: −$4,335
• Taxable loss: −$8,840
• Est. tax savings @ 24.0%: +$2,122
• After-tax cash flow: $-4,744/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 75/100 Cosmetic rehab

This well-maintained 1-bedroom condo in a desirable location offers a good investment opportunity with minimal repairs and updates needed.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in common areas — Improves aesthetics and functionality
• Both New kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in common areas — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ridgefield Park School District
• NCES district ID: 3413800
• Math proficiency: 18% ▼ -18.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $65,945
• Composite: 26.4/100
• National rank: #7228
• State rank: #348 of 472 in NJ

Livability — Ridgefield Park

• Score: 80/100
• State rank: #72
• US rank: #1762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ridgefield Park, NJ

Population outlook (Bergen County) Hauer SSP2

• Today (2025): 1,021,896 people
• By 2030: 1,063,119 · +4.0%
• By 2040: 1,146,566 · +12.2%
• By 2050: 1,229,132 · +20.3%
• By 2075: 1,429,694 · +39.9%
• By 2100: 1,547,614 · +51.4%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+19.2% since first listed

5 events — show timeline

• 2026-04-16 Listed $149,000 GSMLS
• 2026-04-16 Listed $149,000 NJMLS
• 2024-07-18 Sold (MLS) $135,000 NJMLS
• 2024-05-17 Contingent — NJMLS
• 2024-05-10 Listed $125,000 NJMLS