8300 BLVD E Unit 4D · Edgewater, NJ 07047

$225,000

1 bd · 1.0 ba · 610 sqft · Condo · 126 Days on market

↓ 4% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• 1% rule +5.6/10.0
• Cash flow +5.0/30.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the best of both worlds at Woodcliff Gardens, where urban convenience meets park side tranquility. This oversized 1 bedroom co-op offers a front-row seat to the Hudson River and Manhattan skyline, featuring a bright, open layout flooded with natural light. The kitchen and bathroom have been recently updated. Situated directly across from the sprawling James J. Braddock North Hudson Park, you have 160 acres of lakes, trails, and sports courts serving as your personal backyard. Your commuting is effortless when the NJ Transit bus service is just steps away on Boulevard East, providing a fast, direct connection to NYC. Woodcliff Gardens is a well-maintained elevator building with landscaped grounds, swimming pool, and on-site laundry.

Key facts

• Landscaped grounds
• Hudson river view
• Swimming pool

Tags

• HUDSON RIVER VIEW
• MANHATTAN SKYLINE VIEW
• RECENTLY UPDATED KITCHEN
• RECENTLY UPDATED BATHROOM
• LANDSCAPED GROUNDS
• SWIMMING POOL

Property features AI

Finance

• Other: Lead paint disclosure: Yes; Pets not allowed
• HOA & community: HOA maintenance includes taxes, heat, and hot water; Building amenities: Elevator, Exercise Room, Pool, Tennis Court

Exterior

• Parking: Other (see remarks)
• Home design: Condominium/Co-op (unit); Entry on Level 1
• Exterior features: Brick exterior; New York view; River view

Interior

• Kitchen: 1 kitchen
• Bedrooms: 1 bedroom (Level 1)
• Flooring: Hardwood floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiator heating; Window A/C
• Interior features: Intercom; Hardwood floor; Dishwasher; Microwave; Refrigerator; Gas oven/range; Window A/C; Radiators

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-527 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 3.5% vs local median 1.6% in Edgewater — 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 80/100 on livability (#74 in NJ, #1,774 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment A+; Watch: cost of living F.
• North Bergen School District (suburban): math 12% / reading 37% proficiency, ranked #393 of 472 in NJ (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.0%/yr); 209 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); 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 ($79k/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 $2k of loan paydown is wiped out by about $7k 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 126 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 10 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 36% 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 $198,000 (12.0% 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 126 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are A-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?
8. 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?
9. 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.
10. 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.
11. 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: 1.06% ✓
• Cap rate: 3.48%
• Cash-on-cash: -10.04%
• DSCR: 0.55
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.99% rent growth · sell at horizon

5-year hold

• IRR: -30.1%
• Equity multiple: -0.03×
• Total profit: $-64,637
• Equity at exit: $33,548

10-year hold

• IRR: -20.0%
• Equity multiple: -0.21×
• Total profit: $-76,543
• Equity at exit: $19,454

Cash invested: $63,000 (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 07047

• Home prices YoY: -31.5%
• Rents YoY: 5.0%
• Active inventory: 209
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,374 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA est. from 5 same-building comps: −$848
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-527

Break-even live

Break-even rent $3,042

Max offer price $148,704

Occupancy floor —

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8200 Boulevard East North Bergen, NJ	3.0	1.0–3.5	1486	$3,400	$2.29	2d	4	0.04mi
8450 Boulevard E Unit 3B North Bergen, NJ	1.0	1.0	745	$2,400	$3.22	24d	1	0.07mi
8600 Boulevard E Unit 5F North Bergen, NJ	1.0	1.0	750	$2,500	$3.33	24d	1	0.11mi
8550 Boulevard E Unit 1D North Bergen, NJ	1.0	1.0	650	$2,200	$3.38	24d	1	0.13mi
8600 Boulevard E Unit 4G North Bergen, NJ	1.0	1.0	670	$2,100	$3.13	7d	1	0.15mi
7601 River Rd North Bergen, NJ	3.0	1.0–3.0	1150	$4,303	$3.74	3d	16	0.30mi
2 Main St Unit D-503 Edgewater, NJ	—	1.0	600	$2,200	$3.67	24d	1	0.34mi
7812 Hudson Ave Unit B1 North Bergen, NJ	2.0	1.0	750	$2,100	$2.80	13d	1	0.37mi
301 79th St Unit A9 North Bergen, NJ	1.0	1.0	618	$1,850	$2.99	24d	1	0.38mi
7650 River Rd Unit 935 North Bergen, NJ	—	1.0	600	$2,800	$4.67	24d	1	0.39mi
7650 River Rd Unit 921 North Bergen, NJ	—	1.0	600	$2,850	$4.75	24d	1	0.39mi
311 79th St #9 North Bergen, NJ	1.0	1.0	600	$1,695	$2.83	13d	1	0.40mi
7606 River Rd Unit 01 North Bergen, NJ	—	1.0	600	$3,130	$5.22	24d	1	0.42mi
331 79th St #15 North Bergen, NJ	1.0	1.0	642	$1,850	$2.88	21d	1	0.44mi
116 71st St #14 Guttenberg, NJ	2.0	1.0	700	$2,500	$3.57	7d	1	0.58mi
140 71st St Unit 5 Guttenberg, NJ	1.0	1.0	500	$1,800	$3.60	7d	1	0.60mi
8601 Bergenline Ave North Bergen, NJ	2.0	1.0–2.5	952	$3,482	$3.66	1d	27	0.60mi
139 70th St Unit 3 Guttenberg, NJ	1.0	1.0	525	$1,775	$3.38	15d	1	0.66mi
7602 River Rd Unit 302 Guttenberg, NJ	—	1.0	600	$3,100	$5.17	24d	1	0.66mi
7602 River Rd Unit 00 Guttenberg, NJ	—	1.0	600	$2,995	$4.99	24d	1	0.66mi
74 69th St Unit 3B Guttenberg, NJ	1.0	1.0	535	$2,050	$3.83	24d	1	0.67mi
78 69th St Unit 9A Guttenberg, NJ	1.0	1.0	500	$1,800	$3.60	5d	1	0.68mi
7111 Palisade Ave North Bergen, NJ	1.0	1.0	602	$1,850	$3.07	24d	2	0.70mi
310 70th St Guttenberg, NJ	1.0	1.0	600	$1,850	$3.08	24d	1	0.70mi
60 68th St Unit 505 Guttenberg, NJ	1.0	1.0	670	$2,550	$3.81	13d	1	0.73mi
60 68th St Unit 406 Guttenberg, NJ	1.0	1.0	700	$2,600	$3.71	13d	1	0.73mi
110 68th St Apt 2E Guttenberg, NJ	1.0	1.0	700	$1,800	$2.57	24d	1	0.73mi
8404 4th Ave Unit 401 North Bergen, NJ	1.0	1.0	742	$2,600	$3.50	13d	1	0.74mi
7409 2nd Ave #1 North Bergen, NJ	2.0	1.0	660	$2,400	$3.64	16d	1	0.76mi
6710 Park Ave #205 Guttenberg, NJ	1.0	1.0	700	$2,550	$3.64	24d	1	0.76mi
6710 Park Ave #203 Guttenberg, NJ	1.0	1.0	700	$2,500	$3.57	24d	1	0.76mi
401 70th St Unit 1R Guttenberg, NJ	1.0	1.0	525	$1,900	$3.62	4d	1	0.77mi
8517 4th Ave Unit C4 North Bergen, NJ	1.0	1.0	750	$1,850	$2.47	24d	1	0.77mi
320 67th St Unit 2 West New York, NJ	2.0	1.0	600	$2,400	$4.00	24d	1	0.85mi
7628 Kennedy Blvd North Bergen, NJ	2.0	1.0	650	$2,150	$3.31	24d	1	0.86mi
6515 JFK Blvd E Unit 2J West New York, NJ	2.0	1.0	750	$2,300	$3.07	24d	1	0.86mi
6515 Boulevard E Unit 10M West New York, NJ	—	1.0	450	$1,800	$4.00	15d	1	0.86mi
42 Lincoln St Fairview, NJ	1.0	1.0	650	$1,650	$2.54	19d	1	0.87mi
14 65th St #12 West New York, NJ	2.0	1.0	600	$2,350	$3.92	7d	1	0.87mi
61 65th St West New York, NJ	1.0–2.0	1.0	840	$1,900	$2.26	1d	2	0.89mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $225,000 Active 126 DOM
2. 2026-06-17
   days on market $225,000 Active 125 DOM
3. 2026-06-16
   days on market $225,000 Active 124 DOM
4. 2026-06-15
   days on market $225,000 Active 123 DOM
5. 2026-06-13
   days on market $225,000 Active 121 DOM
6. 2026-06-09
   days on market $225,000 Active 117 DOM
7. 2026-06-08
   days on market $225,000 Active 116 DOM
8. 2026-06-07
   days on market $225,000 Active 115 DOM
9. 2026-06-04
   days on market $225,000 Active 112 DOM
10. 2026-06-03
    days on market $225,000 Active 111 DOM
11. 2026-06-02
    status $225,000 Active 110 DOM
12. 2026-05-12
    status Under Contract
13. 2026-05-04
    historical Active Under Contract - Attorney Review 752-char remark

    Show marketing remark (752 chars)

    Experience the best of both worlds at Woodcliff Gardens, where urban convenience meets park side tranquility. This oversized 1 bedroom co-op offers a front-row seat to the Hudson River and Manhattan skyline, featuring a bright, open layout flooded with natural light. The kitchen and bathroom have been recently updated. Situated directly across from the sprawling James J. Braddock North Hudson Park, you have 160 acres of lakes, trails, and sports courts serving as your personal backyard. Your commuting is effortless when the NJ Transit bus service is just steps away on Boulevard East, providing a fast, direct connection to NYC. Woodcliff Gardens is a well-maintained elevator building with landscaped grounds, swimming pool, and on-site laundry.

14. 2026-01-22
    listed $225,000 Active 752-char remark

    Show marketing remark (752 chars)

    Experience the best of both worlds at Woodcliff Gardens, where urban convenience meets park side tranquility. This oversized 1 bedroom co-op offers a front-row seat to the Hudson River and Manhattan skyline, featuring a bright, open layout flooded with natural light. The kitchen and bathroom have been recently updated. Situated directly across from the sprawling James J. Braddock North Hudson Park, you have 160 acres of lakes, trails, and sports courts serving as your personal backyard. Your commuting is effortless when the NJ Transit bus service is just steps away on Boulevard East, providing a fast, direct connection to NYC. Woodcliff Gardens is a well-maintained elevator building with landscaped grounds, swimming pool, and on-site laundry.

15. 2026-01-22
    listed $225,000 Active

    Show marketing remark (752 chars)

    Experience the best of both worlds at Woodcliff Gardens, where urban convenience meets park side tranquility. This oversized 1 bedroom co-op offers a front-row seat to the Hudson River and Manhattan skyline, featuring a bright, open layout flooded with natural light. The kitchen and bathroom have been recently updated. Situated directly across from the sprawling James J. Braddock North Hudson Park, you have 160 acres of lakes, trails, and sports courts serving as your personal backyard. Your commuting is effortless when the NJ Transit bus service is just steps away on Boulevard East, providing a fast, direct connection to NYC. Woodcliff Gardens is a well-maintained elevator building with landscaped grounds, swimming pool, and on-site laundry.

16. 2026-01-13
    historical
17. 2025-10-07
    price $230,000
18. 2025-10-07
    price $230,000
19. 2025-09-09
    listed $235,000 Active
20. 2025-09-08
    listed $235,000 Active
21. 2025-08-03
    status Pending
22. 2025-08-02
    historical
23. 2025-07-09
    status Active
24. 2025-07-09
    status Back On Market
25. 2025-05-20
    historical Active Under Contract
26. 2025-05-20
    status Under Contract
27. 2025-05-15
    status Pending
28. 2025-04-21
    listed $235,000 Active
29. 2025-04-21
    listed $235,000 Active
30. 2025-03-21
    historical
31. 2024-09-20
    listed $235,000 Active
32. 2024-09-20
    listed $235,000 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 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: $28,491
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − HOA: −$10,176
• − Depreciation: −$6,545
• Taxable loss: −$9,893
• Est. tax savings @ 24.0%: +$2,374
• After-tax cash flow: $-3,953/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: North Bergen School District
• NCES district ID: 3411460
• Math proficiency: 12% ▼ -16.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $54,275
• Composite: 21.95/100
• National rank: #8221
• State rank: #393 of 472 in NJ

Livability — Edgewater

• Score: 80/100
• State rank: #74
• US rank: #1774

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hudson County · 718,323 people
• City population: 14,759
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 61,250
• Household income: $78,911
• Rent vs Own: 58.4% rent · 41.6% own
• Severe rent burden: 3908.0

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 (69%)
• Race & ethnicity: Hispanic / Latino 69% Two or more races 26% White 20% Asian 7% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Cuban 11% Dominican 12%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 50% · Canada, Jamaica, South Korea
• Languages at home: 27% English-only · Spanish 61% Other Indo-European 4% Arabic 3%

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: ▼ -192.36%
• Current HPI: 419.0283
• Rent YoY: ▲ 4.99%
• 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

-4.3% since first listed

21 events — show timeline

• 2026-05-12 Pending — HCMLS
• 2026-05-04 Contingent — NJMLS
• 2026-01-22 Listed $225,000 HCMLS
• 2026-01-22 Listed $225,000 NJMLS
• 2026-01-13 Listing Removed — HCMLS
• 2025-10-07 Price Changed $230,000 HCMLS
• 2025-10-07 Price Changed $230,000 NJMLS
• 2025-09-09 Listed $235,000 HCMLS
• 2025-09-08 Listed $235,000 NJMLS
• 2025-08-03 Pending — NJMLS
• 2025-08-02 Listing Removed — HCMLS
• 2025-07-09 Relisted — NJMLS
• 2025-07-09 Relisted — HCMLS
• 2025-05-20 Contingent — NJMLS
• 2025-05-20 Pending — HCMLS
• 2025-05-15 Pending — NJMLS
• 2025-04-21 Listed $235,000 NJMLS
• 2025-04-21 Listed $235,000 HCMLS
• 2025-03-21 Listing Removed — HCMLS
• 2024-09-20 Listed $235,000 HCMLS
• 2024-09-20 Listed $235,000 NJMLS