761 AVENUE A Unit B2 · Bayonne, NJ 07002

$169,000

3 bd · 1.0 ba · 1,180 sqft · Condo · 66 Days on market

$724/mo HOA · 29% of rent ↓ 20% 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 +16.5/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits! Unlock the opportunity to bring your vision to life. Whether you’re an investor, renovator, or buyer with a dream, this condo is a blank canvas ready for transformation. With great bones and endless potential, you have the chance to design every detail to match your style and create something truly special. Perfectly situated in a centralized location, you’re just moments from local parks, vibrant shops, dining, and convenient transportation. .. making everyday living both easy and enjoyable. Imagine the possibilities, the value you can create, and the lifestyle waiting for you here. Opportunities like this don’t come around often. Bring your imaginati

Key facts

• Centralized location
• Vibrant shops
• Local parks

Tags

• CENTRALIZED LOCATION
• LOCAL PARKS
• VIBRANT SHOPS
• CONVENIENT TRANSPORTATION

Property features AI

Finance

• Other: Lead paint form: Yes; Personal items excluded
• HOA & community: Monthly maintenance fee of $724; Maintenance covers heat, water, and hot water; Pets not allowed

Exterior

• Parking: No parking
• Security: Building security
• Utilities: Water included in maintenance; Heat included in maintenance; Hot water included in maintenance
• Home design: Brick exterior
• Construction: Brick exterior finish
• Exterior features: Near train, shopping, bus, parks, and schools; Lot number 22

Interior

• Kitchen: Includes dishwasher, microwave, refrigerator, gas oven/range; 1 kitchen in the basement
• Bedrooms: 3 bedrooms in the basement
• Bathrooms: 1 full bathroom (basement)
• Heating & cooling: Window A/C; Gas heating; Radiator heating
• Interior features: Dishwasher; Microwave; Refrigerator; Gas oven/range
• Laundry & utility: Washer/Dryer room in building

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $169k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.1% in Bayonne — 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 75/100 on livability (#147 in NJ, #3,845 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A, employment A-; Watch: cost of living F.
• Bayonne School District (suburban): math 17% / reading 41% proficiency, ranked #354 of 472 in NJ (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Walter F. Robinson Community School (math 21% / reading 37%, grade F, #766 of 1,303 statewide, top 59%, 908 students, 54% FRL); Bayonne High School (math 19% / reading 48%, grade F, #251 of 399 statewide, top 64%, 2,656 students, 57% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: Rents flat; 213 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).
• This rent runs 36% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 66 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: major wind risk, 54% 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 $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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: 1.49% ✓
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.7% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.45×
• Total profit: $-26,250
• Equity at exit: $25,198

10-year hold

• IRR: -15.6%
• Equity multiple: 0.26×
• Total profit: $-35,062
• Equity at exit: $14,612

Cash invested: $47,320 (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 07002

• Rents YoY: 0.7%
• Active inventory: 213
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,521 high
• Mortgage (P&I): −$886
• Tax est. 1.5%: −$211 /mo · $2,535/yr
• Insurance: −$70
• HOA: −$724
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $100

Break-even live

Break-even rent $2,395

Max offer price $169,000

Occupancy floor 91%

Sensitivity live

Price	-10% $217	-5% $158	+0% $100	+5% $41	+10% $-17
Rent	-10% $-99	-5% $0	+0% $100	+5% $199	+10% $299
Rate	-1.0pp $185	-0.5pp $143	base $100	+0.5pp $56	+1.0pp $11

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Newark Bay Ct Bayonne, NJ	3.0	1.0	950	$2,200	$2.32	16d	1	0.04mi
809 John F. Kennedy Blvd Unit 2 Bayonne, NJ	3.0	2.0	1500	$2,400	$1.60	26d	1	0.12mi
840 John F. Kennedy Blvd Bayonne, NJ	2.0	1.0	750	$1,900	$2.53	15d	1	0.13mi
14 Centre Ln Unit 2 Bayonne, NJ	3.0	1.5	1300	$2,450	$1.88	26d	1	0.13mi
783 John F. Kennedy Blvd Bayonne, NJ	2.0	1.0	1050	$2,195	$2.09	22d	1	0.16mi
136 W 31st St Unit 1 Bayonne, NJ	3.0	1.0	1000	$2,300	$2.30	26d	1	0.17mi
687 Avenue A #201 Bayonne, NJ	2.0	1.0	738	$2,500	$3.39	16d	1	0.21mi
133 W 30th St Unit 3 Bayonne, NJ	2.0	1.0	800	$2,200	$2.75	9d	1	0.21mi
70 W 32nd St Unit B1 Bayonne, NJ	2.0	1.0	880	$2,300	$2.61	5d	1	0.23mi
43 W 32nd St #502 Bayonne, NJ	2.0	2.0	993	$2,900	$2.92	26d	1	0.29mi
43 W 32nd St #501 Bayonne, NJ	2.0	2.0	1023	$3,000	$2.93	26d	1	0.29mi
804 Avenue C Unit 8 Bayonne, NJ	2.0	1.0	700	$1,900	$2.71	22d	1	0.32mi
12 W 30th St Unit 2 Bayonne, NJ	3.0	2.0	900	$2,700	$3.00	19d	1	0.44mi
32 E 35th St #2 Bayonne, NJ	3.0	1.0	1000	$2,575	$2.58	22d	1	0.50mi
13 W 27th St Unit 2 Bayonne, NJ	3.0	1.0	1200	$2,400	$2.00	9d	1	0.52mi
577 Broadway Unit 12 Bayonne, NJ	2.0	1.0	1050	$2,175	$2.07	26d	1	0.56mi
39-43 W 25th St Bayonne, NJ	1.0–2.0	1.0–2.0	872	$3,325	$3.81	23d	3	0.57mi
552 Avenue C Unit 14 Bayonne, NJ	2.0	1.0	700	$1,795	$2.56	22d	1	0.62mi
548 Avenue C Unit 5 Bayonne, NJ	2.0	1.0	800	$1,725	$2.16	26d	1	0.62mi
892 Broadway Unit 2 Bayonne, NJ	3.0	1.0	850	$2,300	$2.71	9d	1	0.65mi
71 W 44th St Unit 1 Bayonne, NJ	3.0	1.0	1250	$2,600	$2.08	26d	1	0.65mi
369 E AVE Unit 1 Bayonne, NJ	3.0	1.0	1200	$2,500	$2.08	26d	1	0.65mi
38 E 41st St Bayonne, NJ	3.0	1.0	861	$2,500	$2.90	6d	1	0.66mi
575 John F. Kennedy Blvd Unit 4 Bayonne, NJ	2.0	1.0	800	$1,749	$2.19	26d	1	0.69mi
118 W 46th St Bayonne, NJ	3.0	1.5	1232	$3,000	$2.44	3d	1	0.69mi
169 Prospect Ave #2 Bayonne, NJ	2.0	1.0	1000	$2,280	$2.28	12d	1	0.70mi
325 Avenue E Bayonne, NJ	2.0	1.0	800	$2,150	$2.69	12d	1	0.73mi
317 Avenue E Bayonne, NJ	2.0	1.0–2.0	852	$3,494	$4.10	0d	7	0.75mi
83 W 47th St Unit B Bayonne, NJ	2.0	1.0	1000	$2,000	$2.00	9d	1	0.79mi
477 Broadway Bayonne, NJ	2.0	1.0–2.0	876	$3,250	$3.71	23d	6	0.80mi
117 Prospect Ave Unit AVE501 Bayonne, NJ	2.0	2.0	1002	$3,250	$3.24	20d	1	0.80mi
117 Prospect Ave Unit AVE207 Bayonne, NJ	2.0	2.0	1208	$2,950	$2.44	9d	1	0.80mi
696 E Ave Unit 2 Bayonne, NJ	3.0	2.0	1300	$2,650	$2.04	12d	1	0.81mi
35 W 47th St Unit 2 Bayonne, NJ	2.0	1.0	800	$1,950	$2.44	14d	1	0.83mi
24 New St Unit 2 Bayonne, NJ	2.0	1.0	1100	$2,650	$2.41	26d	1	0.83mi
459 Broadway Bayonne, NJ	4.0	1.0	1400	$2,500	$1.79	1d	1	0.84mi
132 W 19th St Unit 4 Bayonne, NJ	2.0	1.0	1100	$1,800	$1.64	4d	1	0.87mi
95 W 49th St #2 Bayonne, NJ	3.0	1.0	1250	$2,200	$1.76	8d	1	0.88mi
95 W 49th St #2 Bayonne, NJ	3.0	1.0	1250	$2,200	$1.76	26d	1	0.88mi
80 E 24th St Unit 2 Bayonne, NJ	2.0	1.0	1100	$2,250	$2.05	26d	1	0.88mi

HOA detail condo

• Monthly dues: $724 · $8,688/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $169,000 Active 66 DOM
2. 2026-06-18
   days on market $169,000 Active 63 DOM
3. 2026-06-17
   days on market $169,000 Active 62 DOM
4. 2026-06-16
   days on market $169,000 Active 61 DOM
5. 2026-06-15
   days on market $169,000 Active 60 DOM
6. 2026-06-13
   days on market $169,000 Active 58 DOM
7. 2026-06-13
   days on market $169,000 Active 57 DOM
8. 2026-06-09
   days on market $169,000 Active 54 DOM
9. 2026-06-08
   days on market $169,000 Active 53 DOM
10. 2026-06-07
    days on market $169,000 Active 52 DOM
11. 2026-06-04
    days on market $169,000 Active 49 DOM
12. 2026-06-03
    days on market $169,000 Active 48 DOM
13. 2026-06-02
    days on market $169,000 Active 47 DOM
14. 2026-06-01
    days on market $169,000 Active 46 DOM
15. 2026-05-31
    days on market $169,000 Active 45 DOM
16. 2026-04-28
    status Active
17. 2026-04-08
    status Under Contract
18. 2026-03-27
    listed $179,000 Active
19. 2023-12-02
    historical $1,500
20. 2023-11-30
    listed $1,500
21. 2015-07-01
    historical
22. 2015-03-13
    listed $225,000 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 7/10 Severe 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $30,254
• − Mortgage interest: −$9,467
• − Property taxes: −$2,535
• − Insurance: −$845
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − HOA: −$8,688
• − Depreciation: −$4,916
• Taxable loss: −$1,038
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $1,447/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: Bayonne School District
• NCES district ID: 3401260
• Math proficiency: 17% ▼ -21.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $54,819
• Composite: 25.74/100
• National rank: #7376
• State rank: #354 of 472 in NJ

Livability — Bayonne

• Score: 75/100
• State rank: #147
• US rank: #3845

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bayonne, NJ
• County: Hudson County · 718,323 people
• City population: 71,553
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 71,553
• Household income: $83,887
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 4189.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 44% Hispanic / Latino 31% Two or more races 18% Black 11% Asian 10%
• Hispanic origin (detail): Mexican 2% Puerto Rican 10% Dominican 8%
• Common ancestry: Romanian 7% Subsaharan African 1% Hispanic 1%
• Foreign-born: 30% · Canada, Jamaica, China
• Languages at home: 58% English-only · Spanish 20% Arabic 9% Other Indo-European 4%

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: ▼ -451.20%
• Current HPI: 353.9657
• Rent YoY: ▲ 0.70%
• 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

-20.4% since first listed

7 events — show timeline

• 2026-04-28 Relisted — HCMLS
• 2026-04-08 Pending — HCMLS
• 2026-03-27 Listed $179,000 HCMLS
• 2023-12-02 Rental Removed $1,500 HCMLS
• 2023-11-30 Listed for Rent $1,500 HCMLS
• 2015-07-01 Listing Removed — HCMLS
• 2015-03-13 Listed $225,000 HCMLS