7100 BLVD E Unit 2L · Guttenberg, NJ 07093

$155,000

None bd · 1.0 ba · 800 sqft · Condo · 10 Days on market

Good condition $935/mo HOA · 32% of rent ↓ 22% since listing

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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 +24.1/30.0
• 1% rule +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy full-service living in this well-appointed co-op featuring a doorman, elevator, heated pool, fitness center, on-site laundry and an intercom system. The kitchen is updated and there is hardwood throughout. Parking is available for a fee, subject to availability.

Key facts

• Fitness center
• Elevator
• Intercom system

Tags

• DOORMAN
• ELEVATOR
• HEATED POOL
• FITNESS CENTER
• ON-SITE LAUNDRY
• INTERCOM SYSTEM

Property features AI

Finance

• Other: Lead paint form: Yes
• HOA & community: Monthly maintenance fee (2026): $935; Maintenance covers taxes, heat, water, gas, electric, hot water and air conditioner; Management: Associa Community Management Corporation of NJ — 201-869-9270; Complex: Summit House; Pets not allowed

Exterior

• Parking: Other parking (see remarks)
• Security: Doorman; Building security; Intercom
• Utilities: Hot water included in maintenance; Heat included in maintenance; Water included in maintenance; Gas included in maintenance; Electric included in maintenance; Air conditioning included in maintenance
• Home design: Condominium (unit in multi-story building); Entry level: Level 1
• Construction: Brick exterior
• Exterior features: Brick exterior; Pool; Exercise room; Doorman; Elevator; Security

Interior

• Kitchen: One kitchen
• Bedrooms: 1 bedroom (Level 1)
• Flooring: Hardwood floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Wall A/C
• Interior features: Intercom; Hardwood floor; Refrigerator
• Laundry & utility: Washer/Dryer room available in building

What this means for you Summary

Snapshot

• This is a ?-bed/1.0-bath condo listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Cap rate 8.7% vs local median 2.3% in Guttenberg — 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 82/100 on livability (#51 in NJ, #1,253 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A; Watch: schools C-, cost of living F.
• Guttenberg School District (suburban): math 10% / reading 28% proficiency, ranked #435 of 472 in NJ (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.7%/yr); 259 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• At $2,927/mo this rent would consume 48% of the median local household income ($73k/yr) (locally 5546% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 32% of rent.
• 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 $155,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.89% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.71% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-5,837
• Equity at exit: $23,111

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $19,081
• Equity at exit: $13,402

Cash invested: $43,400 (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 07093

• Home prices YoY: -7.6%
• Rents YoY: 2.7%
• Active inventory: 259
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,927 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$935
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $306

Break-even live

Break-even rent $2,539

Max offer price $155,000

Occupancy floor 85%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7004 JFK Blvd E Unit 29D Guttenberg, NJ	1.0	1.5	1003	$3,300	$3.29	12d	1	0.06mi
7900 River Rd Unit 1012 2 Bedroom North Bergen, NJ	2.0	2.0	1125	$3,700	$3.29	24d	1	0.09mi
7900 River Rd Unit 912 2 Bedroom North Bergen, NJ	2.0	2.0	1125	$2,725	$2.42	24d	1	0.09mi
7602 River Rd Unit 1 Bdrm 900sf Guttenberg, NJ	1.0	1.0	900	$3,395	$3.77	24d	1	0.10mi
7602 River Rd Unit 411 Guttenberg, NJ	1.0	1.0	900	$3,750	$4.17	24d	1	0.10mi
7602 River Rd Unit 311 Guttenberg, NJ	1.0	1.0	900	$3,450	$3.83	24d	1	0.10mi
7602 River Rd Unit 1 Guttenberg, NJ	1.0	1.0	900	$3,550	$3.94	24d	1	0.10mi
7430 Boulevard E Unit 4A North Bergen, NJ	2.0	1.0	991	$3,500	$3.53	24d	1	0.11mi
7000 JFK Blvd E Unit 22A West New York, NJ	1.0	1.0	875	$3,000	$3.43	24d	1	0.11mi
7000 JFK Blvd E Unit 22C Guttenberg, NJ	1.0	1.5	932	$3,198	$3.43	13d	1	0.12mi
7000 JFK Blvd E Unit 22C Guttenberg, NJ	1.0	1.5	932	$3,198	$3.43	21d	1	0.12mi
7000 JFK Blvd E Unit 23F West New York, NJ	1.0	1.0	875	$2,850	$3.26	24d	1	0.12mi
7002 JFK Blvd E Unit 14B Guttenberg, NJ	1.0	1.5	950	$3,150	$3.32	24d	1	0.13mi
7002 JFK Blvd E Unit 15B Guttenberg, NJ	1.0	1.5	932	$3,100	$3.33	24d	1	0.13mi
7000 JFK Blvd E Unit 42H West New York, NJ	1.0	1.5	970	$2,950	$3.04	17d	1	0.13mi
7002 JFK Blvd E Apt 26A West New York, NJ	1.0	1.0	766	$2,650	$3.46	17d	1	0.13mi
7002 JFK Blvd E Apt 42I West New York, NJ	1.0	1.5	941	$3,000	$3.19	10d	1	0.13mi
62 69th St Guttenberg, NJ	1.0	1.0	829	$2,495	$3.01	17d	1	0.15mi
74 69th St Unit 3B Guttenberg, NJ	1.0	1.0	535	$2,050	$3.83	24d	1	0.16mi
60 68th St Unit 406 Guttenberg, NJ	1.0	1.0	700	$2,600	$3.71	13d	1	0.17mi
60 68th St Unit 505 Guttenberg, NJ	1.0	1.0	670	$2,550	$3.81	13d	1	0.17mi
7606 River Rd Unit 02 North Bergen, NJ	1.0	1.0	900	$3,490	$3.88	24d	1	0.21mi
116 71st St #14 Guttenberg, NJ	2.0	1.0	700	$2,500	$3.57	7d	1	0.21mi
6710 Park Ave #205 Guttenberg, NJ	1.0	1.0	700	$2,550	$3.64	24d	1	0.24mi
6710 Park Ave #203 Guttenberg, NJ	1.0	1.0	700	$2,500	$3.57	24d	1	0.24mi
110 68th St Apt 2E Guttenberg, NJ	1.0	1.0	700	$1,800	$2.57	24d	1	0.25mi
134 71st St Unit GR Guttenberg, NJ	1.0	1.0	1000	$1,750	$1.75	24d	1	0.25mi
140 71st St Unit 8 Guttenberg, NJ	3.0	2.0	1100	$2,750	$2.50	17d	1	0.26mi
139 70th St Unit 3 Guttenberg, NJ	1.0	1.0	525	$1,775	$3.38	15d	1	0.27mi
6515 JFK Blvd E Unit 2J West New York, NJ	2.0	1.0	750	$2,300	$3.07	24d	1	0.28mi
148 70th St Unit 401 Guttenberg, NJ	2.0	2.0	1100	$3,250	$2.95	24d	1	0.29mi
148 70th St Unit 401 Guttenberg, NJ	2.0	2.0	1100	$3,250	$2.95	17d	1	0.29mi
7650 River Rd Unit 812 North Bergen, NJ	1.0	1.0	900	$3,350	$3.72	24d	1	0.29mi
7650 River Rd Unit 842 North Bergen, NJ	1.0	1.0	900	$3,395	$3.77	24d	1	0.29mi
148 70th St Unit 303 Guttenberg, NJ	1.0	1.0	753	$2,400	$3.19	24d	1	0.29mi
148 70th St Unit 303 Guttenberg, NJ	1.0	1.0	753	$2,400	$3.19	17d	1	0.29mi
14 65th St #12 West New York, NJ	2.0	1.0	600	$2,350	$3.92	7d	1	0.29mi
7601 River Rd North Bergen, NJ	3.0	1.0–3.0	1150	$5,442	$4.73	3d	16	0.30mi
61 65th St West New York, NJ	1.0–2.0	1.0	840	$2,100	$2.50	1d	2	0.34mi
7855 Boulevard East North Bergen, NJ	1.0	1.0–1.5	781	$2,775	$3.55	20d	3	0.38mi

HOA detail condo

• Monthly dues: $935 · $11,220/yr
• Likely covers: poolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-18
   days on market $155,000 Active 10 DOM
2. 2026-06-17
   days on market $155,000 Active 9 DOM
3. 2026-06-16
   days on market $155,000 Active 8 DOM
4. 2026-06-15
   days on market $155,000 Active 7 DOM
5. 2026-06-13
   days on market $155,000 Active 5 DOM
6. 2026-06-13
   days on market $155,000 Active 4 DOM
7. 2026-06-09
   remarks 268-char remark
8. 2026-06-09
   listed $155,000 Active 1 DOM

ⓘ 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 ≥99°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: $35,127
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$2,810
• − Management: −$2,810
• − HOA: −$11,220
• − Depreciation: −$4,509
• Taxable income: $1,995
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $3,197/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 · 7 photos

Good 80/100 Cosmetic rehab

This well-maintained and updated condo is ready for move-in with minor cosmetic improvements that can further enhance its value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and resale value
• Both Painting interior walls — Fresh paint can make a space feel new and attractive
• Both Window treatments — Modern curtains or blinds can improve aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and resale value ↑
• Both Painting interior walls — Fresh paint can make a space feel new and attractive ↑
• Both Window treatments — Modern curtains or blinds can improve aesthetics and energy efficiency ↑

ⓘ 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: Guttenberg School District
• NCES district ID: 3406240
• Math proficiency: 10% ▼ -28.00%
• Reading proficiency: 28% ▼ -25.00%
• Median HH income: $53,491
• Composite: 17.35/100
• National rank: #9079
• State rank: #435 of 472 in NJ

Livability — Guttenberg

• Score: 82/100
• State rank: #51
• US rank: #1253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Guttenberg, NJ
• County: Hudson County · 718,323 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 63,758
• Household income: $73,174
• Rent vs Own: 73.6% rent · 26.4% own
• Severe rent burden: 5546.0

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: Predominantly Hispanic (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 27% White 15% Asian 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4% Cuban 12% Dominican 15%
• Common ancestry: Romanian 1% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 58% · Canada, Jamaica, China
• Languages at home: 22% English-only · Spanish 67% Other Indo-European 2% Chinese 2%

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: ▼ -29.80%
• Current HPI: 364.4128
• Rent YoY: ▲ 2.71%
• 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

-22.5% since first listed

6 events — show timeline

• 2026-06-08 Listed $155,000 NJMLS
• 2026-06-08 Listed $155,000 HCMLS
• 2025-04-01 Listing Removed — HCMLS
• 2024-10-31 Price Changed $175,000 HCMLS
• 2024-10-02 Price Changed $185,000 HCMLS
• 2024-09-15 Listed $200,000 HCMLS