380 MOUNTAIN Rd #112 · Union City, NJ 07087

$219,000

1 bd · 1.0 ba · 775 sqft · Condo · 95 Days on market

$1479/mo HOA · 47% 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).

• Appreciation +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Cash flow +5.3/30.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +0.0/10.0

Listing remarks

Spacious, sunny and bright! This super convenient apartment is located in a quiet residential section of bustling Union City in fabulous, full-service Troy Towers. This large one-bedroom has sunny southwest exposure with open views of Jersey City's skyline. Enjoy lots of elbow room in your extra-large living/dining room, king-size bedroom, four closets, updated bathroom and large entry foyer, perfect for buffet or additional armoire storage. A crisp white kitchen has black granite counters with plenty of cabinet space. Situated in a quiet corner on the lobby level of the building, you’ll have quick access to curbside drop-offs, rush hour buses, mail and Amazon pickups, and one flight

Key facts

• Large entry foyer
• Crisp white kitchen
• Updated bathroom

Tags

• EXTRA-LARGE LIVING DINING ROOM
• UPDATED BATHROOM
• LARGE ENTRY FOYER
• CRISP WHITE KITCHEN
• BLACK GRANITE COUNTERS
• PLENTY OF CABINET SPACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $-491 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (32.4% below list).
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $148k (32.4% below list) — sets the bar for cash-flow.
• Cap rate 3.6% vs local median 2.3% in Union 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 (#117 in NJ, #2,998 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: cost of living F.
• Union City School District (suburban): math 15% / reading 36% proficiency, ranked #399 of 472 in NJ (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sara M. Gilmore Academy (math 45% / reading 68%, grade C+, #162 of 1,303 statewide, top 13%, 390 students, 57% FRL); Emerson Middle School (math 15% / reading 40%, grade F, #340 of 431 statewide, top 80%, 1,001 students, 87% FRL); Union City High School (math 12% / reading 35%, grade F, #331 of 399 statewide, top 83%, 3,025 students, 83% FRL).
• Market conditions: Rents flat; 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 5,310 units permitted in Hudson County in 2024 (4,154 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Hudson County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y 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.
• Current owner paid $165k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 47% 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 $148,010 (32.4% 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 95 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.45% ✓
• Cap rate: 3.60%
• Cash-on-cash: -9.60%
• DSCR: 0.57
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.89% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.34×
• Total profit: $82,399
• Equity at exit: $197,293

10-year hold

• IRR: 15.1%
• Equity multiple: 5.19×
• Total profit: $256,881
• Equity at exit: $425,469

Cash invested: $61,320 (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 07087

• Home prices YoY: 9.6%
• Rents YoY: 0.9%
• Active inventory: 228
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,167 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$1,479
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $-491

Break-even live

Break-even rent $3,788

Max offer price $148,010

Occupancy floor —

Sensitivity live

Price	-10% $-339	-5% $-415	+0% $-491	+5% $-566	+10% $-642
Rent	-10% $-741	-5% $-616	+0% $-491	+5% $-365	+10% $-240
Rate	-1.0pp $-380	-0.5pp $-435	base $-491	+0.5pp $-547	+1.0pp $-605

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 20th St Apt 1 Union City, NJ	1.0	1.0	750	$2,300	$3.07	26d	1	0.08mi
1710 Park Ave Unit 518 Weehawken, NJ	1.0	1.0	790	$2,600	$3.29	26d	1	0.17mi
1710 Park Ave Unit 914 Weehawken, NJ	2.0	1.0	900	$3,100	$3.44	26d	1	0.17mi
9 Grand St Unit 2A Weehawken, NJ	1.0	1.0	550	$2,775	$5.05	24d	1	0.18mi
1701 Park Ave unit 2/1 GTWY Weehawken, NJ	2.0	1.0	850	$3,000	$3.53	26d	1	0.19mi
800 Harbor Blvd Weehawken Township, NJ	2.0	1.0–2.0	927	$4,828	$5.21	4d	28	0.20mi
1505 Harbor Blvd Unit 432 Weehawken, NJ	—	1.0	525	$3,368	$6.42	26d	1	0.21mi
1505 Harbor Blvd Unit 704 Weehawken, NJ	2.0	2.0	1004	$4,898	$4.88	26d	1	0.21mi
1501 Harbor Blvd Unit 302 Weehawken, NJ	1.0	1.0	723	$3,500	$4.84	26d	1	0.21mi
1505 Harbor Blvd Unit 502 Weehawken, NJ	1.0	1.0	723	$3,928	$5.43	26d	1	0.21mi
1501 Harbor Blvd Unit 332 Weehawken, NJ	—	1.0	525	$2,750	$5.24	26d	1	0.21mi
1501 Harbor Blvd Unit 604 Weehawken, NJ	2.0	2.0	1004	$4,495	$4.48	26d	1	0.21mi
1525 Harbor Blvd Weehawken Township, NJ	2.0	1.0–2.0	798	$6,110	$7.65	0d	14	0.21mi
100 Harbor Blvd Weehawken, NJ	2.0	1.0–2.0	890	$5,644	$6.34	1d	12	0.24mi
1810 Palisade Ave Unit 1R Union City, NJ	1.0	1.0	736	$2,600	$3.53	22d	1	0.24mi
125 Oak St Unit 1 Weehawken Township, NJ	2.0	2.0	1100	$3,708	$3.37	15d	1	0.27mi
1415 Manhattan Ave Unit 501 Union City, NJ	2.0	2.0	1118	$3,890	$3.48	4d	1	0.28mi
1415 Manhattan Ave Unit 308 Union City, NJ	1.0	1.0	922	$2,800	$3.04	4d	1	0.29mi
1415 Manhattan Ave Unit 408 Union City, NJ	1.0	1.0	922	$2,811	$3.05	45d	1	0.30mi
1575 Harbor Blvd Unit 1402W Weehawken, NJ	—	1.0	527	$2,700	$5.12	26d	1	0.32mi
1575 Harbor Blvd Unit 3205 Weehawken, NJ	1.0	1.0	780	$3,200	$4.10	26d	1	0.32mi
515 Gregory Ave #3 Weehawken, NJ	2.0	2.0	1090	$2,880	$2.64	9d	1	0.34mi
224 Oak St Unit 2 Weehawken Township, NJ	2.0	1.0	900	$2,650	$2.94	1d	1	0.35mi
522 Gregory Ave Unit B 304 Weehawken, NJ	1.0	1.0	840	$2,550	$3.04	26d	1	0.36mi
518 Gregory Ave Unit C405 Weehawken, NJ	1.0	1.0	860	$3,150	$3.66	1d	1	0.38mi
700 Harbor Blvd Unit 1001 Weehawken Township, NJ	1.0	1.0	700	$4,000	$5.71	26d	1	0.38mi
1415 Manhattan Ave Unit 202 Union City, NJ	1.0	1.0	808	$2,715	$3.36	26d	1	0.39mi
1600 Harbor Blvd Weehawken, NJ	3.0	1.0–2.0	998	$4,691	$4.70	4d	12	0.39mi
2105 New York Ave Unit Basement Union City, NJ	2.0	1.0	700	$2,100	$3.00	45d	1	0.40mi
1618 Bergenline Ave Unit 3F Union City, NJ	2.0	1.0	700	$2,250	$3.21	9d	1	0.41mi
801 Harbor Blvd Unit 1010c Weehawken, NJ	2.0	2.0	1100	$4,110	$3.74	26d	1	0.41mi
801 Harbor Blvd Unit 1512A Weehawken, NJ	1.0	1.0	720	$3,450	$4.79	26d	1	0.41mi
801 Harbor Blvd Unit 1013A Weehawken, NJ	—	1.0	575	$2,850	$4.96	26d	1	0.41mi
801 Harbor Blvd Unit 903C Weehawken, NJ	2.0	2.0	1100	$4,590	$4.17	26d	1	0.41mi
1500 Washington St Hoboken, NJ	1.0	1.0	735	$3,988	$5.43	22d	3	0.44mi
1500 Washington St Hoboken, NJ	1.0	1.0	735	$3,825	$5.20	16d	3	0.44mi
221 Jane St #1 Weehawken, NJ	1.0	1.0	600	$2,100	$3.50	24d	1	0.45mi
1500 Washington St Unit 9K Hoboken, NJ	1.0	1.0	735	$3,950	$5.37	9d	1	0.45mi
1450 Garden St Hoboken, NJ	1.0–2.0	1.0–2.0	930	$4,175	$4.49	5d	6	0.46mi
1500 Harbor Blvd Weehawken, NJ	2.0	1.0–2.0	795	$5,134	$6.45	1d	12	0.46mi

HOA detail condo

• Monthly dues: $1,479 · $17,748/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-03-17
   status Under Contract
2. 2025-12-11
   listed $219,000 Active
3. 2020-10-29
   historical
4. 2020-09-11
   price $185,000
5. 2020-07-20
   listed $199,000 Active
6. 2018-08-31
   historical
7. 2018-08-05
   price $195,000
8. 2018-07-07
   price $205,000
9. 2018-04-09
   price $215,000
10. 2018-03-15
    listed $239,000 Active
11. 2007-07-03
    soldstatus $165,000
12. 2007-03-26
    historical
13. 2007-01-03
    listed $170,000
14. 2006-12-18
    historical
15. 2006-06-17
    listed $189,000
16. 2004-12-29
    soldstatus $111,250
17. 2004-11-24
    historical
18. 2004-09-15
    listed $119,000
19. 2004-09-13
    historical
20. 2004-04-16
    listed $124,900
21. 2004-03-13
    historical
22. 2003-12-13
    listed $135,000
23. 2003-11-30
    historical
24. 2003-05-28
    listed $128,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,003
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$3,040
• − Management: −$3,040
• − HOA: −$17,748
• − Depreciation: −$6,371
• Taxable loss: −$8,844
• Est. tax savings @ 24.0%: +$2,123
• After-tax cash flow: $-3,765/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: Union City School District
• NCES district ID: 3416380
• Math proficiency: 15% ▼ -19.00%
• Reading proficiency: 36% ▼ -19.00%
• Median HH income: $41,210
• Composite: 21.55/100
• National rank: #8312
• State rank: #399 of 472 in NJ

Livability — Union City

• Score: 77/100
• State rank: #117
• US rank: #2998

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union City, NJ
• County: Hudson County · 718,323 people
• City population: 66,463
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 66,463
• Household income: $64,310
• Rent vs Own: 80.9% rent · 19.1% own
• Severe rent burden: 6042.0

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 (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 28% White 10% Asian 4% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 8% Cuban 9% Dominican 17%
• Foreign-born: 55% · Canada, Jamaica, China
• Languages at home: 18% English-only · Spanish 74% Other Indo-European 2% Arabic 1%

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: ▲ 52.10%
• Current HPI: 597.8126
• Rent YoY: ▲ 0.89%
• 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

+71.1% since first listed

24 events — show timeline

• 2026-03-17 Pending — HCMLS
• 2025-12-11 Listed $219,000 HCMLS
• 2020-10-29 Listing Removed — HCMLS
• 2020-09-11 Price Changed $185,000 HCMLS
• 2020-07-20 Listed $199,000 HCMLS
• 2018-08-31 Listing Removed — HCMLS
• 2018-08-05 Price Changed $195,000 HCMLS
• 2018-07-07 Price Changed $205,000 HCMLS
• 2018-04-09 Price Changed $215,000 HCMLS
• 2018-03-15 Listed $239,000 HCMLS
• 2007-07-03 Sold (MLS) $165,000 HCMLS
• 2007-03-26 Listing Removed — HCMLS
• 2007-01-03 Listed $170,000 HCMLS
• 2006-12-18 Listing Removed — HCMLS
• 2006-06-17 Listed $189,000 HCMLS
• 2004-12-29 Sold (MLS) $111,250 HCMLS
• 2004-11-24 Listing Removed — HCMLS
• 2004-09-15 Listed $119,000 HCMLS
• 2004-09-13 Listing Removed — HCMLS
• 2004-04-16 Listed $124,900 HCMLS
• 2004-03-13 Listing Removed — HCMLS
• 2003-12-13 Listed $135,000 HCMLS
• 2003-11-30 Listing Removed — HCMLS
• 2003-05-28 Listed $128,000 HCMLS