529 COMMUNIPAW Ave · Jersey City, NJ 07304

$549,900

8 bd · 7.0 ba · — sqft · MultiFamily · 6 Days on market

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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).

• Cash flow +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.9/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Great Investment Opportunity in Jersey City's Bergen-Lafayette Section! Presenting an exciting mixed-use property with endless potential in the heart of Jersey City! This 3-story building is zoned for a street-level commercial unit and two residential units on the second and third floors. Whether you're an investor, entrepreneur, or someone with a vision, this property offers tremendous upside potential to renovate and customize to your specific needs. The ground floor is perfectly suited for a commercial space—ideal for a retail shop, café, office, or any business that would benefit from high visibility and foot traffic. The upper floors are ready to be transformed into two r

Key facts

• Foot traffic
• Mixed-use property
• High visibility

Tags

• MIXED-USE PROPERTY
• STREET-LEVEL COMMERCIAL UNIT
• TWO RESIDENTIAL UNITS
• HIGH VISIBILITY
• FOOT TRAFFIC
• CLOSE PROXIMITY TO LOCAL PARKS

Property features AI

Exterior

• Parking: No parking available
• Home design: Property located in Jersey City (Bergen-Lafayette); Between Crescent Ave and Arlington Ave
• Construction: Lead paint form acknowledged
• Exterior features: Aluminum or vinyl exterior; Stucco exterior; Lot 10

Interior

• Kitchen: Six kitchens total; Two kitchens on the first floor; Two kitchens on the second floor; Two kitchens on the third floor
• Bedrooms: Three bedrooms on the first floor; Two bedrooms on the second floor; Two bedrooms on the third floor
• Bathrooms: Seven full bathrooms total; Three full bathrooms on the first floor; Two full bathrooms on the second floor; Two full bathrooms on the third floor
• Heating & cooling: Gas heating/cooling
• Interior features: Unfinished basement; Gas heating

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/?-bath units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $770/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $550k).
• Cap rate 9.7% 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 (+3.3%/yr); 203 active listings in the ZIP; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• At $6,761/mo this rent would consume 114% of the median local household income ($71k/yr) (locally 3598% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $154k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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

• 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 $549,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
437 BRAMHALL Ave	0.26mi	8/5.0	—	4mo	$1,616,000	—	64
63 BRINKERHOFF St	0.26mi	8/5.0	—	4mo	$1,100,000	—	64
221 CLERK St	0.43mi	8/6.0	—	2mo	$1,250,000	—	62
18 BRINKERHOFF St	0.16mi	7/4.0 (-1)	—	4mo	$950,000	—	60
212 CLERK St	0.44mi	8/5.0	—	4mo	$954,000	—	56
19 CLENDENNY Ave Unit 1 & 2	0.49mi	7/4.5 (-1)	—	1mo	$851,000	—	49
114 OAK St	0.49mi	7/4.0 (-1)	—	1mo	$855,000	—	47
157 VIRGINIA Ave	0.62mi	8/4.0	—	1mo	$725,000	—	46
68 LEXINGTON Ave	0.55mi	8/3.0	—	4mo	$870,000	—	43
103 ORIENT Ave	0.68mi	7/4.5 (-1)	—	1mo	$1,280,000	—	40
203 VIRGINIA Ave	0.71mi	8/3.0	—	1mo	$750,000	—	38
189A-191 CLAREMONT Ave	0.73mi	7/3.0 (-1)	—	3mo	$700,000	—	31

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 · 3.32% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $11,323
• Equity at exit: $81,992

10-year hold

• IRR: 11.8%
• Equity multiple: 1.95×
• Total profit: $145,670
• Equity at exit: $47,545

Cash invested: $153,972 (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 →

ZIP-level market 07304

• Home prices YoY: -34.5%
• Rents YoY: 3.3%
• Active inventory: 203
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $6,761 high
• Mortgage (P&I): −$2,884
• Tax est. 1.5%: −$687 /mo · $8,248/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,420
• Net cashflow: $1,541

Break-even live

Break-even rent $4,810

Max offer price $549,900

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	—	$6,760
Total (2 units)			$6,761

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: $137,475
• Closing costs: $16,497
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-06
   status Under Contract
2. 2026-04-29
   listed $549,900 Active
3. 2026-02-24
   historical
4. 2026-02-17
   status Back On Market
5. 2026-02-02
   status Under Contract
6. 2025-11-20
   price $699,900
7. 2025-09-26
   price $750,000
8. 2025-08-22
   price $850,000
9. 2025-07-09
   price $925,000
10. 2025-06-14
    price $965,000
11. 2025-03-10
    price $1,035,500
12. 2025-02-06
    price $1,090,000
13. 2025-01-09
    price $1,215,000
14. 2024-12-26
    listed $1,335,000 Active
15. 2012-11-25
    historical
16. 2012-05-24
    listed $325,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $81,132
• − Mortgage interest: −$30,803
• − Property taxes: −$8,248
• − Insurance: −$2,750
• − Repairs & maintenance: −$6,491
• − Management: −$6,491
• − Depreciation: −$15,997
• Taxable income: $10,353
• Est. tax owed @ 24.0%: −$2,485
• After-tax cash flow: $16,007/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): 51,306
• Household income: $70,986
• Rent vs Own: 75.9% rent · 24.1% own
• Severe rent burden: 3598.0

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 0.75)
• Race & ethnicity: Black 33% Hispanic / Latino 28% White 20% Two or more races 15% Asian 14%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 10%
• Common ancestry: Scotch-Irish 1% Hispanic 1% Romanian 1%
• Foreign-born: 36% · Canada, Vietnam, China
• Languages at home: 52% English-only · Spanish 22% Arabic 8% Tagalog/Filipino 5%

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: ▼ -212.51%
• Current HPI: 402.9557
• Rent YoY: ▲ 3.32%
• 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

+69.2% since first listed

16 events — show timeline

• 2026-05-06 Pending — HCMLS
• 2026-04-29 Listed $549,900 HCMLS
• 2026-02-24 Listing Removed — HCMLS
• 2026-02-17 Relisted — HCMLS
• 2026-02-02 Pending — HCMLS
• 2025-11-20 Price Changed $699,900 HCMLS
• 2025-09-26 Price Changed $750,000 HCMLS
• 2025-08-22 Price Changed $850,000 HCMLS
• 2025-07-09 Price Changed $925,000 HCMLS
• 2025-06-14 Price Changed $965,000 HCMLS
• 2025-03-10 Price Changed $1,035,500 HCMLS
• 2025-02-06 Price Changed $1,090,000 HCMLS
• 2025-01-09 Price Changed $1,215,000 HCMLS
• 2024-12-26 Listed $1,335,000 HCMLS
• 2012-11-25 Listing Removed — HCMLS
• 2012-05-24 Listed $325,000 HCMLS